Pacific Metropolis

Update: North False Creek

While perusing the Concord Pacific website the other day, we noticed that plans are in the works for the final waterfront neighbourhood of its North False Creek development, aka Concord Pacific Place. (Click on map for a larger image).

Although there aren't many details available yet, Concord's Vancouver homepage says that 6 towers will be built to the east of the Plaza of Nations and west of Science World. The new development will consist of approximately 1,100 new condo units, which will go up in '2007 and beyond.'

The 1997 Skyline Study

Back in the mid-1990's, the City's planning department undertook a study that considered five options for the future of Vancouver's skyline:

• retain existing height limits (at roughly 450 feet)
• allow 2 landmark buildings at 600 feet
• allow 2 landmark buildings at 750 feet
• alllow 8 buildings between 450 and 550 feet
• allow 12 buildings between 450 and 550 feet

In the end, the decision was made to include elements from all five plans, according to the following criteria:

• Buildings that exceed the 450 foot limit should be confined to the Central Business District; generally north of Robson Street
• Buildings must not disrupt any of the view cones
• Buildings must not block views of the 'Lions', or views of the mountains from South False Creek
• Building heights should step down as they approach the water

Based on these criteria, the final study noted that there were 'probably 5 practical opportunities for buildings to exceed 450 feet', with two locations that would permit buildings to go as high as 600 feet. It was also noted that in the Triangle West neighbourhood, there was a possibility that a few buildings could rise to between 475 and 550 feet.

So what is the net result of this study, almost ten years later? Well, we now have several new or proposed buildings going up, at the following heights:

• Living Shangri La (648 feet)
• 1133 West Georgia (600 feet)
• 801 West Georgia (rumoured at 525 feet)
• The Melville (464 feet)
• Five Bentall Centre (461 feet)
• The Fairmont Pacific Rim (458 feet)

It's also worth noting that Vancouver's current tallest building, One Wall Centre, is 492 feet.

The original 1997 Downtown Vancouver Skyline Study can be found here (link to pdf), while Appendix C of the report (link to pdf) shows how the skyline is expected to look under the recommended plan.

Hotel Georgia Stories

While considering new development in the vicinity of Granville Street, we thought it would be worthwhile to check in on the latest news regarding the Hotel Georgia property (aka 801 West Georgia, aka 687 Howe).

Skyscraper fans in the city will no doubt recall architect Bing Thom's 57-storey (600 feet) Crystal Tower, which was initially proposed for the site (one of about seven locations in the city where a new building may rise above 450 feet).

After a series of starts and stops for the project (problems with City Council and the planning committee), the owner wound up selling the Hotel Georgia and the adjacent parking garage to Goodman Real Estate in September 2005.

Upon purchasing the property, the Seattle-based developer noted that the previous design was 'unworkable', but said that they would still build a highrise on the site, while at the same time preserving the Hotel Georgia as a heritage building.

Initial plans mentioned a 47 to 50 storey mixed-use tower, with construction set to begin by early 2007, depending on the building design and approval process. At present, however, the developer is not scheduled to meet with the Development Permit Board before the end of this year.

So, those are the facts; now it's time for the rumours. According to the murmurings we've heard, the new building will be 49 storeys (525 feet) tall, combining 8 floors of office space with mostly residential condos. As for the Hotel Georgia, it will become a boutique hotel, with W Hotels being the new manager (again, this is only a rumour).

And since this would potentially be Vancouver's third-tallest building (after the Shangri-La and 1133 West Georgia), it's been said that the architectural design will be iconic.

Looking forward to seeing the plans for this one.

Granville Street Redesign

With the need to rebuild parts of Granville Street following the completion of the Canada Line in two years' time, city planners have taken this opportunity to consider how Granville might be redesigned in the future. (Link to the planning site here).

After evaluating four short-listed proposals this past spring, the City decided to go with the 'Modified Enhanced Existing' option, which will bring moderate changes to downtown traffic patterns along Granville Street. Detailed design proposals are now being drawn up, with construction scheduled to begin in 2008, once the Canada Line is finished.

In reading the city staff's policy report (link to pdf), it's interesting to note that planners see several factors contributing to the revival of Granville.

