CONTEXTCONTEXT PLANPLAN

2.01 CONTEXT MAP CONTEXT PLAN CONTEXTCONTEXTCONTEXT PLANPLANPLAN 1

11

1. 1575 WEST GEORGIA ST. & CARDERO ST. HEIGHT: 256’/81 M APPROVEDPROPOSED

2. 1608 & 1616 WEST GEORGIA ST. 6 HEIGHT:385’/117.35 M PROPOSED

3. 1500 WEST GEORGIA ST. HEIGHT:500’/152 M PROPOSED1. 1575 WEST GEORGIA ST. & CARDERO ST. 1.PROPOSED 1575 WEST GEORGIA ST. & CARDERO ST. HEIGHT: 256’/81 M HEIGHT: 256’/81 M PROPOSED 5 PROPOSED4. 1550 ALBERNI ST. HEIGHT:443’/135 M 2. 1608 & 1616 WEST GEORGIA ST. 2.APPROVEDPROPOSED 1608 & 1616 WEST GEORGIA ST. HEIGHT:385’/117.35 M HEIGHT:385’/117.35 M PROPOSED SHATO PROPOSED5. 1668-1684 ALBERNI ST. Letter of Enquiry HEIGHT: 385’/117 M 15 HOLDINGS 3. 1500 WEST GEORGIA ST. LTD.1640/1650 ALBERNI ST, , BC April 8th, LANDA 2016 GLOBAL ASIA STANDARD AMERICAS SOM IBI GROUP LOE3.PROPOSED 1500 WEST NOVEMBER GEORGIA ST. 2018 26 HEIGHT:500’/152 M HEIGHT:500’/152 M PROPOSED PROPOSED 6. 1698 WEST GEORGIA ST. HEIGHT:4. 1550 ALBERNI 326’/100 ST.M 4. 1550 ALBERNI ST. PROPOSEDHEIGHT:443’/135 M HEIGHT:443’/135 M PROPOSED PROPOSED

SHATO SHATO Letter of Enquiry 15 HOLDINGS Letter of Enquiry 15 HOLDINGS1640/1650 ALBERNI ST, VANCOUVER, BC April 8th, LANDA 2016 GLOBAL ASIA STANDARD AMERICAS SOM IBI GROUP LOE NOVEMBER 2018 26 LTD.LTD.1640/1650 ALBERNI ST, VANCOUVER, BC April 8th, LANDA 2016 GLOBAL ASIA STANDARD AMERICAS SOM IBI GROUP LOE NOVEMBER 2018 26 1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 17 2.02 PHOTOS & EXISTING STREETSCAPE STREET VIEWS

W GEORGIA ST 1 4

BIDWELL ST 5 2

ALBERNI ST

3

EIHU LANE SITE 2 1 5

6 ROBSON ST 4

CARDERO ST

3 6

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL ASIA STANDARD AMERICAS SOM IBI GROUP LOE NOVEMBER 2018 5 1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 18 2.02 PHOTOS & EXISTING STREETSCAPE - VIEWS ALONG ALBERNI STREET

1698 WEST GEORGIA ST 33 F

(SITE OPPOSITE)

1468

APPROVED 1640-1650 ALBERNI ST. 1668-1684 ALBERNI ST. 43F - 385FT. 39 F-385 FT PROPOSED APPROVED

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 19 2.02 PHOTOS & EXISTING STREETSCAPE - ALBERNI ST LOOKING SOUTH

PROPOSED NICOLA STREET NICOLA CARDERO STREET BIDWELL STREET

11488468 AlberniAlberni 1550 Alberni 1640/1650 Alberni 1668/1684 Alberni

Width: 37.9 m Width: 21 m Width: 25 m Depth: 26 m Depth: 25.9 m Depth: 29 m Floor Plate Size: 6620 sf Floor Plate Size: 5500 sf Floor Plate Size: 5500 sf Balcony Size: 19% Balcony Size: 14% Balcony Size: 10.4%

