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Development Permit Staff Committee Report
for the Development Permit Board
675 West 10th Avenue - DE406273 - Zone CD-1(Complete Application)
(For: Monday, February 4, 2002)

Development Permit Staff Committee Members

Present: Also Present:
B. Boons (Chair), Development Services
M. Thomson, Engineering Services
K. Yuh, Real Estate Services
T. Driessen, Parks & Recreation
R. Whitlock, Housing Centre
J. Mitchell, Processing Centre-Building
R. Segal, Planning Department
M.B. Rondeau, Planning Department
T. Ng, Development Services
F. Hill, Development Services
R. Waite, Engineering Services

Applicant

Owner of Development

Henriquez Partners/IBI Group
402 West Pender Street
Vancouver, BC Vancouver, BC
V6B 1T6
BC Cancer Agency
600 West 10th Avenue
Vancouver, BC
V5Z 4E6

Executive Summary

Proposal: To develop this site with Phase 1 of a two phase Cancer Research Centre Complex. Phase 1 consists of a 15-storey medical laboratory/office/restaurant building with four levels below grade, two of which are for parking, and interim surface parking on the easterly (Phase 2) portion of the site.

See Appendix A - Standard conditions
Appendix B - Standard Notes and Conditions of Development Permit
Appendix C - Processing Centre-Building and Fire & Rescue Services comments
Appendix D - Plans and elevations
Appendix E - Applicant's design rationale
Appendix F - Conditions of CD-1 Enactment

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

Issues:
1. Detailed Public Realm treatment adjacent to the streets
2. Minor relaxation of 10th Avenue setback to allow architectural features

Urban Design Panel: Support

Development Permit Staff Committee Recommendation: Approve

THAT the Board APPROVE Development Application No. 406273 as submitted, subject to Council's approval of the final form of development, the plans and information forming a part thereof, thereby permitting the construction of a 15-storey medical laboratory/office/restaurant building with four levels below grade, two of which are for parking, and interim surface parking on the easterly (Phase 2) portion of the site, 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 design development to the detailed treatment of the 3 m setback along West 10th Avenue at the Phase 1 building frontage to improve pedestrian amenity including:
- providing uninterrupted access to the corner entrance plaza at grade by eliminating the stairs on West 10th Avenue;
- specifying an appropriate tree species for the second row of trees, which are to be placed at grade, and enlarging the tree pits to ensure their healthy growth;
- providing special paving within the setback (Note: Consideration is to be given to coordinating this special paving with the evolving VGH Public Realm treatment, but not so as to delay this application);
- incorporating a sidewalk-oriented seating bench design into the proposed plinth;
- incorporating garbage receptacles into the furnishing design within the setback (receptacles to be maintained by the private owner);
- relocating mechanical vents out of the 3 m setback;
- ensuring that any grade changes are configured so as to not require guard rails.

1.2 design development to the landscape buffer on the easterly (Phase 2) surface parking edge on both West 10th Avenue and Ash Street to enhance pedestrian amenity and Public Realm interface;

Note to Applicant: This can be achieved by:
- deleting the cantilevered trellis;
- providing an appropriate tree species in the lower planters at the parking level;
- providing a predominately open fence with layered planting along both West 10th Avenue and Ash Street;
- providing hedges backing the intermittent and corner setback seating areas;
- deleting the seating area at the lane/Ash Street corner, to be replaced with landscaping to screen the parking area;
- shifting the parking layout slightly south to allow a 0.6 m landscaped buffer along the lane;
- providing an appropriate lighting plan for the surface parking lot addressing safety and security while minimizing glare for pedestrians and nearby residents.

1.3 design development to the landscape treatment on Heather Street to minimize the height of any planter walls facing the street and to extend the stairs from the corner entrance plaza down Heather Street; and

1.4 design development to the mid-block plaza (between Phase 1 and the future Phase 2) to respect the 3 m setback with the sidewalk by:
- relocating the plaza stairs and ramps out of the 3 m setback;
- scaling down the interim retaining walls through stepping and landscaping.

Note to Applicant: There is a concern that the plaza elevation (el. 64.3 m), if carried through to Phase 2, will create an excessively high relationship between the Phase 2 ground floor level and the sidewalk. A conceptual sketch resolving this relationship should be submitted.

