1166 W. PENDER - rezoning.vancouver.ca · Hotel n Residentia se oncentrate alon h uthwester d re F...

1166 W. PENDER

1.0 Development Proposal1.1 IntroductionThe wedge shaped site is located in the Central Business District of the Downtown District Sub Area F (Golden Triangle). It’s street face is skewed 21 degrees from it’s Lane face and two side property lines are bent near the rear. An existing officebuildinglies35’totheEastandamixeduseresidentialtowerwithdaycareandofficepodiumlies58’ to the West at the corner of Pender and Bute. Directly across the lane is an existing 13 storey hotel (The Loden) and across Pender street is a 20 storey Hotel (Coast Coal Harbour).

A number of new projects are currently being considered in the neighbourhood. Directly across thelanetotheSoutha33storeyofficebuildingis under construction replacing the existing 10 storeyofficeandparkingstructurethatwasonthesite; further to the South is the recently completed 63storey(15floorsHotel/remainderMarketresidential) Trump tower (1139 West Georgia) which replaced a 9 storey building. Down the street to theEastonPendera31storeyofficebuildingisbeing proposed at 1070 W. Pender, and a 16 storey mixedusebuildingoffice/residentialbuildingisbeingproposed at 1255 W. Pender.

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4 The Melville, 1189 Melville: Residential & Daycare, 42 storeys

5 The Sapphire, 1188 W Pender: Residential + Retail, 34 storeys

1199 West Pender: Office+Retail,9 storeys6

Coast Coal Harbour Hotel, 1180 W Hastings: Hotel + Restaurant, 20 storeys

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The Shorehill Building, 1155WPender:Office,7 storeys8

1140 W Pender: Office+Retail,18 storeys9

1133 Melville: ProposedOfficeBuilding,33 storeys21070 West Pender:

ProposedOfficeBuilding,31 storeys34

ContextImages

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Dunsmuir StreetDunsmuir StreetDunsmuir Street

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West Pender Street

West Cordova Street

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Melville Street

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1161 West Georgia – Recent completion: Residential + Hotel, 63 storeys

3 10 The Shangri-La, 1128 W. Georgia: Residential + Hotel, 62 storeys

10

City Building Grades

1166 West PenderVancouver, BC

IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com

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Any reproduction or distribution for any purpose other than authorized by IBI Groupis forbidden. Written dimensions shall have precedence over scaled dimensions.Contractors shall verify and be responsible for all dimensions and conditions onthe job and IBI Group shall be informed of any variations from the dimensions andconditions shown on the drawing. Shop drawings shall be submitted to IBI Groupfor general conformance before proceeding with fabrication.

is a member of IBI Group of companiesIBI Group Architects (Canada) Inc.

2018-10-01

1166 WEST PENDER STREET OFFICE BUILDING REZONING BOOKLET

OCTOBER 2, 2018 7

1.2 Basic Site InformationCivic Address

1166 West Pender Street

Legal Address

Lot 8 Block 16 Plan VAP92 District Lot 185 NWD Lot 7, Block 16 VAP92, District Lot 185, New Westminster Land District

Current Use

A15StoreyOfficeBuildingconstructedin1974.The building is currently 100% vacant having been previously occupied by the Canada Revenue Agency since being built. The Canada Revenue Agency is moving to the False Creek Flats area in April 2017.

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1235 WEST PENDER86m (35 FLRS)

WEST HASTINGS

WEST PENDER

MELVILLE

BUTE

THU

RLO

W

(8 FLRS) 24m Approx.

THE RITZ

1189 Melville St.

EAST ASIATIC BLDG

STADACONA(6 FLOORS)

LANE

207FT. Approx. (16 FLRS)178FT. Approx.

(9 FLRS)127FT. Approx.


155FT. Approx.



(20 FLRS)

(3 FLRS) (35 FLRS)365FT. Approx.


(43 FLRS)

403FT. Approx.





Coast Coal Harbour Hotel

(13 FLRS)Loden Hotel

(18 FLRS)1140 W. Pender St.

