R E P O R T Development Services

Transcription

1 4 R E P O R T Development Services To: Land Use and Planning Committee Date: 10/3/2016 From: Beverly Grieve Director of Development Services File: SDP00208 DVP00615 Item #: 66/2016 Subject: 600 to 720 Quayside Drive (Bosa Site, formerly Larco Site): Special Development Permit Application and Development Variance Permit - Preliminary Report RECOMMENDATION THAT the Land Use and Planning Committee recommend that Council direct staff to process the application as outlined in this report. EXECUTIVE SUMMARY Bosa Development has submitted a Special Development Permit (SDP) and Development Variance Permit (DVP) application for the development of a mixed use development with two high rises and one two-storey commercial building at 600 to 720 Quayside Drive. The proposed development would provide approximately two acres of green space to be extended to Westminster Pier Park, complete the missing waterfront esplanade link between the Fraser River Discovery Centre and Westminster Pier Park, provide improved pedestrian and cyclist access to the waterfront via Begbie and Sixth Streets and provide a 40 space childcare facility along with at-grade commercial space near Begbie Street. The majority of parking would be provided below grade in a two storey underground parkade, including 80 publically accessible stalls. The proposed SDP would be accompanied by a DVP, which is a response to a revised site plan. The DVP would allow an increase in building height, a larger tower footprint above the second storey, reduced off-street parking and revised building siting to reflect the proposed site layout. The preliminary site and architectural drawings are attached in Appendix A.

2 City of New Westminster October 3, The applicant s proposed development meets the intent of the site Master Plan that the City and the previous owner, Larco Investment, jointly developed in 2013/2014 through an extensive planning and community consultation process. That site Master Plan is attached in Appendix B. As such, staff is recommending that the application proceed as outlined in this report. From a process perspective, the SDP would be considered by the Director of Development Services, and Council would consider the proposed DVP and revised Development Agreement Bylaw. 1. PURPOSE Bosa Development wishes to proceed with the development and construction of two residential towers and a commercial building on the site. The purpose of this report is to advise the Land Use and Planning Committee of the proposed SDP application and request that the Committee recommend to Council proceeding with processing the applications. 2. POLICY AND REGULATIONS 2.1. Official Community Plan Land Use Designation:The proposal fits the site s Official Community Plan land use designation which is Mixed-Use High Density. The plan describes this designation as: mixed-use (commercial and/or residential) throughout Downtown, outside of Columbia Historic Mixed-Use; retail, office, service or residential; any combination of the above (can be one use or multiple uses) 2.2. Downtown Community Plan: The subject site is within the Waterfront Precinct in the Downtown Community Plan. The intent of the Waterfront Precinct is to promote residential, commercial and park uses along the waterfront, continue to improve linkages, public access and views of the Fraser River, and enhance the waterfront s tourism potential by ensuring that public spaces are animated, welcoming and vibrant. The proposed development is supportive of the intent of the Waterfront Precinct Zoning Bylaw:The zoning for the site is Comprehensive Development District (660 Quayside Drive) (CD-55). Council adopted the rezoning for the project on November 3, The proposed development will require a Development Variance Permit for height, building footprint above the second storey, off-street parking and building siting Development Agreement Bylaw: The development of the site is further regulated by a Development Agreement, as per the New Westminster Redevelopment Act which specifies the City can require owners to enter into a Development Agreement prior to Agenda Item 66/2016

3 City of New Westminster October 3, commencing development within the Downtown neighbourhood. Given the change from three to two towers, Council will need to consider an amendment to the existing Development Agreement Bylaw prior to development being permitted Development Permit Area: The site is within the #1 Downtown Development and Special Development Permit Area. The proposal meets the intent of the Development Permit Area, which seeks to support the Downtown s Regional Town Centre designation in the Regional Growth Strategy. This Development Permit Area outlines objectives and guidelines for: The form and character of commercial, multifamily, institutional and intensive residential development. Protection of the natural environment, its ecosystems and biological diversity. Revitalization of an area in which a commercial use is permitted. Objectives to promote energy and water conservation and reduction of greenhouse gas emissions. In this area, Special Development Permits (SDPs) will be issued as authorized by the New Westminster Redevelopment Act Family Friendly Housing Policy: The project will meet the requirement of 30% twobedroom and three-bedroom units, and 10% of total units having three bedrooms or more, as outlined in the Family Friendly Housing Policy. The proposed mix of units currently indicates approximately 79% are two and three bedroom units and approximately 12% are three bedroom units Waterfront Vision: The proposed development supports the City s Waterfront Vision, which seeks to provide a continuous waterfront network of parks and greenways, provide enhanced connections from all neighbourhoods to the river, and animate the waterfront with a variety of experiences to draw residents, businesses and visitors Consideration of Applications: Typically development applications involving new buildings within the Downtown require Rezoning, SDP and Development Agreement Bylaws. As a rezoning for the site was recently adopted, in this case a rezoning is not required. As such only a SDP, DVP and Development Agreement Bylaw amendment are required. Given the prominence of this project, the Director of Development Services is providing this application to Council for information. As the SDP will be considered for issuance by the Director of Development Services, Council will only need to consider adoption of the DVP and Development Agreement Bylaw, prior to the Director s consideration of the SDP Policy for Evaluation of Proposed Height Variances: Addressing the proposed change to building height through a Development Variance Permit application (vs. a Agenda Item 66/2016