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 (Phase 1 only, unless noted otherwise):

PERMITTED (MAXIMUM)

REQUIRED

PROPOSED

Site Size

-

-

152.4 m x 38.1 m (Phase 1 & 2)

Site Area

-

-

5 806.4 m2 (Phase 1 & 2)

FSR1,2
6.00

(Phase 1 & 2)

-
Phase 1 3.50
Existing 2.20

Total 5.70
Floor Area2

34 838.6 m2
(Phase 1 & 2)

-
Phase 1
Laboratory 19 908.1 m2
General Office 247.8 m2
Restaurant 201.3 m2
Sub-total 20 357.2 m2

Existing Laboratory 12 788.0 m2

Total 33 145.2 m2

Height3

57 m

-
Top of Spiral Stair 55.0 m
Top of Exhaust Shaft Parapet 56.8 m
Top of Exhaust Shaft Frame Element 59.9 m
Setback4

-
South 3.0 m South - to principal bldg facade 3.0 m
- to circular window projection 2.0 m
- to slab projection 2.1 m
Parking5

-
General Office & Restaurant 6

Laboratory 197
Lecture Theatre 12
Total 215

General Office & Restaurant 6


Laboratory 214
Lecture Theatre 12
Total 232

Loading6
-
Class A n/r
Class B 10
Class A 0
Class B 5
Bicycle7
-

Class A 27
Class B 6
Class A 23
Class B 6
Amenity

1 000 m2
(Phase 1 & 2)
-

136.4 m2

1 Note on FSR: The Development Permit Board may permit a floor space ratio up to 6.00, provided that it first considers certain criteria (refer to Response to Draft CD-1 By-law).

2 Note on FSR/Floor Area: The existing FSR/floor area is for the laboratory (converted bakery) building, located on the eastern portion of the site. This building will be demolished to make room for the Phase 1 surface parking after completion of the Phase 1 building.

3 Note on Height: The top of the frame element over the exhaust shafts located at the east end of the building exceeds the permitted height. These elements, however, may be allowed under Section 10.11.1 of the Zoning and Development By-law. The top of parapet for the exhaust shafts themselves comply with the maximum permitted height.

4 Note on Setback: The applicant is seeking a relaxation of the West 10th Avenue setback to allow for circular window with sunscreen louvres and floor slab projections into the setback. Staff support these elements, however, as they were not projecting on the drawings posted at the Public Hearing and no allowance is made for them in the CD-1 By-law, a relaxation is required. (Please refer to Response to Draft CD-1 By-law - 10th Avenue Setback.)

5 Note on Parking: The CD-1 By-law requires a minimum of one parking space for every 100 m2, or 204 spaces. A higher number is sought, however, because the lecture theatre, general office and restaurant uses have a higher parking demand than laboratory uses (see Engineering Services comments).

The proposed parking is comprised of 120 spaces within two underground levels below the building and 112 surface spaces located east of the building. Conditions A.2.12 and A.2.13 seek satisfactory arrangements for the provision of adequate parking for the existing converted bakery building, which will still be in use during construction of the Phase 1 building, and arrangements for the provision of adequate parking for the Phase 1 building during the construction of Phase 2 (when surface parking will be lost).

6 Note on Loading: The Parking By-law requires 10 class B, loading space be provided on-site. Engineering Services (Transportation) have determined, however, that eight loading spaces, consisting of four class A and four class B spaces, will adequately meet the demands of the Phase 1 development. Condition A.2.1 seeks the provision of these eight loading spaces.

7 Note on Bicycle Parking: Prior-to condition A.1.2 seeks compliance with Section 6 of the Parking By-law.

Legal Description History of Application
Lot: A
Block: 359
Plan: LMP51308
District Lot: 526
01 07 26 CD-1 Public Hearing
01 12 12 Urban Design Panel
02 01 09 Development Permit Staff Committee

Site: This site includes the entire block on the north side of West 10th Avenue currently occupied on its east portion by a former "bakery building" converted to research labs, and on its west portion by a parkade with ground floor retail as well as temporary structures housing cancer research. The site has a frontage of 152.4 m (500 ft.) and a depth of 38.1 m (125 ft.). There is a slope of 6.1 m ( 20 ft.) from the 10th Avenue/Heather Street corner down to the northeast corner at the lane and Ash Street.

Context:

The site is off the uptown Central Broadway area in the VGH precinct. Surrounding uses are primarily medical oriented with a variety of Cancer agencies immediately adjacent. The street trees on Heather, West 10th Avenue and Ash Streets are significant elm trees, although several gaps occur.

Significant adjacent development includes:

(a) 2628 Ash Street, Connaught Gardens, 2 residential towers
(b) 600 West 10th Avenue, Vancouver Cancer Centre treatment facility with corner plaza at Heather Street
(c) 575 West 10th Avenue, Canadian Cancer Society lodge and administrative offices
(d) Future development site (now an open space)
(e) 2550 Willow Street, Eye Care Clinic
(f) 686 West Broadway, Office building

 

Background

This site was the subject of a comprehensive rezoning from C-3A zoning to CD-1, approved by Council on July 26, 2001. This CD-1 zoning has not yet been enacted. As part of the rezoning process, a heavily negotiated form of development was achieved which accommodated the proposed facility's programme requirements while minimizing impacts on the adjacent context.

During discussions at the rezoning stage, the applicant proposed a pedestrian bridge over West 10th Avenue, linking the subject site to the Vancouver Cancer Centre. It was the conclusion of Council at the Public Hearing that a more detailed analysis of the proposed pedestrian bridge be undertaken and reported back to Council. Therefore, the bridge is not part of this development application.

