6 1290 Hornby Street | Application for Rezoning Letter of Intent and RZ/Design Rationale 1620- 1290 Hornby Street Dec. 13, 2018 Page 2 of 7 Intent of Proposed Rezoning The existing Zoning on the site permits a maximum of 5.5 FSR, which, in consideration of other applicable requirements and guidelines, would limit redevelopment scenarios to a maximum gross area of no more than 90,000 gross square feet (8,400 m 2 ). Actual FSR would be capped at 82,473sf/7,662 m 2 . The estimated resultant massing would be comprised of a maximum 6 storey podium topped with a 7-level tower form, resulting in a maximum height of 13 floors. An alternative scenario could arrange the permitted massing in a 3 storey podium with a 12 storey tower form, to achieve a resultant maximum height of 15 storeys. Total suite count based on typically sized market suites under either scenario would be an estimated maximum of 90 units. Any massing options under current Zoning (or proposed Rezoning) are severely constrained by the City- mandated 55-foot setback from the north property line. This typically would be only 40 feet, but must be increased to achieve the City-mandated 80-foot tower separation, due to previous City acceptance of a reduced 25 foot setback within the ‘Pure’ development to the north. This circumstance restricts the area of a tower floorplate to roughly 5,000 sf/465 m 2 , a size that is borderline impractical, economically. Combined with an achievable unit count of only 90 suites, redevelopment options under the current Zoning would not be economically viable without a density lift and the City’s acceptance of relaxations that are only possible under a Rezoning scenario. As a further encumbrance, with the exception of the 15-storey ‘Pure’ development, existing adjacent buildings are all much greater (at a range of 31 to 53 floors) than the height which would result within the current Zoning, which permits 300 feet basic maximum height under the Downtown ODP and the Downtown South Design Guidelines, with discretionary relaxations. The landmark-status 53-storey Burrard Place (under construction on the west side of Hornby Street) will dwarf the current building on the site in perpetuity, resulting in a contextually isolated form and massing that will ultimately age, in its current state, as an ‘orphaned’ underdeveloped site. The ambition is therefore to redevelop in a manner that is both contextually appropriate and economically viable, an objective that is dependent on a Rezoning to achieve the needed density lift and increased tower height, while enhancing the surrounding context in a sensitive and well-considered manner. A Rezoning will also facilitate the addition of much-needed public amenity space in exchange for increased density. Substantial analysis and dialogue with City staff have refined the objectives of the proposed Rezoning Application, summarized as follows: 1. Achieve an increase in density to a maximum 10.5 FSR, representing an approximate density lift of 80,000 sf/ 7,432 m 2 . (The applicant’s original objective was 12 FSR, which would not be achievable without an increase in height beyond the 35 floors presently proposed, which ascends incrementally from 30 floors, as reviewed previously with Planning staff). 2. Arrange the resultant massing within a 5 storey podium topped by a tall slender tower rising to a maximum height above grade of 35 floors/approximately 350 feet. (The applicant’s original objective was 40 floors or an equivalent of 375 feet; current proposed height has been reduced in consideration of adjacencies and overshadowing on Burrard Place). 3. Provide up to 160 market suites within the proposed FSR, arranged to the City’s satisfaction. 4. Provide a minimum 10,000 sf cultural amenity in the form of a Public Art Gallery in the podium. 5. Enhance the built environment and the skyline with an elegant uniquely-original design.
