Tall & Urban News

A rezoning application has been submitted by local developer Reliance Properties to turn the property of a 1969-built, six-story car park in downtown Vancouver into a 29-story office tower. While a building height of up to 450 feet (137 meters) is permitted by the site’s zoning, the actual buildable height is significantly curbed by a view cone from the Cambie Street Bridge.

But the 338-foot (103-meter)-tall building is still able to achieve significant density—a total floor area of 445,350 square feet (41,374-square-meter) on a 18,705-square-foot (1,737-square-meter) site, creating a floor space ratio density of 22.9 times the size of the lot, which occupies over half the city block. Other than office uses, the building includes 15,000 square feet (1,394 square meters) of ground-level retail and restaurant space, and significant premium amenity spaces for office workers within the top levels, which suggests the building is being built with for major, high-caliber corporate tenants in mind.

This is the latest Vancouver area project to be designed by New York City-based Kohn Pedersen Fox Associates (KPF), which is behind the designs of projects that include the under-construction office tower at 320 Granville Street, the condominium tower proposed to replace the former Chevron gas station at 1698 West Georgia Street, and one of the new towers at Station Square. They are globally known for designing World Financial Centre in Shanghai, International Commerce Centre in Hong Kong, and the Hudson Yards Redevelopment Project in New York City. For 601 West Pender Street, KPF is the design architect, while Chris Dikeakos Architects is the local architect of record.

“The inspiration behind the building is to weave together elements of nature with elements of architecture to create an oasis in the city.

The façade is made up of framed elements that fold in two directions to create a weave effect. The materiality is thought of as a shiny, warm metal that reflects light and adds unexpected color to its surroundings,” reads the design rationale, adding that a warm metal-tone frame is envisioned.

“While the glass in the main tower is flat, at the bottom and the top of the building, the glass starts to fold in plan to open up areas for views into retail and amenity, respectively.” The façade’s pattern breaks up at the top into folding glass that creates terraced gardens for the amenity spaces as well as “open slots to the sky.”

The property’s existing car park structure currently accounts for a significant portion of Alley Oop, the pink laneway created by the Downtown Vancouver Business Improvement Association to maximize a once-underutilized passage between Hastings and Pender streets. Since its launch in September 2016, Alley Oop has become a vibrant public space throughout the day, and is popular with club-goers in the evenings.

"To enhance 'the sense of place' created by this unique public space is part of the new tower’s project scope."

While the laneway will see significant temporary impacts during construction, there are plans to restore and enhance “the sense of place” created by this unique pedestrian- and event-friendly public space as part of the new tower’s project scope.

This not only includes painting the building’s lower frontage with the laneway pink, but also the possibility of installing a retractable roof scrim suspended high above the alley as a cover for events held in the laneway. Catenary lighting suspended over this space is also another option.

A portion of the redevelopment’s community amenity contributions could be directed towards these enhancements to Alley Oop.

“In this proposal, Reliance has made a conscious effort to respect the sense of place created by the Alley Oop while simultaneously allowing for normal business function of the laneway areas to serve the required demands of the proposed development,” continues the rationale, which notes that the generous setbacks along West Pender Street and Seymour Street will create a wide sidewalk that enhances the area’s overall public realm.

In the current design, basic functions in the laneway include the tower’s loading area and the vehicle access to the nine levels of underground parking, providing 201 vehicle stalls.

At this time, this is a rezoning application and Reliance is not conducting any marketing or promotion of the project.

This property has an assessed value of CA$58 million (US$44 million), with CA$108,000 (US$81,248) from the value of the car park structure and the remainder from the value of the land. It was acquired by Reliance last year for CA$126 million (US$95 million).

Reliance also owns the 1910-built, 10-story office building at 602 West Hastings Street, located immediately north of the development site on Alley Oop.

On the new building’s 28th floor, a 10,000-square-foot (929-square-meter) amenity space will feature a swimming pool, hot tub, spa, and a large fitness facility. There is an additional 6,300 square feet (585 square meters) of lounge-like amenity space on the 29th floor, plus an expansive outdoor rooftop deck one level up.

For more on this story go to The Daily Hive.