Proposal: The site is to be developed in two phases, with this development application for a phase 1 building with temporary surface parking over the remainder of the site where a future phase 2 facility would be constructed. Approximately 3.5 FSR of the total conditionally permitted density on this site is to be utilized for Phase 1 (as was proposed in the rezoning).

This facility provides important facilities for cancer research. The surrounding cancer treatment and support facilities as well as the proximity to VGH offer benefits for this use in this location. On the site, research facilities currently operate in several existing buildings. These facilities are to be relocated into the proposed phase 1 building.

Applicable By-laws and Guidelines

1. Draft CD-1 By-law
2. Conditions of CD-1 Rezoning

Response to Draft CD-1 By-law

Use: The proposed uses are as envisioned in the draft By-law.

FSR: FSR is conditional in this draft CD-1 By-Law as follows:

3.1 The Development Permit Board may permit a floor space ratio up to 6.00, provided that it first considers:

(a) the intent of this Schedule and all applicable policies and guidelines adopted by Council and the relationship of the development with nearby residential areas;

(b) the height, bulk, location and overall design of the building and its effect on the site, surrounding buildings and streets, and existing views;

(c) the amount of open space, including plazas, and the effects of overall design on the general amenity of the area;

(d) the effect of the development on traffic in the area; and

(e) the provision of pedestrian needs.

The project's response to the conditional aspects of FSR is discussed under Response to Conditions of Rezoning (p.7).

Height: The proposal is within the specified maximum height. Staff support the exhaust shaft frame elements being treated as appurtenances as they do not generate appreciable impacts on views or shadowing.

10th Avenue Setback: The draft CD-1 By-law states a minimum setback as follows:

5. Setbacks

The minimum building setback will be 3 m from the south property boundary, except that the Director of Planning may relax this setback to 0.6 m for structures above an elevation of 69m on the easterly 89.9m of the site. (Note: "easterly 89.9 m" refers to Phase 2.)

A relaxation of this setback is requested for Phase 1 along 10th Avenue for the circular windows with sunscreen louvres and floor slabs. As these architectural elements reduce the apparent mass of the building (but were not shown projecting in the rezoning drawings), staff recommend the Development Permit Board relax this provisions of the draft CD-1 By-law under the "hardship" Section 3.2.4 of the Zoning and Development By-law which states:

3.2.4 The Development Permit Board, in the exercise of its jurisdiction, may relax the provisions of this By-law in any case where literal enforcement would result in unnecessary hardship. In granting any relaxation, the Board shall have regard to the intent of this By-law, the regulations and policies of any Official Development Plan, and such other applicable policies and guidelines adopted by Council.

The requested protrusions into the 3 m setback are as follows:

- the circular windows project 0.5 m and the sunscreen louvres project 0.5 m on the laboratory portion of the building to a maximum of 1.0 m; and
- the concrete floor slabs on the office portion of the building to project a maximum of 0.9 m.

The intent of the setback was to expand the public realm at grade along 10th Avenue. As these projections occur at either the 2nd or 3rd levels (approximately 6.7 - 9.7 m [22-32 ft.] above grade), they have no negative impact on the public realm. Literal enforcement of the 3 m setback and hence, the elimination of these elements, would seriously compromise the project's ability to address Rezoning Condition (b)(i) (see below) without carving into essential programme space.

Response to Conditions of CD-1 Rezoning:

The form of development must be approved by Council. However, the detailed scheme of development is to be reviewed, taking into account the following:

(b) That, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning, who shall have particular regard to the following:

(i) design development to reduce the apparent visual impact of the phase 1 building's massing through architectural treatment and articulation;

The overall massing of the Phase 1 building is very consistent with that approved by Council at Public Hearing. Staff consider that this condition has been very well satisfied through the division of the building massing into the highly glazed office tower portion facing Heather Street, the laboratory massing for the main building and the mid-block landscaped open space between this Phase 1 and the future Phase 2. The distinctive circular windows of the laboratory portion, projecting floor slabs of the office portion and clear glass spiral stair on Heather Street are important and unique architectural features that contribute to the visual interest of this massive building helping to break down its apparent bulk.

(ii) design development to the 3 m setback along 10th Avenue to enhance the Public Realm and pedestrian amenity along this highly pedestrianized sunny side of the street;

This setback area is the primary pedestrian amenity contributed by this development proposal. Beginning with a more generous, sidewalk level, corner outdoor seating and entry area at Heather, the setback incorporates benches, a second row of trees as well as intermittent steps, forming a "plinth" at the property line which reaches 1 m in height mid-block. Although initially encouraging the applicant to lower the setback area level with the gently sloping sidewalk, staff, after commentary by the Urban Design Panel, are satisfied that a slightly raised setback area can function as the intended expanded public realm zone, with several refinements to the detailed interface, as is recommended condition 1.1. The condition is substantially satisfied, with further detailed design development as recommended.