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6 1290 Hornby Street | Application for Rezoning
Letter of Intent and RZ/Design Rationale
1620- 1290 Hornby Street
Dec. 13, 2018
Page 2 of 7
Intent of Proposed Rezoning The existing Zoning on the site permits a maximum of 5.5 FSR, which, in consideration of other applicable requirements and guidelines, would limit redevelopment scenarios to a maximum gross area of no more than 90,000 gross square feet (8,400 m2). Actual FSR would be capped at 82,473sf/7,662 m2. The estimated resultant massing would be comprised of a maximum 6 storey podium topped with a 7-level tower form, resulting in a maximum height of 13 floors. An alternative scenario could arrange the permitted massing in a 3 storey podium with a 12 storey tower form, to achieve a resultant maximum height of 15 storeys. Total suite count based on typically sized market suites under either scenario would be an estimated maximum of 90 units. Any massing options under current Zoning (or proposed Rezoning) are severely constrained by the City-mandated 55-foot setback from the north property line. This typically would be only 40 feet, but must be increased to achieve the City-mandated 80-foot tower separation, due to previous City acceptance of a reduced 25 foot setback within the ‘Pure’ development to the north. This circumstance restricts the area of a tower floorplate to roughly 5,000 sf/465 m2, a size that is borderline impractical, economically. Combined with an achievable unit count of only 90 suites, redevelopment options under the current Zoning would not be economically viable without a density lift and the City’s acceptance of relaxations that are only possible under a Rezoning scenario. As a further encumbrance, with the exception of the 15-storey ‘Pure’ development, existing adjacent buildings are all much greater (at a range of 31 to 53 floors) than the height which would result within the current Zoning, which permits 300 feet basic maximum height under the Downtown ODP and the Downtown South Design Guidelines, with discretionary relaxations. The landmark-status 53-storey Burrard Place (under construction on the west side of Hornby Street) will dwarf the current building on the site in perpetuity, resulting in a contextually isolated form and massing that will ultimately age, in its current state, as an ‘orphaned’ underdeveloped site. The ambition is therefore to redevelop in a manner that is both contextually appropriate and economically viable, an objective that is dependent on a Rezoning to achieve the needed density lift and increased tower height, while enhancing the surrounding context in a sensitive and well-considered manner. A Rezoning will also facilitate the addition of much-needed public amenity space in exchange for increased density. Substantial analysis and dialogue with City staff have refined the objectives of the proposed Rezoning Application, summarized as follows:
1. Achieve an increase in density to a maximum 10.5 FSR, representing an approximate density lift of 80,000 sf/ 7,432 m2. (The applicant’s original objective was 12 FSR, which would not be achievable without an increase in height beyond the 35 floors presently proposed, which ascends incrementally from 30 floors, as reviewed previously with Planning staff).
2. Arrange the resultant massing within a 5 storey podium topped by a tall slender tower rising to a maximum height above grade of 35 floors/approximately 350 feet. (The applicant’s original objective was 40 floors or an equivalent of 375 feet; current proposed height has been reduced in consideration of adjacencies and overshadowing on Burrard Place).
3. Provide up to 160 market suites within the proposed FSR, arranged to the City’s satisfaction. 4. Provide a minimum 10,000 sf cultural amenity in the form of a Public Art Gallery in the podium. 5. Enhance the built environment and the skyline with an elegant uniquely-original design.
7
Letter of Intent and RZ/Design Rationale
1620- 1290 Hornby Street
Dec. 13, 2018
Page 3 of 7
Summary Statement of Rezoning Rationale The primary objective of the Rezoning Application is to seek increased density and a slight relaxation of the basic 300-foot tower height limit, as a means to achieve viable redevelopment on the site. The existing maximum FSR limit of 5.5 does not provide this opportunity; a maximum FSR of 10.5 is being sought in order to achieve the density lift necessary to make redevelopment economically feasible. Even with the area being sought through Rezoning, the accompanying Proforma Analysis demonstrates that the proposal must ‘work very hard’ to achieve economic reality. In exchange for the increased density, cultural amenity space in the form of a minimum 10,000 sf Public Gallery has been included in the design, proposed as the only other occupancy in the building beyond market housing. Located on the main and second floors of the podium, this component of the project is being provided in direct response to the City’s request; it will be designed and executed as a turnkey space, customized to requirements yet to be defined by the City’s Cultural Services Department, and turned over to the City as an airspace parcel upon project completion. Given the size constraints of the site, provision of the requested amenity (which enhances the character and uniqueness of the overall design) was one of two major design challenges. The second constraint was the City-dictated 55-foot setback on the north side of the property, which severely limits the design of a practical tower floor plate size. Earlier discussions with City staff (specifically Michael Gordon, now retired) recognized the difficulty of achieving a workable tower floor plate size in response to the setback encumbrance, and suggested that the City could consider relaxing the typical lane setback, on the condition that 80-foot tower separations are maintained. This suggestion established a fundamental parameter of the proposal, and has guided the foundation of the overall design thesis; without relaxation of the lane setback, coupled with the requested increase in density, viable economically-feasible redevelopment of the site is not possible. In addition, without Rezoning, the opportunity to provide the public amenity space, as a much-needed neighbourhood focus for an emerging arts precinct, will be lost. The inclusion of the gallery responds to a City-identified community need, and represents almost 6% of the project’s gross floor area. The Rezoning and associated relaxations being sought under the Application are:
1. A change in Zoning from DD (Downtown District) to Comprehensive Development (CD-1). 2. An Increase of the current FSR to permit a maximum 160-unit strata-titled residential tower and
podium development of no more than 10.5 FSR, representing a maximum density increase of 5.0 over the FSR currently permitted. This is an equivalent density lift of approximately 80,000 sf.
3. A Height Relaxation to construct a tower that ascends from 30 to 35 floors (34 inhabited), to a maximum height of 348.3 feet, or 48.3 feet above the 300-foot height currently permitted.