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 20 2.02 PHOTOS & EXISTING STREETSCAPE - WEST GEORGIA ST LOOKING NORTH

PROPOSED BEYOND NICOLA STREET NICOLA CARDERO STREET

Width: 27.4 m Width: 33 m Width: 36.4 m Width: 28.8 m (midpoint); 31.2 m (top) Depth: 26.8m Depth: 36 m Depth: 36.9 m Depth: 29.9 m (midpoint); 32.6 m (top) Floor Plate Size: 5264 sf Floor Plate Size: 7800 sf Floor Plate Size: 5880 sf (avg) 7392 sf (max) Floor Plate Size: 6500 sf Balcony Size: 12% Balcony Size: 12% Balcony Size: 12.7% Balcony Size: 20%

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 21 2.03 EXISTING ZONING7.3 / ZONINGCORRIDORS ANLYSIS Figure 7.2: West End Sub-Areas WEST TheEND Corridors COMMUNITY are generally the newer PLAN-SUB-AREAS areas of the community where the majority of new housing LEGEND and job space has been built over the past 40 years. They are well served by transit, services Area Boundary

and amenities. The Corridors provide additional Chilco St Gilford St Denman St Bidwell St Cardero StNicola StBroughtonJervis St StStreetsBute St Thurlow St Burrard St opportunitiesChilco SttoGilford accommodate St Denman St Bidwelljob space St Cardero and StNicola StBroughtonJervis St St Bute St Thurlow St Burrard St W Georgia St W Georgia St Park Alberni Retail housing that meet the needs of the community. Georgia Corridor Alberni St Georgia Corridor Alberni Beach District Overall Directions Retail District Alberni St Villages Lower Robson Robson Village Lower Robson Robson St • Strategically locate opportunities for new Robson St Neighbourhoods growth through increased heights and densities Haro St along the Georgia and Burrard Corridors and Haro St Lower Robson/Davie in Lower Robson to help deepen housing Georgia/Burrard Corridors Barclay St affordability and to contribute public benefits. Barclay St Alberni Retail District • InWest Lower of Davie, Denman increase densities toNelson help Slopes Nelson Plateau Nelson St deepen housing affordability, while maintaining Nelson St 7.3 CORRIDORSDenman Burrard existing height limits.Village Corridor Comox St Comox St • Strengthen Alberni Street (between Burrard and WEST END COMMUNITY- PLAN_ CORRIDORS Corridor Burrard TheBute Corridors Streets) are as generally an emerging the newer retail district.areas of the Pendrell St Pendrell St 7.3 CORRIDORScommunity where the majority of new housing The Corridorsand are job generally space has the beennewer built areas over of the the pastLower Davie Lower Davie DAVIE VILLAGE Davie St community where40 years. the majorityThey are of well new served housing by transit, services Davie St

and job spaceand has amenities. been built The over Corridors the past provide additional Chilco St Gilford St Denman St Bidwell St Cardero StNicola StBroughtonJervis St St Bute St Thurlow St BurrardBurnaby St St 40 years. Theyopportunities are well served to accommodate by transit, services job space and Burnaby St W Georgia St Alberni Retail and amenities.housing The Corridors that meet provide the needs additional of the community. Georgia Corridor AlberniHarwood St St Beach Harwood St District opportunitiesOverall to accommodate Directions job space and housing that meet the needs of the community. Lower Robson RobsonPacific St St • Strategically locate opportunities for new English Bay Pacific St English Bay growth through increased heights and densities Overall Directions Haro St along the Georgia and Burrard Corridors and Beach Ave •Strategically locate opportunities for new growth through increased in Lower Robson to help deepen housing Beach Ave Barclay St heights and densitiesaffordability along and the to Georgia contribute and Burrard public benefits.Corridors and in Lower Robson to help deepen housing affordability and to contribute • In Lower Davie, increase densities to help public benefits. Nelson St deepen housing affordability, while maintaining •In Lower Davie, increase densities to help deepen housing LEGEND existing height limits. Comox St affordability, while maintaining existing height limits. • Strengthen Alberni Street (between Burrard and Area Boundary Park Corridors •Strengthen Alberni Street (between Burrard and Bute Streets) as an Corridor Burrard Bute Streets) as an emerging retail district. Pendrell St emerging retail district. Streets Beach

