Rezoning Submission

2017.10.06

1 1 3 3 Melville

Stre et

Rezoning Submission 2017.10.06

1133 Melville Street

Oxford Properties Group James KM Cheng Architects Adamson Associates Architects PFS Studio Landscape Architects Read Jones Christoffersen Ltd Integral Group Bunt & Associates Engineering Gradient Wind Engineering Ltd LMDG Building Code Consultants LtdSoberman Vertical Transportation Consulting R.F. Binnie & Associates Ltd

Table Of Content

Introduction /011.1 Introduction 08

Renderings /066.1 Renderings presented to UDP 76

RezoningPolicies/02

2.1 City Of Vancouver Rezoning Policies 12

ExistingContext/03

3.1 Site Context 16

3.2 Urban Block 18

/04

Urban DesignResponse

/055.1 Inspiration 52

5.2 Built Form 54

5.3 Program 56

5.4 Structural Concept 58

5.5 Social Sustainability 60

5.6 Material Palette 66

5.7 Lighting strategies 68

ArchitecturalResponse

Team/07

4.1 Inspiration

4.2 Skyline

4.3 Green Network

4.4 Site Structure

4.5 Pocket Park

4.6 Spatial Structure

4.7 Contextual Massing

4.8 Streetscape

22

24

28

30

32

38

40

44

Introduction/01

8  1133 Melville Rezoning Submission

Introduction

Project Brief The first design for 1133 Melville was presented to the Urban Design Panel on October 21st, 2015. While the panel indicated that height and massing were generally acceptable, and that the tower reflected an “elegant” design, there were several specific recommendations. Paraphrasing the most prominent, the Owners were recommended:

Oxford engaged a new team to reconsider the tower which has taken some of the original, strong elements of the tower including a high-performance mechanical system, more sizable floor plates at the base, and an objective to target LEED Platinum, and pushed the boundaries to explicitly address the Urban Design Panel’s feedback, and to otherwise improve its tower design.

A revised UDP submission by this new team was considered and unanimously supported by an enhanced UDP for Higher Building on May 31, 2017. This submission was deemed to have addressed all key recommendations by the previous panel.

Overall, Oxford believes that the panel’s feedback has pushed it to create a tower which is eminently more leasable, and which both the City and Oxford will be more proud of.

Rezoning Submission - May 11th, 2015

Team : Oxford Properties Group Kohn Pedersen Fox Associates (KPF) Kasian Architecture Interior Design Sharp & Diamond Landscape Architect Cornelia Oberlander Landscape Architect

• To offer a more unique, bold, architectural design withspecialconsiderationforthepartwhichpiercestheviewcone, and for theviewofneighboring sitesmaywantamorearticulatedformthroughout.

• To better acknowledge the “transitional” nature of theblockwhich links larger commercial to smaller residen-tial towers by slimming the tower and creating amorepedestrian-scaleat-grade.

• To improve the passive elements of the tower’s energysustainabilitystrategytocomplementtheefficacyofthemechanicalsystem.

• To improve and expand the contribution to the pub-lic realm with more dramatic and sizable public areas,especiallythethoroughfarefromMelvilletotheLane,andabettertransitionbetweentheblockanditssurroundingareas.

1.1

Rezoning Policies

/02

12  1133 Melville Rezoning Submission

Rezoning Policies

Response to Rezoning PoliciesThere are four impactful policies which shape the underlying framework for the proposed development. The responses to the General Policy for Higher Buildings and the Rezoning Policy for the Central Business District are articulated throughout the document.

2.1

Policy I | General Policy For Higher Buildings (Key Policy)

All higher buildings:

Must establish a significant and recognizable new benchmark for architectural creativity and excellence – while making a significant contribution to the beauty and visual power of the city’s skyline.

Must significantly demonstrate and advance the city’s objective for carbon neutrality for new buildings : 1) 45% reduction in energy consumption or 2) connected to a neighborhood energy system.

Should provide a lasting and meaningful public legacy.

Should achieve community benefits ( i.e. social | cultural space ).

Should include activities and uses of community significance such as public observation decks or other public amenity.

Should provide on-site open space that represents a significant contribution to the green network.

Should not contribute to adverse micro climate effects.

Should be given careful consideration to minimize adverse shadowing and view impacts on public realm.

Should not have signage at a height greater than the building’s height limit.

✓

✓

✓

✓

✓

✓

✓

✓

✓

Policy II | Rezoning Policy for Central Business District (CBD) and CBD Shoulder

CBD Extension areas (i.e. Area F) are intended for future expansion of CBD. It’s Important to:

Maintain and/or increase the commercial (office) capacity on these sites for long term viability and expansion of CBD.

To help City’s sustainability objectives by creating additional job spaces and strengthening access to jobs by transit, walking and cycling thus meeting suitable transportation objectives.

Continue to prohibit market residential development except in limited situations.