550 FT.(Future Office Tower Under City Review)

VIEW CONE 3.2.1-Queen Elizabeth Park as Per COV 2016-03-02

VIEW CONE 9.2.1-Cam

bie Street as Per Vanmap

1133 Melville St.

FUTURE TOWER1255 W PENDER

1190 W PENDER

322 FT.(21 FLRS)

1188 W. Pender St.

SITE

Context Plan



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2018-09-10


OCTOBER 2, 2018 8

Current Site Condition Photos

West Pender Street, Facing West Lane at rear of building, Facing North

Groundfloorentry,1166WestPenderStreet,FacingSouth Parkade Entry, 1166 West Pender Street, Facing South Lane at rear of building, Facing West West Pender Street, Facing East West Pender Street, Facing West


OCTOBER 2, 2018 9

1.3 Zoning Considerations Applicable Plans, Policies, & Guidelines

Relevant Council Policies for this site include:

• Vancouver Neighbourhood Energy Strategy (2012)

• Vancouver Economic Action Strategy (2011)

• Rezoning Policy for the Central Business District (CBD) and CBD Shoulder (2009)

• Green Buildings Policy for Rezoning (2009, last amended May 2018)

• Metro Core Jobs and Economy Land Use Plan: Issues and Directions Report (2007)

• City Core 2050 Vision

• Community Amenity Contributions — Through Rezonings (1999, last amended 2004)

• Public Art Policy for Rezoning Development (1994, last amended July 31, 2014)

• DowntownOfficialDevelopmentPlan(1975)

• Downtown Design Guidelines (September 30,1975; last amended December 14, 1993)

• DD (except Downtown South) C-5, C-6, HA-1 and HA-2 Character Area Descriptions (1975)

• Bird Friendly Design Guidelines

Map of Uses Central Business District

RESIDENTIAL

OFFICE

HOTEL


OCTOBER 2, 2018 10

1.3 Zoning ConsiderationsArea F is characterized as an established high-density, prestigious mixed use node that isintendedtoofferatransitionwestwardtoanareaofolderresidentialandofficebuildings.Sitting at the very western edge of the Central Business District, as well as within an area where higher buildings are permitted, the site presents a unique opportunity to contribute to the City’s objective of developing a Downtown District where one is encouraged to live, work, shop and visit.

The built pattern of development in the area iscomprisedofadiversemixtureofOffice,Hotel, and some Residential uses concentrated along the southwestern edge of Area F (please refer to the map on page 7). Bordering Area F, to the immediate West across Bute Street is predominantly residential.

The pending City Core 2050 Vision seeks to seize opportunities to strengthen and enhance Vancouver’s sustainability and economic success in the years ahead. The proposal seeks to provide a substantial commercial development that not only protects but exceeds the job space capacity anticipated and protected by the older existing policies. This is consistent with the direction or the City Core 2050 Vision to “respect and consolidate recently approved policies, community plans and initiatives, while updating obsolete or redundant aspects, as well as integrating appropriate new state-of-the-art urban dimensions”

The proposed development will be composed of a31storeyofficetowerwithretailatbaseandattopfloor.Theschemewillinclude348,931sf(32,417.75 sm) of density (18.73 FSR) presenting a unique opportunity to strengthen the role of theCBDasanintensifiedcommercialdistrict.

The proposed development options meet or exceed the objectives of the City’s Metropolitan Core Jobs and Economy Land Use Plan (MCP), which by way of a major review of future land use needs in the Metro Core, produced a long term land use policy plan to accommodate the Metro Core’s future economic needs. The Central Area Plan (1991) designates this site as within the CBD Extension Area, which the MCP identifiesasintegraltoCBDexpansion;thisisto ensure the availability of future commercial capacity for the continuous expansion of the CBD’s primary business and cultural functions.

Project seeks to contribute more than outright job space creating use with a mix of office and retail.


OCTOBER 2, 2018 11

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1235 WEST PENDER86m (35 FLRS)

WEST HASTINGS

WEST PENDER

MELVILLE

BUTE

THU

RLO

W

(8 FLRS) 24m Approx.