Lower Davie DAVIE VILLAGE Davie St 1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL ASIA STANDARD AMERICAS SOM IBI GROUP LOE NOVEMBER 2018 6 1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 22 Burnaby St

WEST END COMMUNITY PLAN 7.0 PLACESHarwood St 47 WesT eND COMMUNITY PlaN 7.0 PlaCes 33 Pacific St English Bay

Beach Ave

LEGEND

Area Boundary Park Corridors Streets Beach

WEST END COMMUNITY PLAN 7.0 PLACES 47 2.03 EXISTING ZONING / ZONING ANLYSIS

WEST END COMMUNITY- PLAN- CORRIDORS 7.3.1 Georgia and Burrard Corridors Georgia Corridor Character • Building heights should not exceed view corridor limits (except in The Georgia Corridor includes a portion of the Central Business District accordance with the General Policy for Higher Buildings). However, where (CBD), and is generally located between West and the not restricted by view corridors, building heights can be considered up to lanewayLEGEND north of , from Burrard Street to Denman Street Area Boundary a maximum of: (excludingStreets the Village areas). The Burrard Corridor is generally located Park betweenBeach Burrard and Thurlow Streets, from Pacific Street to the laneway - Area 'A’: 117.3 metres (385 feet) south of Robson Street (excluding the Village areas). - Area ‘B’: 152.4 metres (500 feet) Considered the transition areas between the Neighbourhoods and the downtown, these are the newer areas of the West End where the majority - Area ‘C’: 213.4 metres (700 feet) of new housing and job space has been built over the past 40 years. They - Area ‘D’: 167.6 metres (550 feet) have a character similar to the downtown with mostly high-rise office, hotel, institutional and residential buildings, and are well served by transit, services Building heights are subject to other Council-approved policies, guidelines, and amenities. by-laws and urban design considerations, and a minimum site frontage of 39.6 metres (130 feet). Development proposals with frontages of less than The Georgia and Burrard Corridors will accommodate additional job space and housing, close to transit, local services and amenities, which help meet 39.6 metres (130 feet) can be considered at the discretion of the Director of the needs of the community. Planning, where these proposals include contributions to the Public Benefits Strategy, including secured market rental or social housing. Policies • Maximum densities will recognize urban design considerations on a site by Looking southeast down West Georgia Street (Credit: Jullius Reque on Flickr) General site basis. • Sculpt built form to maximize sunlight on the sidewalks. • To maximize views and sunlight on sidewalks, residential floor plates above • Ensure new development maintains important public street end views to the podium level(s) should not exceed: the North Shore mountains, English Bay, and Stanley Park. - Area ‘A’: 511 square metres (5,500 square feet) • Building heights should not exceed view corridor limits (except Queen Elizabeth View Corridor where consistent with the General Policy for - Area ‘B’: 603.9 square metres (6,500 square feet) Higher Buildings). - Area ‘D’: 696.8 square metres (7,500 square feet) • Along West Georgia and Burrard Streets, set back residential lobby • In Areas ‘A’, ‘B’, ‘C’ and ‘D’, rezoning applications to increase density can be areas from the street to maximize commercial or public uses along the considered. Where an application includes a residential component (only street frontages. outside the CBD), density increases will be considered to support the Public Benefits Strategy (see 17.0 Public Benefits Strategy). • Strengthen Alberni Street (Burrard Street to Bute Street) as an emerging retail district.