(iii) provision of retail, restaurant, commercial services and other active public oriented uses at grade on the Heather Street frontage and significant portions of the 10th Avenue frontage;

Note to Applicant: Retail and restaurant uses are particularly important on Heather Street. Restaurant use with outdoor seating at the sunny 10th Avenue/Heather Street corner should be incorporated as a compliment to the future park to the southwest.

A restaurant is proposed along the Heather Street frontage. The main building entry is located near the West 10th Avenue/Heather Street corner and a library is proposed along the West 10th Avenue frontage. Staff consider this a positive contribution to the street frontages and are satisfied that this condition has been met.

(iv) design development to provide landscape buffers including a cantilevered landscaped feature or other landscape treatment incorporating public seating along the south (10th Avenue) and east (Ash Street) edges of the property that enhances the public realm and pedestrian amenity as well as generous interim tree planting within the parking area to mitigate visual impacts of temporary surface parking on the easterly portions of the site;

Note to Applicant: Use of high branched trees and low shrubs in any landscaped areas along the 10th Avenue street edge should be provided for safety and security.

The proposed linear trellis, suggested by staff at the rezoning stage, is proving to be a difficult element from a CPTED standpoint. The applicant and staff now agree it should be deleted and lower level fastigiate trees incorporated, along with a predominantly open fence/guard rail, to compliment the proposed intermittent and corner seating areas. Staff recommend design development reflecting these and other details, as in recommended condition 1.2.

(v) design development to take into consideration CPTED principles (Crime Prevention Through Environmental Design) having particular regard to reducing opportunities for:
- graffiti by improving blank walls in the lane, and
- theft in underground parking areas by improved security and perimeter exit stair locations;

Graffiti opportunities on the lane have been mitigated through the use of mechanical metal louvres and brick finishing at lane level. Parking security and perimeter stair locations are satisfactory. An exit alcove in the lane could be reduced by bringing the exit doors flush with the roof above, as reflected in Standard Condition A.1.22.

Conclusion

The design for this significant building has evolved in a substantive and very positive manner from the rezoning. Staff conclude that the outstanding architectural design has satisfied the intent of the discretionary criteria of the density provisions of the draft by-law. Rezoning design conditions for this phase have been substantially met and, subject to certain detailed refinements, as noted in conditions, staff recommend approval.

Urban Design Panel

The Urban Design Panel reviewed this application on December 12, 2001, and provided the following comments:

"EVALUATION: SUPPORT (8-0)

Introduction: Mary Beth Rondeau, Development Planner, presented this development application for a new BC Cancer Research Centre at 675 West 10th Avenue, occupying the whole block between Ash and Heather Streets. The site was rezoned CD-1 in July 2001, permitting a density of 6.0 FSR. The subject proposal is the first of two phases of the project. Phase one occupies the western portion of the site facing Heather Street and West 10th Avenue. Ms. Rondeau briefly reviewed the rezoning conditions, namely: to reduce the apparent visual impact of the phase one building massing through architectural treatment and articulation; provision of retail/restaurant and commercial services and other active public oriented uses at grade on Heather Street. Staff are satisfied the application satisfies these conditions. With respect to landscaping, there is a requirement for a 3 m setback on West 10th Avenue to enhance the public realm and pedestrian amenity along this sunny, highly pedestrianized side of the street. In this respect, the Panel's advice is sought as to whether the proposal could be less architectural and softer to better meet this condition. The Panel's advice is also sought with respect to the landscape buffer against the interim surface parking.

Applicant's Opening Comments: Richard Henriquez, Architect, reviewed the design rationale and outlined the strategies used for the whole block.

Panel's Comments: The Panel unanimously supported this application and commended the architect on a superb design that will be a landmark not only for this neighbourhood but for the city as a whole. It is very appropriate for a development as significant as the new cancer research centre. The Panel strongly supported the project's plinth concept.

With respect to the landscape buffer in front of the temporary parking, the Panel thought it was an interesting edge but several Panel members raised concerns about potential security problems associated with the voids and pockets underneath the trellises that could provide hiding places. This edge needs to be highly visible and well lit to discourage vagrants from inhabiting these spaces.

The Panel agreed with staff that there needs to be some design development to the ground plane along West 10th Avenue to make it softer and more pedestrian-friendly, especially at the corner of 10th and Heather Street where the landscaping appears weak against the very strong architecture of the building.

Some Panel members thought the 3 m setback worked well as proposed and saw no need to extend the park across the street, preferring a hard landscape solution. There could, however, be some change in the material to break up the mass and form. There was also a suggestion to extend the expression of the building to the ground plane, e.g., round planters rather than square to reflect the rhythm of the round windows. Several Panel members also recommended eliminating the second row of trees in this location which could provide more flexibility in the treatment of this edge. One Panel member suggested there could be another tree closer to the corner on 10th at Heather.