THE RITZ

1189 Melville St.

EAST ASIATIC BLDG

STADACONA(6 FLOORS)

LANE

207FT. Approx. (16 FLRS)178FT. Approx.



155FT. Approx.



(20 FLRS)

(3 FLRS) (35 FLRS)365FT. Approx.


(43 FLRS)

403FT. Approx.










VIEW CONE 9.2.1-Cam


1133 Melville St.

FUTURE TOWER1255 W PENDER

1190 W PENDER

322 FT.(21 FLRS)

1188 W. Pender St.

SITE

Context Plan



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1190 W PENDER

VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


VIEW CONE 9.2.1-Cam


SITE

VIEW CONE 9.2.1

1.3 Zoning Considerations

View Cones:

The General Policy for Higher Buildings adopted by council in 1997 amended in 2014; permits buildings from 550’-700’ in the Central Business District. The site lies within the Central Business District ShoulderasdefinedintheGeneralPolicyforHigherBuildings. This zone has a discretionary height increase of up to 550’ and permits proposals that exceed current height limits and or enter into the Queen Elizabeth View Corridor. The Site is bisected diagonally by View Cone 9.2.1 (Cambie Street View Cone) & 3.2.2 (QE View Cone) on its Easterly half and 3.2.1 (QE View Cone) on its Westerly half. Thus 9.2.1 governs the height of the portion over which it covers (estimated at 500’) whilst the remainder of site could extend to the 550’ height.

1166 West Pender

SITE

High Buildings Policy Map


OCTOBER 2, 2018 12

Harbour Green Park

1.3 Zoning Considerations

Height & Shadow:

The basic height limit (Zone 5 in the Downtown OfficialDevelopementPlan)fortheprojectis91.4m(300’); with an ability for the Development Permit Board to increase the basic maximum height to 137.2 m (450’). As a site in the Central Business District Shoulder, the Higher Buildings Policy allows its discretionary height to be increased to 550’; except where limited by a view cone other than QE View 3. View Cone 9.2.1 is estimated to be at 500’ on this site limiting height in a triangular zone.

The Higher Building Policy requires Rezoning Applicants to carefully consider shadow impacts on public realm including key streets, parks and plaza as well as neighbouring buildings. A comprehensive shadow analysis has been included in this application with a focus on impact on public realm in the Harbour Green Park and plaza shown in adjacent images. Harbour Green Park extends along the Northerly edge of the city from just past Jervis Street to Thurlow. This park is made up of a greenspacefrontingthewaterfrontpedestrian/bikeroute with a central hardscaped zone which extends to the street edge of West Cordova

The project is 364.2’ measured from base point to top of mechanical level; 387.5’ to the top of architecturalappurtenance.Theupperfloorsoftheproject have been sculpted to keep shadow out of the park between the Spring and Fall equinox.

1.4CommunityBenefits• Additional Job Space

• Improved Public Realm with through block connection

• Daycare Linkage at 15$ per sf added area

Upper Harbour Green Park - Hard Surface


OCTOBER 2, 2018 13

2.0 Urban Design Principles2.2 Active Street Frontages and Site Circulation

Active Street FrontagesThe site lies in the Downtown District’s Golden Triangle character area described as:

“West of Thurlow should be medium- to high-density mixed-use area encouraging residential uses with links between the West End and the Waterfront.”

DD CHARACTER AREA DESCRIPTIONSThe zoning guidelines anticipate grade level pedestrian oriented uses (retail, entertainment and services). Pedestrian connections mid-block are encouraged between Thurlow and Bute Streets allowing connection from Georgia Street to the Waterfront.

The proposal will provide an active frontage to the entire street face, as well as a high quality lobbyspacefortheOfficecomponent.

Site CirculationPedestriansA 10’ setback on the East side has been left at grade to allow for a grand stair connecting lane to street and further providing porosity through the block.