Georgia Corridor Georgia Corridor: Areas 'A', 'B', 'C', and 'D' LEGEND

Area Boundary Streets Gilford St Denman St Bidwell St Cardero StNicola St Jervis St Bute St Thurlow St Burrard St W Georgia St Park

Burrard Corridor C A B Alberni St Beach English Bay D Robson St

Haro St Location of Georgia and Burrard Corridors in the West End Barclay St

1640/16501640/1650 ALBERNI ALBERNI ST, VANCOUVER, ST, VANCOUVER, BC BC LANDA LANDA GLOBAL GLOBAL | ASIA STANDARD ASIA STANDARD AMERICAS AMERICAS | SOM |SOM IBI GROUP IBI GROUP Nelson St REZONING LOE APPLICATION NOVEMBER 2018 MARCH 2020 7 23

Comox St

Pendrell St

Davie St

Burnaby St

Harwood St

Pacific St English Bay

Beach Ave Active Transportation Improvements 2.03 EXISTING ZONING / ZONING ANLYSIS Commercial Street Public Realm Improvements New Active Transportation Figure 9.1: Walking and Cycling Improvements Corridors Laneway Improvements WEST END COMMUNITY PLAN-WALKING AND CYCLING IMPROVEMENT (pilot projects) LEGEND Seawall Access Improvements Area Boundary Seawall Improvements

Streets Thurlow Improvements Chilco St Gilford St Denman St Bidwell St Cardero StNicola StBroughtonJervis St St Bute St Thurlow St Burrard St W Georgia St Park Improved Pedestrian Crossings Alberni St Beach Mid-Block Pedestrian Stanley Park Existing Bikeway/Greenway Crossings Robson St Potential Mid-Block Potential New/Improved Pedestrian Crossings Walking/Cycling Route Morton Park Area Haro St Pedestrian Improvements Barclay Potential Pedestrian/ Heritage Square Public Realm Improvements Barclay St Potential Pedestrian Improvements Nelson St Potential Laneway Nelson Park Improvements Comox St (Pilot Projects) Potential Seawall Figure 9.2: Transit and Road Network Improvements Pendrell St Morton Improvements Park WEST END COMMUNITY-PLAN TRANSIT Potential Seawall Access Davie St LEGEND Improvements

English Bay Burnaby St AreaPotential Boundary Mid-Block Beach Alexandra Pedestrian Crossing Park Park Streets Potential Morton Park Area Chilco St Gilford St Denman St Bidwell St Cardero StNicola StBroughtonJervis St St Bute St Thurlow St BurrardHarwood St St Park W Georgia St Pedestrian Improvements Alberni St Beach Pacific St Existing Passenger Stanley Park English Bay RapidFerry Transit Dock Line Sunset Beach Park Robson St Beach Ave RapidPotential Transit Passenger Station Ferry Dock Haro St Existing Bus Route Barclay Existing Pedestrian Heritage Existing Community Shuttle Square Activated Traffic Signal Barclay St Route PotentialPotential Community Pedestrian Shuttle Nelson St ExtensionActivated Traffic Signal Existing Traffic Signal Nelson Park Relocate Potentially Relocate Bus Comox St LayoverExisting Traffic Circle 1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL ASIA STANDARD AMERICAS SOM IBI GROUP LOE NOVEMBER 2018 8 PotentialExisting Intersection Vehicle Diverter 1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBIPendrell GROUP St REZONING RealignmentAPPLICATION MARCH 2020 24 Morton Park Relocate Potential Morton Park Area Davie St Road Network Improvements Relocate Existing Passenger Ferry Burnaby St Alexandra Dock Park Potential Passenger Ferry English Harwood St Bay Dock Beach Park Pacific St Existing Pedestrian Activated WEst EnD CoMMUnItY PLEnglishan Bay 9.0Traffic tra nsSignalPortatIon 69 Sunset Beach Potential Pedestrian Park Beach Ave Activated Traffic Signal Existing Traffic Signal Existing Traffic Circle Existing Vehicle Diverter Note: Downtown bus service review underway.