Overall, the Panel strongly endorsed the proposal and looked forward to seeing it built. It is a very attractive composition and the articulation works very well to break down the scale of the building.

Applicant's Response: Mr. Henriquez said he appreciated the comments about the landscape and advised they will be revisiting the second row and trees and treatment next to the interim parking lot."

Office of Cultural Affairs

As a condition of rezoning, a public art requirement has been secured for this site. However, the applicant and staff have agreed to defer the Phase 1 public art budget (approximately $16,000) to Phase 2 in order to provide for a more substantial art opportunity. The Public Art Agreement provides for this deferral. Therefore, staff do not propose any further conditions with respect to public art be attached to this development application.

Engineering Services

Parking: The CD-1 By-Law specifies a minimum parking requirement of 1 space per 100 m2. This standard has been applied to the laboratory floor areas. The other proposed uses were deemed to have a higher parking demand and so the Parking By-Law standards were considered for the office, restaurant, and (ancillary) lecture theatre uses. In calculating the parking requirement, the restaurant was assigned the normal office parking standard given that the clientele will in large part be from the development itself; the lecture theatre was assessed at one space per 18.6 m2, the Parking By-law standard.

Given the uncertainty of the timing of construction of this multi-phase development, conditions A.2.12 and A.2.13 reflect the need for arrangements to be made for provision of parking and loading for the existing "bakery building" while Phase 1 is being constructed, after occupancy of Phase 1 and before Phase 2 is completed, as well as during Phase 2 construction.

Loading: The CD-1 does not specify a loading requirement. The Parking By-law requires the provision of 10 Class B loading spaces; however, Engineering staff have determined that four (4) Class A loading spaces and four (4) Class B loading spaces should be provided. Staff consulted with the Shipping/Receiving Manager for both the BC Centre for Disease Control and the BC Cancer Centre to gain insight into their respective loading needs and functions. The ongoing need for service vehicle parking was identified, hence the requirement for Class A loading spaces.

The inability to properly access loading spaces due to insufficient loading height clearance for some delivery trucks was also identified as problematic at both sites. As a result, staff are recommending consideration that at least one of the Class B loading spaces provide a minimum overhead clearance of 12.5 ft. (see Condition A.2.7[c]). Staff will review the loading requirement again for Phase 2, to ensure that the overall loading requirement is not excessive.

With respect to the rezoning, the Engineering conditions required prior to By-law enactment are proceeding satisfactorily. A comprehensive traffic study was provided by the applicant which reviewed traffic, transit and parking demands and was found to be acceptable. The consultant did not identify any street improvements made necessary by this application but staff have identified improvements which are addressed in Engineering Services rezoning conditions (Appendix F).

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

Development Services, 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.

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

(ii) mechanical equipment (ventilators, generators, compactors) shall be designed and located to minimize noise impacts on the neighbourhood and comply with Vancouver Noise By-law No. 6555;

(iii) details of amenity areas should be submitted for review and clearance prior to construction; and

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

Fire and Rescue Services

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

Notification

Public Input During Rezoning: A notification letter was sent to nearby property owners on April 11, 2001 and rezoning information signs were posted on the site on February 28, 2001. One letter favouring the proposal cited the health benefits of the project. Two phone calls were received from residents and two people came to City Hall to view plans. Concerns focused on the adequacy of parking and visual impacts. No letters expressing opposition were received from nearby residents. One enquiry was received but no comments were offered from businesses on Broadway. There were no speakers at the public hearing at Council.

As part of this application, two signs were confirmed to have been erected on the site on December 17, 2001. No response has been received to date.

Development Permit Staff Committee Comments

The Staff Committee commended the architectural resolution of this project and noted that it will be an important contribution to Vancouver.

With respect to the protrusion of the circular windows with louvre sun screens and floor slabs into the building setback, the Committee recognized the negative design impact of imposing literal compliance of the setback regulation on the building. Council had included a condition of approval at rezoning to reduce the visual impact of the phase 1 building through architectural treatment and articulation. The protrusions serve this function. Further, the Committee considered the intent of the setback, which was envisioned as a pedestrian benefit, and agreed that the design, subject to the conditions of approval, meets the intent, given pedestrian amenity provided at street level. The Staff Committee recognized the hardship that would be created for the applicant in requiring by-law compliance and supported the use of Section 3.2.4 of the Zoning and Development By-law to accommodate the protrusions.

The Staff Committee recommends approval of this application, subject to the conditions contained within this report.

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 Sections 4.7.1 (Size of Parking Spaces and Size and Location of Disability Parking Spaces) and 4.7.2 (Size of Small Car Spaces) of the Parking By-law;

Note to Applicant: Council, in November 2001, enacted amendments to the Parking By-law, requiring greater sizes for disability spaces. This will require additional height at the parking entrance, within the parking entry ramp and within the area surrounding the disabled stall required for manoeuvring. Parking spaces adjacent a fence, wall or other structure require a greater width than shown on the parking level and site plans.