4. A Rear yard/lane setback relaxation to a minimum of 4.42 feet, representing a 5.58-foot intrusion into the presently required 10-foot setback. This relaxation is necessary to achieve a minimum feasible tower floorplate size. It is contingent on maintaining an 80-foot separation between all primary tower faces of existing or under-construction adjacent buildings, with some very small relaxations of this dimension for projections in isolated areas as noted on the plans.
Except for the above, the proposal is intended to be compliant with all other City requirements, including, but not limited to, setbacks, the necessary provision of parking and bicycle spaces, loading requirements, energy performance, and suite mix ratios. The above Rezoning criteria and relaxations, if approved, will facilitate the provision of a 10,500 sf cultural amenity space on the ground, mezzanine and second floors, in the form of a community art gallery and associated studio spaces, to provide a nucleus for the City’s emerging arts precinct. The space will be served by an independent elevator, garbage and recycling storage, washrooms, and vehicle/bicycle storage.
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A0.001620
COVER SHEET
1290 Hornby Street1290 Hornby St.Vancouver, BC
For1290 Hornby St. Ltd
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JH ----
181213ISSUED FOR REZONING------------------------
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RevisionNo. Description Date
Issue Issue Date
Consultant
Project
Sheet Title
Drawn By Checked
Project Number Scale
Revision Sheet Number
AS NOTED
1290 HORNBY ST.
CLIENT1290 HORNBY STREET LTD.1020 - 789 WEST PENDER STREETVANCOUVER, BC V6C 1H2PHONE: 604 683 9641 - FAX: 604 683 3924CONTACT: WARREN MACKENZIE - [email protected]
ARCHITECTMERRICK ARCHITECTURE - BOROWSKI SAKUMOTO FLIGG MCINTYRE LTD.300 - 839 CAMBIE STREETVANCOUVER, BC V6B 2P4PHONE: 604 683 4131 - FAX: 604 683 9313CONTACT: GRAHAM FLIGG - [email protected]
JASON HORNER - [email protected]
STRUCTURAL ENGINEERGLOTMAN SIMPSON CONSULTING ENGINEERS1661 WEST 5TH AVENUEVANCOUVER, BC V6J 1N5PHONE: 604 734 8822 - FAX: 604 734 8842CONTACT: LEVI STOELTING - [email protected]
MECHANICAL ENGINEER & SUSTAINABILITY CONSULTANTINTEGRAL GROUP INC180 - 200 GRANVILLE STREETVANCOUVER, BC V6C 1S4PHONE: 604 687 1800CONTACT: GORAN OSTOJIC - [email protected]
ELECTRICAL ENGINEERNEMETZ & ASSOCIATES LTD.2009 WEST 4TH AVENUEVANCOUVER, BC V6J 1N3PHONE: 604 736 6562CONTACT: STEVE NEMETZ - [email protected]
TRANSPORTATION ENGINEERBUNT & ASSOCIATES ENGINEERING LTD.1550 - 1050 WEST PENDER STREETVANCOUVER, BC V6E 3S7PHONE: 604 685 6427CONTACT: PETER JOYCE - [email protected]
CODE CONSULTANTTHORSON MCAULEY LTD.769 ROSLYN BOULEVARDVANCOUVER, BC V7G 1P4PHONE: 604 929 8520CONTACT: BARRY THORSON - [email protected]
SURVEYORLYON, FLYNN AND COLLINS PROFESSIONAL LAND SURVEYORS102 - 1537 WEST 8TH AVENUEVANCOUVER, BC V6J 1T5PHONE: 778 433 8465CONTACT: KYLE PHILLIPS - [email protected]
CLIENT & CONSULTANT LIST
REZONING APPLICATION
DEC 13, 2018
LANDSCAPE CONSULTANTDURANTE KREUK LTD.102 - 1637 WEST 5TH AVENUEVANCOUVER, BC V6J 1N5PHONE: 604 684 4611 - FAX: 604 684 0577CONTACT: JENNIFER STAMP - [email protected]