WEST END COMMUNITY PLAN 9.0 TRANSPORTATION 71 2.04 BASEPOINT CALCULATION

The Basepoint Elevation for the project (12.084m / 39.65’ above GVRD Datum) is calculated as the lowest point of the site surface at the tower footprint (shown yellow). The site surface is taken from interpolated Building Grade elevations provided by the City of Vancouver, and are relative to the Greater Vancouver Regional District (GVRD) Datum, as noted on BG 2016-00045 below.

UPDATED BASE POINT 18 February 2020 12.084m 11.62M 39.65’ 38.12’

22’-1.25” 12.37M 12.46M 48’ 40.58’ 40.88’

14.06M 46.13’

SKIDMORE, OWINGS & MERRILL LLP

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 25 2.05 VIEW CONES AND BUILDING HEIGHT

SITE The proposed tower is crossed by a number of view cones:

-View cone 20.2 stemming from Granville St at -View cone 3.21 which stems from Queen Elizabeth Park -View cone B1 stemming from Charleson Seawall

View Cone 3.2.1 is well above the proposed project massing and does not impact its form. The same applies to view cone B1.

The most restrictive view cone affecting the site is View Cone 20.2. The view cone 20 protects the view of Capilano Mountain can be seen amongst the neighbouring peaks of Enchantment, Wizard, and Magic. The East Lion can just be seen at the western edge of this view. VIEW CONE 3.2.1

VIEW CONE 20

2410 Granville st

1111 +1133 Beach Ave and 1160 Burnaby St

Approximate Project Outline

Approximate view from view cone 20

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 26 2.05 VIEW CONES AND BUILDING HEIGHT

Maximum building height is determined by the Zoning Maximum building height is determined by the Zoning and Development By-law, Official Development Plan, and Development By-law, Official Development Plan, and City adopted View Cones - whichever is more and City adopted View Cones - whichever is more restrictive. The attached View Cone Illustration provided restrictive. The attached View Cone Illustration by CoV indicates the approximate height of the most indicates the approximate height of the most restrictive restrictive View Cone(s) above this site. The view cone View Cone(s) above your site. These height(s) are data set was updated in April 2018. The heights noted on this illustration supersede any previous advice supplied derived from estimated grades and preliminary View for this site. Cone heights and should not be considered as final or precise. A View Calculation Record, which provides All elements such as roof top mechanical and roof top maximum geodetic elevations, may be requested appurtenances such as elevator overruns/ stairs will not by submitting a schematic architectural design and protrude into the view cone. All parts of the development Building Grades. including stairs, screen walls, mechanical rooms, elevator overruns, etc., will be located below view cone. Note that elements such as roof top mechanical and roof top appurtenances such as elevator overruns/ stairs cannot protrude into the view cone. All parts of the development must be anticipated and planned for, including stairs, screen walls, mechanical rooms, elevator overruns, etc., must be located below this height, and will not be treated as "exceptions" to the view cone. 119.401m

Please note that the provision of a maximum height does not imply support or approval that all buildings should go to the maximum height, or fill the building envelope fully to the maximum. As part of the complete development review process, building design must also respond to other policies and guidelines, which may require further shaping, stepping, reductions and/ or refinement of the building tops.

The City of Vancouver's View Cone data set was updated in April 2018. The heights noted on the attached illustration supersede any previous advice supplied for this site.