Bikes (See P2 Plans)Taking advantage of the site’s topography, bike parking has been included in parkade with dedicated elevator to surface

Cars Parking is accessed through parking entrance rampoffthelanetobelowgradeparkinglevels.

LoadingRoom for Class B loading is provided at grade in the Lane in an enclosed space that will be gated. A porte-cochère is supplied to allow passengerdropoff.

TYPICAL TOWER PLATE ABOVETY

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[28.

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115'

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[35.

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49'-4

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131'-11 3/4"[40.2M]

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131'-11 3/4"

[40.2M]

15'-0"

38'-7

"

24'-6"

RAMP DN

RAMP INSIDE LENGTH L=20' @

10%


10%


10%


10%

RAMP OUTSIDE LENGTH L=30.2' @

5.1%

8' CLEAR HEIGHT8' CLEAR HEIGHT8' CLEAR HEIGHT8' CLEAR HEIGHT

ADJACENTOFFICE TOWER

25.08

'

84.9

5'

06 [28.

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06 [28.

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EL: 72

.29'

EL: 72

.29'

OfficeOfficeOfficeWaste & RecyclingWaste & RecyclingWaste & Recycling

EL:77.5'

EL:77.5'

OFFICEUPPER LOBBY

EL: 61.5'

OPEN TO BELOWMaterialMgmt.Office

IBG:75.32'

IBG:75.32'

IBG:75.32'

IBG:75.32'

IBG:75.32'

IBG:75.32'

IBG:75.32'

IBG:75.77'

IBG:75.77'

IBG:75.77'

IBG:75.77'

EL:73.77'EL:73.77'EL:73.77'EL:73.77'EL:73.77'EL:73.77'

EL:73.77'EL:73.77'EL:73.77'EL:73.77'EL:73.77' EL:68.48'

EL:68.48'EL:68.48'EL:68.48'EL:68.48'EL:68.48'

EL:68.4

8'

EL:68.4

8'

EL:68.4

8'

EL:68.4

8'

EL:68.4

8'

RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%RAMP INSIDE LENGTH L=42.3'@12.5%

RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%RAMP OUTSIDE LENGTH L=56.2' @ 9.4%

RAMP DN

RAMP DN

RAMP DN

ParkingParkingParkingParkingParkingParkingParkingExit #2Exit #2Exit #2Exit #2Exit #2Exit #2Exit #2

28'-0

"

[8.5

M]

10'-0"

[3.0M]

STORAGESTORAGE

EL: 73.5'

SLO

PE U

P @

5%

SLO

PE U

P @

5%

SLO

PE U

P @

5%

BS:61.5'

BS:61.5'

BS:61.5'

BS:61.5'

BS:61.5'

BS:61.5'

BS:61.5'

TS:75'

11 22 33 44

G

F

E

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C

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A

H

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39'-0 3/4"39'-0 3/4" 27'-7 3/4"27'-7 3/4" 34'-5"34'-5"

32'-4

3/4

"32

'-1"

29'-6 1/4"

29'-6 1/4"

29'-6 1/4"

38'-1

1/4

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9'-1"25'-3 3/4"12'-7"

23'-6

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26'-5 3/4"

DN

DN

LANE

CLASS B LOADINGCLASS B LOADING

CLASS B PASSENGER SPACE

CLASS B PASSENGER SPACE

OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOWOPEN TO BELOW

10'-0"

[3.0M]

10'-0"

[3.0M]

DNDN

45'-10 3/4"[14.0M]

13'-2

"[4

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Exhaust shaftExhaust shaft125 sf.125 sf.125 sf.

10'-0"[3.0M]

TowerExit #2

TowerExit #2

DNDN

Gen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. ExhaustGen. Exhaust120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.120 sf.

6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike6 Short Term Bike(Office)(Office)(Office)(Office)

UP

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R2'-6"

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UP

POSPOSPOSPOS

Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.Gen. Intake120 sf.