A.1.2 compliance with Section 6.2 (Table or Number of Required Off-street Bicycle Spaces) of the Parking By-law;

Note to Applicant: A minimum of 27 class A bicycle spaces are required to serve this development. Although the bicycle storage room appears to be able to accommodate 27 horizontal and 3 vertical class A spaces, the cover sheet indicates that only 23 spaces are provided.

A.1.3 confirmation that the parking layout and design is in compliance with Section 4.8 (Design Standards for Parking Uses) of the Parking By-law;

Note to Applicant: Please review location of curbs within the parking area.

A.1.4 confirmation of Floor Space Ratio (FSR);

Note to Applicant: Floor areas on interstitial levels should be taken to the outside face of wall; further, access corridors to rooms within such levels should be allowed for and included in FSR calculations. The electrical and communication rooms on level B1, being below base surface, may be excluded from calculations. On the ground floor, covered outdoor areas bounded by columns should be included. Please identify and provide separate floor area figures for the restaurant and general office uses on the ground floor FSR overlay.

A.1.5 provision of details and dimensions for the requested protrusions into the 3 m setback along West 10th Avenue;

A.1.6 provision of fully labelled floor plans;

Note to Applicant: Please label the room adjacent the easterly elevator, between gridlines H and J, on both the level B4 and ground floor plans (and clarify whether access is meant to be provided to this room on the level 2 plan). Also, note all void spaces (e.g., electrical, communication and mechanical shafts, open to below spaces, etc.) on plans.

A.1.7 indication of canopies, complete with dimensions, on plans (see also, condition A.2.9);

A.1.8 provision of detailed specifications for the exterior glazing, including colour and transparency;

A.1.9 provision of consistent information between floor plans, sections and elevation drawings;

Note to Applicant: The area north of the spiral stair, on the level 3 plan is inconsistent with the west elevation drawing; the West 10th Avenue building facade, between gridlines D to H on the level 3 plan, is setback from gridline 8 but this set back is not shown on Section D-D; the centre portion of the east facade, between gridlines 4 and 5, is set back from gridline L from the ground floor up to and including level 6 on plan but does not appear on Section A-A; the spiral stair at level 6 and 10 is not shown on Section A-A; the roof at level 15, between gridlines 6 and 8, and west of gridline C, is not shown on Section C-C.

A.1.10 clarification of the following:

(a) treatment of space located between the ramps and walkway, east of the building, on the Level B1 plan, under the terrace area of the floor above;

(b) access to the Emergency Generator Room on Level B1 and the area shown as being hatched, between the Emergency Generator Room and lane;

(c) dashed line shown connected to the Communication Room within the interstitial ceiling areas;

(d) apparent encroachment beyond the south property line on the East Elevation drawing (Sheet No. A3.04), and the building element projecting beyond the West property line, at gridline 7, on the Level 2 Plan (Sheet No. A1.07), noting that encroachments, other than canopies, should not exist;

(e) access from loading area to restaurant occupancy (to be fully within the development site);

A.1.11 correction of drawing scale on the building section drawings;

A.1.12 deletion of signage from drawings;

Note to Applicant: A separate application is required for any proposed signage. Signs are subject to provisions of the Sign By-law.

A.1.13 deletion of pedestrian bridge and any reference to such from drawings as it is not part of this application;

A.1.14 notation on plans stating that: "The design of the parking structure regarding safety and security measures shall be in accordance with Section 4.12 of the Parking By-law;"

A.1.15 notation on plans stating that: "The design of the bicycle spaces (including bicycle rooms, compounds, lockers and/or racks) regarding safety and security measures shall be in accordance with the relevant provisions of Section 6 of the Parking By-law;"

A.1.16 submission of a letter of undertaking, signed by the owner(s), regarding the furnishing and availability for use of the amenity areas by all occupants of the building;

A.1.17 submission of a letter of commitment, signed by the owner(s), to demolish the existing converted bakery building at the east end of the overall site and to provide surface parking, including landscaping at the periphery, as indicated on plans, within 12 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;

A.1.18 enactment of the pending CD-1 By-law by City Council;

Landscaping Conditions:

A.1.19 provision of details, including height, materials, including their dimension, where applicable, and finishes, of all screens, fences, trellises, retaining walls, planters, and paving material;

Note to Applicant: Clarification and further details are required for the wood guardrail and retaining wall at the east end of the surface parking area along Ash Street, the guardrail along the West 10th Avenue frontage, and the terrace and planters at the central garden. Elevation drawing at minimum 1:50 scale should be provided for the guardrails and planters. Design elevations for the top and bottom of the planter walls in the outdoor patio, in order to clarify the planting depth for the trees and shrubs, should also be provided. These items should all be illustrated and noted on the Landscape Plan.