For instance, the new Canada Line stations at Robson and Cordova Streets will bring as many as 23,000 more people into the area. Furthermore, nearby residential construction (such as the Capitol Residences and Symphony Place) is expected to double the area's population to 30,000 people by 2021.

The designation of an Entertainment District along Granville between Georgia and Nelson Streets has already brought more life into the area, while expansion of the Orpheum Theatre and Scotia Dance Centre should revitalize sections of Granville as well. New retail construction has also increased during the past three years, in response to greater demand.

Looking ahead, the plan aims to transform Granville into one of the city's 'Great Streets' with newly-planted trees, wider sidewalks, and additional space for 'large sidewalk cafes.'

Now, how about this suggestion - why not tear down that horrible Eatons/Sears bathtub and build an Arts Centre there? It would not only make that block more inviting, it would be an ideal location for the Vancouver Art Gallery's proposed expansion, and could become the heart of a pedestrian-friendly arts and entertainment complex that links the Art Gallery to the Orpheum district.

Transit in the GVRD

The Vancouver Sun reported yesterday that Translink has suspended future spending until a review of the agency is completed by Transportation Minister, Kevin Falcon.

The only two initiatives that will continue to go ahead are the purchase of 34 new Skytrain cars, and a detailed design study (but not construction) of the Evergreen Line.

Among the projects that have been suspended are the actual construction of the Evergreen Line, the extension of Skytrain along the Broadway corridor, and the purchase of a third seabus.

The Sun reports that funding is at the heart of the problem, as the BC government is only kicking in 20% of the cost for the Canada and Evergreen Lines, whereas in the past, the provincial government paid 100% of rapid transit construction costs.

On the other hand, the $1.5 billion twinning of the Port Mann Bridge remains a priority for Kelvin Falcon, despite the GVRD's strong opposition to the project on the grounds that it runs counter to the Liveable Region Strategic Plan. (ie: over the long term, it would still leave us with congested roads, because it would contribute to more urban sprawl in the Fraser Valley).

The Ministry of Transportation is currently conducting a governance review of Translink, which should have important implications for future transit spending in the GVRD.

For those who would like to see the provincial government invest more in public transit, now would be a good time to let your MLA know how you feel.

Here's a link to a directory that provides contact details for provincial MLAs. You can give online feedback on many of their websites, send an email, or make a quick phone call to their consituency office.

Kevin Falcon will be making key decisions in the next few weeks.

Capital Idea

As we continue our look at new construction projects located nearby Vancouver's emerging entertainment district, there's reason to get excited about a development that's going up on Seymour Street, next to the Orpheum Theatre.

The old Capital Six cinemas have already come down, and in their place will rise the 42-storey (414 feet) Capitol Residences, which will bring an additional 383 new condo units to the neighbourhood. Completion is scheduled for 2009.

In what has been described as the largest-ever density-bonus agreement with the city, the developers will spend about $20 million on improvements and additions to the Orpheum Theatre, in return for the extra height granted to the building.

According to the Vancouver Sun (link to article here, via Twarog's site), the changes include an extension of the Orpheum's stage, construction of a 14,500 square-foot rehearsal room, and a 24,000 square-foot music school.

Excellent design, fantastic public amenities. All-in-all, it's a quality project that will be great for the city.

For a look at the Development Permit Staff Committee Report, click here (link to pdf).

La Dolce Vita?

On the imdb website, Fellini's 1960 film La Dolce Vita is summarised by one reviewer as 'a chronicle of a decadent society where there [are] no more values except alcohol and sex, and no solutions but suicide'.

Let's hope that the sweet life in the Dolce and Vita buildings doesn't become quite so depraved.

Capitalising on their proximity to the Orpheum Theatre, these two towers have been packaged together and dubbed Symphony Place.

The first to market is called the Vita, which will rise to 28 storeys (270 feet), and occupy the corner of Smithe and Seymour streets. The second tower, located across the lane on the corner of Smithe and Richards, will be slightly taller at 31 storeys (300 feet).

A total of 146 new condos will be built by the time the project is completed in 2008.