BG:60.79

'

BG:60.79

'

18.53

M

18.53

M

BG:77.13'

BG:77.13'

BG:77.13'

23.51 M23.51 M

BG:75.5'

BG:75.5'

BG:75.5'

BG:74.69'

BG:74.69'

BG:74.69'

BG:74.69'

BG:74.69'

BG:60.4'

BG:60.4'

BG:60.4'

BG:60.4'18.41 M

18.41 M

18.41 M

18.41 M

18.41 M

32'-9 1/2"32'-9 1/2"

[10.0M][10.0M]

65'-7 1/2"65'-7 1/2"

[20.0M][20.0M]BG:61

.25'

BG:61.25

'

BG:61.25

'

BG:61.25

'

BG:61.25

'

18.67

M

TYPICAL TOWER PLATE ABOVE18.67

M

TYPICAL TOWER PLATE ABOVE18.67

M

18.67

M

18.67

M

BG:61.35'

BG:61.35'

BG:61.35'

BG:61.35'

BG:61.35'

BG:61.35'

BG:61.35'

18.70 M

18.70 M

18.70 M

18.70 M

33'-6 3/4"33'-6 3/4"33'-6 3/4"33'-6 3/4"

[10.23M][10.23M][10.23M]

26'-3"[8.0M]

45'-11 1/4"45'-11 1/4"IBG:75.77'45'-11 1/4"IBG:75.77'45'-11 1/4"[14.0M][14.0M][14.0M][14.0M]

36'-1"[11.0M][11.0M]

23'-8 3/4"23'-8 3/4"[7.23M][7.23M]

BG:75.23

'

22.93

M

BG:76.31

'

BG:76.31

'

BG:76.31

'

BG:76.31

'

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

23.26

M

BG:76.87

'

BG:76.87

'

BG:76.87

'

BG:76.87

'

23.43

M

23.43

M

EL: 61.3"EL: 61.3"EL: 61.3"

ACTIVE FRONTAGE

PASSENGER DROP OFF

RAMP TO PARKING

PED

ESTR

IAN

PAT

H

Loading

WATER

FRONT PA

RK

SHO

PPING STR

EET


OCTOBER 2, 2018 14

2.2 Development Boundaries and SetbacksThe project has been sculpted to allow for a min. 80’ separationbetweenResidentialtoOfficeUseand39’6separationbetweenOfficetoOfficeUses.

By comparison to many other projects in the neighborhoodandsurroundingarea,1166offerssimilar or even more generous setbacks, as noted in diagram“CoreInfillPrecedents”(Page16)

25'-2

"[7

.7M

]91

'-10

1/2"

[28.

0M]

132'-1"

[40.3M]

115'

-10

1/4"

[35.

3M]

49'-1

3/4

"[1

5.0M

]

132'-0 3/4"[40.3M]

PROPERTY LINE

BUILDING LINE

PROPOSED OFFICE TOWER31 STOREY

CENTRE LINE

PROPERTY LINE

BUILDING LINE

PROPERTY LINE

BUILDING LINE


VIEW CONE 9.2.1-Cam


7'-0

"

[2.1

M]

WEST PENDER ST.

LANE

BUTE

ST.

10'-7

"[3

.2M

]

77'-2

"

[23.

5M]

80'-11 1/4"

[24.7M]

39'-6"

[12.0M]

46'-6

"[1

4.2M

]

1189 Melville St.

207FT. Approx.

155FT. Approx.

(20 FLRS)

(43 FLRS)

403FT. Approx.





1133 Melville St.

322 FT.(21 FLRS)

1188 W. Pender St.

55'-4

"[1

6.9M

]

80'-2 3/4"

[24.5M]

4 STOREY

15'-0"

[4.6M]

15'-0"[4.6M]

8'-9

"

[2.7

M]19'-11 3/4"

[6.1M]

10'-1"[3.1M]

10'-0 1/2"

[3.1M]

24'-10 1/4"

[7.6M]

14'-3

1/4

"

[4.4

M]

41.40

'

AIR SHAFT

ELEV. #12500 lbs.

ELEVATORLOBBY

ELEV. #22000 lbs.