JONATHAN CORLETT - [email protected]
ENVELOPE CONSULTANTRDH BUILDING SCIENCE INC.#400 - 4333 STILL CREEK DRIVEBURNABY, BC V5C 656PHONE: 250 479 1110CONTACT: GRAHAM FINCH - [email protected]
ELEVATOR CONSULTANTGUNN CONSULTANTS166 - 1020 MAINLAND STREETVANCOUVER, BC V6B 2T5PHONE: 604 630 2276CONTACT: ANDREW WILSON - [email protected]
TONY WU - [email protected]
ARBORISTGREEN CROWN ARBORWORKS3454 OXFORD STREETVANCOUVER, BC V5K 1N9PHONE: 778 846 6006CONTACT: JASON MALYSH - [email protected]
A0.011620
PROJECT STATISTICS &DRAWING LIST
1290 Hornby Street1290 Hornby St.Vancouver, BC
For1290 Hornby St. Ltd
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JH ----
181213ISSUED FOR REZONING------------------------
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---- -------- -------- -------- -------- ----
RevisionNo. Description Date
Issue Issue Date
Consultant
Project
Sheet Title
Drawn By Checked
Project Number Scale
Revision Sheet Number
AS NOTED
CIVIC ADDRESS: 1290 HORNBY STREETVANCOUVER, BCV6Z 0A3
LEGAL DESCRIPTION: LOT 15,16,17,18,19 BLOCK 101PLAN VAP210DISTRICT LOT 541LAND DISTRICT 36
PID#: 008-206-899, 008-206-937, 008-206-953, 008-206-970, 008-206-988
SITE AREA: 14,995 SQ. FT. [1,393.1 sm]GROSS FLOOR AREA: 173,995.2 SQ. FT. [16,164.7 sm]NET FSR AREA: 154,117.2 SQ. FT. [14,406.2 sm]FSR: 10.28
NUMBER OF DWELLING UNITS: 159NUMBER OF PARKING STALLS: 105 # OF SECURED BIKE PARKING STALLS: 338
ZONE PROPOSED ZONING: DD CD-1
PROJECT STATISTICS
ARCHITECTURAL
A0.00 COVER SHEETA0.01 PROJECT STATISTICS & DRAWING LISTA0.02 SURVEY
A1.01 CONTEXT PLANA1.02 STREETSCAPE PHOTOSA1.03 SITE PLANA1.04 CONTEXT ELEVATIONA1.05 SHADOW STUDIESA1.06 SHADOW STUDY ON BURRARD GATEWAY PODIUM
A2.00 LEVEL P6 PLANA2.01 LEVEL P5 PLANA2.02 LEVEL P4 PLANA2.03 LEVEL P3 PLANA2.04 LEVEL P2 PLANA2.05 LEVEL P1 PLANA2.06 LEVEL 1 PLANA2.07 LEVEL 1 MEZZANINE PLANA2.08 LEVEL 2 PLANA2.09 LEVEL 3 PLANA2.10 LEVEL 4 PLANA2.11 LEVEL 5 PLANA2.12 LEVEL 6 PLANA2.13 LEVEL 7 PLANA2.14 LEVEL 8-9 PLANA2.15 LEVEL 10-14 PLANA2.16 LEVEL 15-24 PLANA2.17 LEVEL 25-27 PLANA2.18 LEVEL 28 PLANA2.19 LEVEL 29 PLANA2.20 LEVEL 30 PLANA2.21 LEVEL 31 PLANA2.22 LEVEL 32 PLANA2.23 LEVEL 33 PLANA2.24 LEVEL 34 PLANA2.25 LEVEL 35 PLANA2.26 ROOF PLAN
DRAWING LIST
A3.01 HORNBY ST. ELEVATIONA3.02 DRAKE ST. ELEVATIONA3.03 LANE ELEVATIONA3.04 SIDE YARD ELEVATION
A4.01 BUILDING SECTION 1A4.02 BUILDING SECTION 2A4.03 BUILDING SECTION 3A4.04 BUILDING SECTION 4
A206 LEVEL 1 AREA OVERLAYA207 LEVEL 1 MEZZANINE AREA OVERLAYA208 LEVEL 2 AREA OVERLAYA209 LEVEL 3 AREA OVERLAYA210 LEVEL 4 AREA OVERLAYA211 LEVEL 5 AREA OVERLAYA212 LEVEL 6 AREA OVERLAYA213 LEVEL 7 AREA OVERLAYA214 LEVEL 8-9 AREA OVERLAYA215 LEVEL 10-14 AREA OVERLAYA216 LEVEL 15-24 AREA OVERLAYA217 LEVEL 25-27 AREA OVERLAYA218 LEVEL 28 AREA OVERLAYA219 LEVEL 29 AREA OVERLAYA220 LEVEL 30 AREA OVERLAYA221 LEVEL 31 AREA OVERLAYA222 LEVEL 32 AREA OVERLAYA223 LEVEL 33 AREA OVERLAYA224 LEVEL 34 AREA OVERLAYA225 LEVEL 35 AREA OVERLAY
LANDSCAPE
L1.0 LANDSCAPE LEGENDS AND LISTSL1.1 LEVEL 1 LANDSCAPE PLANL1.2 LEVEL 2 LANDSCAPE PLANL2.1 LANDSCAPE SECTIONS
AREA OVERLAY SUMMARY
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