A.1.20 provision of dimensioned tree protection barriers (illustrated on the Landscape Plan) around all existing street trees located adjacent to the development site as per City of Vancouver Guidelines;

A.1.21 notation on the Landscape Plan of the treatment for inside and outside boulevard on Ash Street and for the inside and outside boulevard on West 10th Avenue beside the parking lot;

Safety and Security (CPTED) Condition:

A.1.22 design development to reduce opportunities for mischief in exit alcoves in the lane;

Note to Applicant: This can be achieved by bringing exit doors flush with the roof above.

A.2 Standard Engineering Conditions:

A.2.1 provision of four (4) class A and four (4) class B loading spaces for Phase 1 of the development, to the satisfaction of the General Manager of Engineering Services;

A.2.2 illustration of correct City building grades and corresponding design grades at all entrances on loading bays and both sides of all breakpoints of ramps, clearly indicating slopes and crossfalls;

A.2.3 provision of a communications device with which to contact the appropriate person(s) to raise the overhead security gates at the loading bay with notation of the location and provision of such on the plans;

A.2.4 location of the first riser for the stairs leading to the landscaped area at the east end of phase one, along West 10th Avenue, a minimum of one foot behind the property line;

A.2.5 elimination of door swings, along Heather Street, beyond the property line;

A.2.6 compliance with Engineering Parking and Loading Design Guidelines, with regard to location of columns within underground parking areas;

Note to Applicant: Columns must not be located more than 1.2 m from either end of the parking stall.

A.2.7 clarification of the following, to the satisfaction of the General Manager of Engineering Services:

(a) purpose of the area at the rear of the interior loading spaces;

Note to Applicant: If this is a raised platform at the rear of the loading dock, then please note the elevation and clearly label the space.

(b) whether there is a manned booth provided to the surface parking to facilitate payment for parking, and if so, indication of the booth on the plans;

(c) the clearance height in the internalized loading spaces;

Note to Applicant: A minimum 3.5 m height, free of all overhead obstructions, must be provided. Consideration to provide at least one internalize space with a 3.8 m (12.5 ft.) height clearance is recommended.

(d) the minimum overhead clearance provided within the underground parking areas;

Note to Applicant: In areas where disabled parking is not provided, a minimum 2.0 m, clear of all overhead obstructions, is required. Additional height is required for disability spaces.

(e) charges shown on title, by providing a charge summary prepared by the owner's solicitor;

(f) features that straddle the property line along Heather Street, in front of the café seating (Sheet No. A1.06);

A.2.8 submission of a street tree/special sidewalk application;

Note to Applicant: Please submit a copy of the landscape plan directly to Engineering Services for review. New street trees should be noted, "Final species, quantity and spacing of street trees to the approval of the General Manager of Engineering Services and Park Board." Please contact Kraige Samssen (604.871.6131) of Engineering Streets Division regarding street tree spacing and quantity and Bill Stephen (604.257.8587) of Park Board regarding tree species.

A.2.9 submission of a canopy application;

A.2.10 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services, for relocation or removal of the wood pole in the lane that obstructs access to the proposed garbage compactor;

Note to Applicant: The applicant should contact BC Hydro directly and obtain written confirmation that the pole can be moved.

A.2.11 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services, for ongoing structural support of West 10th Avenue; a bulkhead agreement is required;

A.2.12 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and the Director of Planning, for provision of adequate parking and loading for that which is displaced during demolition of the existing parkade and construction of Phase 1; and

A.2.13 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and the Director of Planning, for provision of adequate parking and loading for that which is displaced during demolition of the converted bakery building and construction of Phase 2.

A.3 Standard Vancouver Coastal Health Authority Condition:

A.3.1 written confirmation that all mechanical equipment (ventilators, generators, compactors) shall be designed and located to minimize noise impacts on the neighbourhood and comply with Noise By-law No. 6555.

Note to Applicant: All fresh-air intake portals must be located away from driveways and parking or loading areas in order to prevent contaminated air from being drawn into the building.

A.4 Environmental Protection Condition:

A.4.1 submission of advise from the B.C. Ministry of Water, Land and Air Protection (MWLAP), regarding the proposed development, including the submission of any site investigation report and/or execution and adoption of any recommended measures as required by the MWLAP, to the satisfaction of the Environmental Protection Branch.

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

B.1 Standard Notes to Applicant:

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 Department contained in the Staff Committee Report dated January 9, 2002. 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 1, 2002, 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 Building Application requires a clearance from the Environmental Protection Branch (i.e., an erosion and sediment control plan, grease interceptor for proposed restaurant, etc.).