✓

✓

✓

13

Policy III | Rezoning Policy for Sustainable Large Developments (Key Policy)

and Policy IV | Green Building Policy Rezoning

Discretionary Building Height Increase up to View Corridors (not including QE View 3). In the absence of View Corridors discretionary increase in height up to 600’

Area F

Central Business District Shoulder Discretionary Building Height Increase up to 550’

High Buildings Only Permitted Within the Areas Shown in Above Map(Reference : General Policy For Higher Buildings - Amended Policy June 2014)

Central Business District Shoulder Discretionary Building Height Increase up to 500’

Identified Sites for Higher Buildings

Building Site

General Height of High Buildings375’425’

425’

500’

375’

700’

550’

550’ CentralBusinessDistrict

BurrardBridge

Gateway

GranvilleBridge

Gateway

Areas with No View Corridor Restrictions (or only impacted by QE View 3)

Legend

Reference Policy Documents :Policy I . General Policy For Higher Buildings - Amended Policy June 2014 (Key Policy)Policy II. Rezoning Policy for Central Business District (CBD) and CBD Shoulder - June 16, 2009 Metro Core Jobs and Economy Land Use Plan - July 12, 2007Policy III. Rezoning Policy for Sustainable Large Developments (Key Policy)Policy IV. Green Building Policy for Rezoning

Existing Context

/03

16  1133 Melville Rezoning Submission

Site Context

Under DODP :Area F : CBD Shoulder areaArea A, B : CBD areasZoning is DD.

Thur

low

St.

Burr

ard

St.

Hor

nby

St.

How

e St

.

Bute

St.

Jerv

is S

t.

Brou

ghto

n St

.

Nic

ola

St.

Card

ero

St.

Melville St.

Site

ShangriLa

BentallTrump Tower

Robson St.

Alberni St.

W Georgia St.

W Pender St.

W Hasting St.

F

A

B

Transitional Urban FabricThe site is located in the Vancouver Central Business District Shoulder on Mel-ville Street between Thurlow and Bute. The specific site is in a transitional zone between a more consistent downtown office zone with higher built-form and larger floor plates and downtown residential zone with a mix of low and high slender built forms.

Floor plates and block sizes taper immediately to the West, some of Vancouver’s largest and most impactful are to the East at Bentall Centre including the ShangriLa and the Trump.

3.1

17

Towers to the West drop off in height, to the immediate South are Vancouver’s tallest towers, the ShangriLa, the Trump Tower and the Bental.

W Hasting St.

W Pe

nder St.

W Georgia St.

Melville St.

SITE

Thurlow St.

Burrard St.

Shan

gri L

a

Trum

p To

wer

Bent

al ce

ntre

18  1133 Melville Rezoning Submission

UrbanBlock

Permeability The Site is the local heart of a transitional urban block; as such, the pedestrian network and permeability of the cross-block connections should be an integral part of the Site’s identity. The block should play a role in linking the nearest, sizable parts of the urban park network including Sun Life Plaza and Fidelity Life Plaza.

EXISTINGBUILDING

MelvillePlace O�ce223’ (68m)

Sun Life PlazaO�ce

220’ (67m)

Orca PlaceHotel

250’ (76m)

LodenHotel174’

(53m)

The Melville433’ (132m)

Sapphire Residential301’ (92m)

1166 PenderCircle

200’ (61m)

Clarica BuildingO�ce

223’ (68m)

1130 PenderO�ce

210’ (64m)

1112 WestPender Street

111’ (34m)

535 Thurlow Street

102’ (31m)Fidelity LifePlaza

SunlifePlaza

BentallPlaza

Melville St.

Bute

St.

Thur

low

St.

Lane

Lane

West Pender St.

1111 MelvilleO�ce

36’ (11m)

Pas

sage

D2

E2

F2

AB

E1

F1

The Permeability of the Urban Block creates an interesting pedestrian movement experience which should be maintained and enhanced.

D1 C

3.2

19

C. Existing Passage - Lane ViewB. Existing Passage - Melville Street ViewA. Melville Street View

Existing Site

D1. Lane View E1. Lane View F1. Lane View (Existing Fidelity Life Plaza)

D2. Pender Street View E2. Pender Street View (Site is visible) F2. Pender Street View

Copyright reserved. This plan and design is and at all times remains the exclusive property of

James K.M. Cheng Architects, Inc. and cannot be used without the architect's written consent.

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Suite 200-77 West Eighth Avenue

Vancouver, B.C. Canada V5Y 1M8

T: 604.873.4333 info@jamescheng.com

James KM Cheng Architects Inc.

date revisions

notes

2017-10-06 9:49:45 AM

10/06/17

1133 MELVILLE STREET, VANCOUVER

Checker

CONTEXT ANALYSIS

A0.2a

Author

2017-10-06 ISSUED FOR REZONING SUBMISSION