VIEW CONE ENVELOPE

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 27 BASIC VIEW CONE BUILDING HEIGHT LIMITS Address: View Cones crossing the site: The;,attachc;,d image;, dc;,picts the;,most rc;,strictivc;,Vic;,w  Planning, Conc;,(s). Plc;,asc;, bg advisgd thc;,rc;, may be;, othc;,r Vigw �• rCITY OF Urban Design & I 1640 Alberni Street 20.2, 3.2.1 and B1 Congs crossing the;, sitg as listgd hgrc;,. VANCOUVER Sustainability t------�--�.------,,------,------1 Requested by: Jeff Christianson (IBI Group) Prepared by: Sander Mozo Date: Jul 18 2018 Page No: 1 of 1 2.05 VIEW CONES AND BUILDING HEIGHT

All building elements such as roof top mechanical and VIEW CONE LIMIT 440.64’ elevator overruns/ stair fall below the view cone limit 481.46’ VIEW CONE LIMIT provided by the city of Vancouver dated April 2018.

VIEW CONE LIMIT 437.56’

436.32’ TOP OF ELEVATOR OVERRUN PARAPET

436.32’ TOP OF MECH SCREEN

436.32’ TOP OF ELEVATOR OVERRUN PARAPET

428.57’TOP OF ROOF PARAPET

435.20’ VIEW CONE LIMIT

* ALL ELEVATIONS ARE GEODETIC

MAX VIEW CONE ENVELOPE PROVIDED BY THE CoV

SECTION THROUGH THE VIEW CONE ENVELOPE

436.32’ TOP OF ELEVATOR OVERRUN PARAPET

436.32’’ TOP OF MECH SCREEN

MAX VIEW CONE ENVELOPE PROVIDED BY THE CoV

ISO SECTION - EAST-WEST

OVERLAY OF VIEW CONE ENVELOPE AND PROPOSED DESIGN

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 28 2.05 VIEW CONES AND BUILDING HEIGHT

The project adhere to view cone limit provided by the city of Vancouver. Proposed design is asking for no encoarchments into the view cone envelope.

VIEW CONE 3.2.1 The West End Community Plan requires the height of building located in Area ‘A’ of the Georgia Corridor to be restricted to below 385 ft (117.3m) above base surface. The roof plane is located below the West End Plan’s 385’ height limit. Only the elevator overrun, stairs and mechanical appurtenance extends past VIEW CONE 20.2 this plane.

This relaxation of the height requirement is permitted by section 10.11 of the Vancouver Zoning and Development Bylaw. WEST END COMMUNITY PLAN Maximum height above base surface for Georgia Corridor Area A Building height has been measured to top of structural slab given the 25% intensive green roof. Section 10.18.5 allows for exclusion of roof infrastructure with 25%intensive green roof.

The appearance of elevator overrun and the other screened mechanical spaces on the roof are carefully considered to continue the tapered massing at the top of the tower.

6 5 4 3 2 1

TOP OF MECHANICAL VIEW CONE 20.2 +396' - 8" GEO:396.67’+39.65’=436.32’(GEO 132.99) (132.99m) TOP OF PARAPET MECHANICAL MECH MECHANICAL +388' - 11" GEO:388.91’+39.65’=428.57’(GEO 130.63) (130.63m) ROOM ROOM (SCREENED) TOP OF ROOF +384' - 11" WEST END COMMUNITY GEO:384.91’+39.65’=424.56’(GEO 129.41) (129.41m) PLAN (385’) RESIDENTIAL RESIDENTIAL

LEVEL 43 +374' - 9 1/2" (GEO 126.32) GEO:374.79’+39.65’=414.44(126.32m)

LEVEL 42 +365' - 8" GEO:365.75+39.65’=405.4’(123.54m)(GEO 123.54)

LEVEL 41 +356' - 6 1/2" GEO:356.54+39.65’=396.19’(120.76m)(GEO 120.76)

SECTION - EAST-WEST LEVEL 40 +347' - 5" (GEO 117.98) * PROJECT BASE POINT IS AT 39.65’

1640/1650 ALBERNI ST, VANCOUVER, BC LANDA GLOBAL | ASIA STANDARD AMERICAS | SOM | IBI GROUP REZONING APPLICATION MARCH 2020 29