The good news is, we're trading a couple of ugly parking lots behind the Orpheum for two new condo buildings. Furthermore, the public parking lots aren't going away - they've been maintained within the new buildings, which will connect the two lots via 4 bridges above the lane.

On the Orpheum side of the development, Symphony Place will also add a public art piece called 'Cadenza' - a 120 foot wall of decorative glass that is designed to catch the light of street traffic. The developers are also aiming to make Smithe Street more pedestrian-friendly, by incorporating street-level restaurants and cafes in the buildings.

For some reason though, the local media keeps parroting the project's marketing, which claims that the buildings will become an 'architectural landmark'. Never mind comparisons to the Grace, Jameson House, or 1133 West Georgia - we're still trying to figure out how these buildings stand out from most other Vancouver condo towers.

For a copy of the Development Permit Staff Committee Report, click here (link to pdf).

A Tip of the Hat to Cowtown

After much anticipation, plans were finally released yesterday for Encana's landmark contribution to Calgary's skyline, the Bow Tower. (Or, as one wag has already dubbed it, the Encana Banana).

With construction of the Encana Centre complex set to begin next summer, the oil company's future headquarters are expected to cost between $850 million and $1 billion to build. When it's completed in 2010, the Bow Tower will be western Canada's tallest building, rising to 59 stories (810 feet).

By comparison, Vancouver's tallest building, the Shangri-La, will be 61 storeys (648 feet) tall when it tops out next year - a full 162 feet shorter than Calgary's tallest. While some might see this as an indication of what oil money (as opposed to tourism dollars) can buy you, it's worth noting that Vancouver limits the heights on its new buildings to 650 feet.

Another Vancouver-related tie-in with this project: the Bow Tower was designed by Foster + Partners, the same starchitect firm that designed Jameson House here in our town.

As for some of the early reactions to the Bow Tower, we get the sense that people want to like it, but it appears that they have some misgivings; it's as if Calgarians are asking the world, 'does this bow make us look fat?'

Well, let's just say that common wisdom suggests that short, stocky people shouldn't wear shirts with horizontal stripes. On the other hand, we're genuinely happy for you fatsos - many of us in Vancouver would love to see our skyline crack the 800 foot mark.

For more information on the project, Encana's press release and links to photos can be found here.

The Dalai Lama Center

Perhaps one of the biggest development stories of the past few months was the September announcement that the Dalai Lama Center for Peace and Education will be built in Vancouver.

Many of the project's details are still coming together, but here's what we know so far:

• Although the building site has not yet been chosen, properties have been considered in Yaletown, Gastown, and Downtown.
• Of the estimated $60 million total project cost, $30 million has already been raised from private donors.
• The building will include an outdoor piazza, rooftop garden, bookstore, library, art gallery, film screening theatre, and performing arts theatre, in addition to performance art studios and meeting rooms.
• The project is scheduled for completion by 2009.

As for the Center's architecture, Victor Chan told the Vancouver Sun that the building should be 'iconic', but not 'flamboyant'. Rather, it will be a 'psychologically comfortable' place where people can easily 'drop in and linger'.

Although an architect has not yet been selected, Openspace Architecture has a series of concept photos available on it's website, here.

For more information on the project, have a look at this article (link to pdf) from the Sun, as well as this media backgrounder from the DLC.

No Thanks

Vancouver isn't exactly getting a gem in the new Sapphire building that's currently going up accross from the Melville, at 1188 West Pender.

Unfortunately, it's an ugly structure that's reminiscent of some of the worst architecture that was thrown up in our city during the 1960s and 70s. Or maybe we're just looking at a bad rendering.

However, if it does turn out to be as awful as the above picture suggests, pity the residents of the Melville who will have to gaze out upon it, since it will form a significant part of their harbour views.

As for Sapphire residents, they'll be protected for 16 hours each day by a concierge service. Homeless people will presumably be able to roam throughout the building during the other 8 hours.

When it's completed in early 2008, the 'ugly broach of Triangle West' will rise to 31 storeys (319 feet), and have 110 condo suites. Have a look at the Development Permit report here (link to pdf).

Bah.