125.31' 316.06'TO

DN UP

UP

LIVING DINING

BALCONY

BALCONYENCLOSED

BEDROOM

BEDROOM

DEN

91'-7 1/2"

[27.9M]

57'-0

1/4

"[1

7.4M

]

Site Setback Diagram



101392

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User

1/16"=1'-0"

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OCTOBER 2, 2018 15

MNP BuildingAddress: 1021 West Hastings Street Minimum Separation Distance to Property Line: 20’

1255 W PenderAddress: 1255 West Pender Street Minimum Separation Distance to Property Line: 20’

Coast Coal Harbour HotelAddress: 1180 West Hastings Street Minimum Separation Distance to Property Line: 15’

Hotel GeorgiaAddress: 801 West Georgia Street Minimum Separation Distance to Property Line: 20’

2.2 Development Boundaries and Setbacks

CoreInfillPrecedents


OCTOBER 2, 2018 16

2.3 Parking Requirements and Provision

25'-2

"[7

.7M

]91

'-10

1/2"

[28.

0M]

115'

-7"

[35.

2M]

49'-4

1/2

"[1

5.1M

]

131'-11 3/4"[40.2M]

PROPERTY LINE

PR

OP

ER

TY L

INE

PROPERTY LINE

BUILDING LINE

131'-11 3/4"

[40.2M]

37.37' @ 11.21% = 4.23'

30.9

5' @

5%

= 1

.55'

DN

BOLLARD

WALL OPENING

CONVEX MIRRORCONVEX MIRROR

39.78' @ 5% = 1.99' DN

3.85' @ 3% = 0.12' DN

PARKING - P3EXHAUST SHAFT

RRE

G01

4

RESIDENTIALSTORAGE

UP TO P2

DN

18' @ 5% = 0.9'

DN

25.08

'

84.9

5'

TRENCH DRAIN

STAIR #3

VESTIBULE

R REG 001 R REG 001 R REG 001 R REG 001 R REG 001 R REG 001 R REG 001 R REG 001

R REG 001

R REG 001

R REG 001

R REG 001

R REG 001

R REG 001

R REG 001 RRE

G00

1R

REG

001

RRE

G00

1R

REG

001

RRE

G00

1R

REG

001

RRE

G00

1

RRE

G00

1

RRE

G00

1

P4 - P5 PARKING(48 Parking Stalls per flr.)

52.49' @ 4.8% SLOPE

50.07' @ 4.8% SLOPE

STORAGE

SLOPE DN @ 4.8%

SLO

PE

DN

@ 4

.8%

SLOPE DN @ 4.8%

SLOPE UP @ 4.8%

UP

DN

3'-8" 3'-8"

UP

DN

3'-8" 2'-6"

DN

3'-8"3'-8"

RSM

L001

RSM

L001

RRE

G00

1R

REG

001

RRE

G00

1R

REG

001

RRE

G00

1

42.4

5' @

4.8

% S

LOP

E

RRE

G00

1

20'-0" 15'-1"

21'-8

"18

'-0"

18'-0

"

21'-8"

18'-0"

21'-8

"

18'-0

"

UP

RSM

L00

1

8'-2"

R SML 001 R SML 001

RRE

G00

1R

REG

001

RSM

L001

MECH.

MECH.

R SML 001

EL: 24.2'P4 EL:21.7'P4

EL:19.6'P4

EL:26.2'P4

EL: 15.2'P5

EL:17.2'P5

EL:10.6'P5

EL:12.7'P5

P4 EL:22.5'

P5 EL:13.5'

RSM

L001

44.0

0' @

4.8

% S

LOP

E

Intake ShaftsP6

P5

P4

R REG 001

R REG 001 R REG 001

Exhaust Shafts

P6

P5

P4

RSM

L00

1

R REG 001

R REG 001

RRE

G00

1R

REG

001

9'-0

"

18'-0"

P4 - P5 PARKING PLAN



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OCTOBER 2, 2018 17

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1166 W. PENDER - rezoning.vancouver.ca · Hotel n Residentia se oncentrate alon h uthwester d re F...

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