B.1.6 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 underground off-street parking, (enclosed) loading and unloading spaces and bicycle parking spaces shall be provided in accordance with the relevant requirements of the Parking By-law within 60 days 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.2.2 All approved off-street, surface parking spaces and any surface loading spaces shall be provided in accordance with the relevant requirements of the Parking By-law within 12 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.2.3 All approved 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 12 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.2.4 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.2.5 Prior to the issuance of any tenant improvement permits involving laboratory fume hoods or exhaust systems, the applicant shall obtain clearance for the discharge of any airborne contaminants from the GVRD with respect to the District Air Quality Management By-law No. 937-1999.

B.2.6 This site is affected by the Development Cost Levy By-law No. 8149. 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

The following comments are based on a review of the architectural drawings prepared by Henriquez Partners in Association with Karlsberger Architecture Inc./ Earl Walls Associates dated October 31, 2001 in conjunction with Design Development Building Code Compliance Report prepared by Graham Harmsworth Lai & Associates dated November 28, 2001.

Note: All references are to the Vancouver Building By-law No 8057,1999, unless stated otherwise.

1. Exits:

a) Exterior Exiting:
The west stair core shows 2 complete sets of contiguous exit stairs (2 stairs above grade and 2 stairs below grade for a total of 4). The exit stairs above grade are required to be separate and independent from those serving floor areas below grade. The drawings indicate exiting to the exterior at the B-1 level for one stair above and one stair below grade. The exterior exiting for the other 2 stairs appears unresolved. Levels B3 Plan P2 Parking B (Ref 2.2.2. Smoke Control - Measure A).
b) Visual Security:
The exit stairs in the west core are required to be visually unobstructed. Level B1 Plan Dwg A1.05 (Ref. 3.3.6.7. -Storage Garage Security).
c) Access to Exit:
The emergency generator room requires egress doors (Level B1 Dwg A1.05).
d) Cumulative Exiting:
The above grade office stories are considered to be interconnected floor areas by virtue of the spiral stairs at the west end of the building. The exit stairs serving these floors are required to be of sufficient width to accommodate cumulative exiting (Ref.3.2.8.5.[2.] ).

2. Provisions for the Disabled:

a) Refuge Areas:
Refuge areas are required for all exits serving floors areas required to be accessible to the disabled. (Ref.3.3.3.6. [f]): the P2 Parking Level floor area and Levels 3, 5, 7, 9, 11, etc. Exits require refuge areas.)
b) Vestibules:
Vestibule used as a refuge area for the south west exit stair should not contain other uses. The drawings indicate locker storage uses. (Level 4 Dwg A1.09, Level 6 Dwg A1.11.)
c) Accessibility:
Stairs located within floor areas impede wheelchair access. This condition appears on Level B1 Dwg A1.05.
d) East exterior ramp at grade:
Ensure that ramps for the disabled comply with the provisions of 3.8.3.3. The gradient of the ramp appears to be excessive.

3. High Rise Measures:

The provisions of 3.2.6., Additional Requirements for High Buildings, apply to this building.

4. Atrium- Interconnected Floor Space:

The provisions of 3.2.8., Mezzanines and Openings through Floor Assemblies, apply to this building.

Fire and Rescue Services Comments

A cursory review of the architectural drawings prepared by Henriquez, Partners, dated Oct. 31, 2001 generated the following comments:

1. Address of principle entrance to be clarified at Building Permit stage.

2. Central Alarm and Control Facility is to be in a protected space at the principle entrance.

3. Fire Fighter's Elevator is to be provided and indicated.

4. Access is required to all interstitial mechanical spaces.

5. A separate Occupant Load Certificate will be required for all assembly spaces with occupant loads
greater than 60 persons.

Appendix F - Conditions prior to Enactment

c) That, prior to enactment of the CD-1 Bylaw, the registered owner shall:
(i) consolidate Lots 11 - 20, Block 359, D.L. 526, Plan 991;
(ii) provide a change summary to clarify changes shown on title;
(iii) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for provision of adequate water and sewer services for the site including any system upgrading that may be identified;
(iv) make arrangements for all electrical and telephone and Cablevision services to be undergrounded within and adjacent the site from the closest existing suitable service point including a review of the overhead plant upgrading that may be necessary to serve this project to determine its impact in the neighbourhood, which could result in service points being changed to reduce impact;
(v) make arrangements satisfactory to the Director of Legal Services and City Engineer for provision of street trees adjacent to the site;
(vi) provide a traffic impact study which takes into account proposed medical technology development in this area;
(vii) execute a legal agreement satisfactory to the Director of Legal Services and City Engineer for proportionate payment of $300,000 for traffic management and transit support measures for the area with payment to be made equally prior to issuance of building permits for Phase I and 2 of the project;
(viii) enter into a legal agreement, satisfactory to the Director of Legal Services, committing the applicant to participate in the City Public Art Program, and obtain approval by the Director of Cultural Affairs of a Preliminary Public Art Plan; and
(ix) pay to the city $562,500 as a community amenity contribution, including $289,797 for the Childcare Endowment Fund.

 

 

 


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2002 City of Vancouver