4 City of New Westminster October 3, zoning amendment) is supported by the policy outlined in the Council Report Use of Development Variance Permits and Amenity Contributions, endorsed by Council on October 15, This policy indicates that requests for up to 29% above allowable height under the Zoning Bylaw may be processed as a variance. For requests for 30-50% above allowable height, an application may be processed as a variance, at staff s discretion, particularly if another City priority is being achieved through the project, such as affordable housing, heritage conservation, and/or other social or environmental objectives. Based on the preliminary plans, the west tower would be a 13% increase in height based on building storeys or 15% based on metres. The east tower would be a 48% increase in height based on building storeys or 45% based on metres. The project addresses several City priorities through the provision of child care spaces, additional open space with the development of only two towers, completing the waterfront esplanade, providing public park space, enhancing access to the waterfront and increasing the number of family friendly housing units. As such, staff recommends addressing the proposed height changes for both buildings through a Development Variance Permit application FCM Railway Guidelines: The site is separated from Downtown by the railway lines and development of the site will therefore need to take railway issues into consideration. The Federation of Canadian Municipalities (FCM) and the Railway Association of Canada (RAC) have prepared railway proximity guidelines to help reduce conflicts between rail and urban uses. The applicant is aware of these guidelines and will address them where possible. 3. BACKGROUND 3.1. Site Characteristics and Context: The subject site is currently being used as a private surface parking lot. Westminster Pier Park is to the east, with the Fraser River Discovery Centre and River Market to the west. The Fraser River is to the south. To the north of the site is the rail corridor. And to the north of the rail corridor, is the Front Street Mews project, which is currently under construction along the Front Street frontage road between Begbie and Sixth Streets Previous Applications: The site has been the subject of a rezoning process in 1996 and again in Both were approved by Council and permitted 1,000 residential units in five high rise towers built over an above-grade parking podium. In 2014, the City and Larco Investments worked collaboratively on a new Master Plan and subsequent rezoning in order to establish a Comprehensive Development zoning schedule that took into consideration the new Downtown Community Plan (2010), the change in community values and the implementation of the City s Waterfront Vision. The revised Master Plan included greater provision for open space and views of the Fraser River, the provision of approximately two acres of land for an extension of Agenda Item 66/2016

5 City of New Westminster October 3, Westminster Pier Park, an extended waterfront esplanade, three rather than five high rise towers, and a mix of land uses including residential, commercial, child care, and the provision for a 150 room hotel. 4. PROJECT DESCRIPTION 4.1. Project Description: The proposed development includes two towers located to the east of Begbie Street and a two storey commercial building to the west of Begbie Street. Key aspects of the proposed development include: Family friendly (three bedroom) units would be incorporated into each tower. The east tower also includes five ground level townhouses. The west tower would have commercial uses in the podium, including a 7,000 sq.ft. restaurant. The two storey building would have commercial use on the ground floor and a 40 space childcare facility on the second floor. In total, approximately 20,000 sq.ft. of commercial is proposed. Clustering the towers at the western end of the site allows the eastern portion of the site to be dedicated to the City as an extension of Westminster Pier Park. The park space would be approximately 1/3 of the site and add about 0.8 hectares (two acres) to Westminster Pier Park. The two acres of park space includes the waterfront esplanade extension. The new park would be designed to the same standard as Westminster Pier Park and would include a collaborative design process with City, developer and the community, to occur at a later date. The development would facilitate the completion of the waterfront esplanade between Fraser River Discovery Centre/River Market and Westminster Pier Park. Quayside Drive is proposed to be realigned to create a waterfront drive that connects to Begbie Street. A new residential access street adjacent to the rail corridor would serve residential visitor parking and drop-off, and parkade access for the towers. Begbie Street extends south to meet Quayside Drive, providing direct connection between Columbia Street and the waterfront, and clear views to the river. Significant public open space is provided around the bottom of the Begbie Street and Quayside Drive node. Begbie Street where it intersects the railway lines would be maintained as an atgrade, accessible crossing for vehicles, pedestrians and bicycles while maintaining whistle cessation requirements. A secondary pedestrian crossing on the east side of Begbie is proposed. Agenda Item 66/2016

6 City of New Westminster October 3, The majority of parking, including the residential and 80 publically-accessible parking stalls would be located in an underground parkade accessed both from Quayside Drive and a second ramp between the towers adjacent to the north property line. A limited amount of on-street parking and drop-off zones are proposed adjacent to the retail spaces at the foot of Begbie and turning into Quayside Drive. The area along the north property line is proposed to reference the Front Street mews and would have a minimal number of surface residential visitor parking stalls. An at-grade accessible pedestrian and cyclist crossing and secondary emergency vehicle access is being explored at Sixth Street, subject to the ability to achieve whistle cessation requirements. An overhead accessible pedestrian and cyclist crossing is proposed for Sixth Street, coming off the A deck of the Parkade. The buildings will meet the Flood Control Level established by the City. Construction phasing: Phase 1a: Underground parkade Phase 1b: Two story commercial building and west residential tower Phase 2: East residential tower and the park 4.2. Project Statistics: Note: The applicant is still refining the floor space within the buildings and some changes may occur from that noted below. Permitted Site Size 176,839 sq.ft. (16,430 m) Site Frontage 925 feet (282 m) Floor Space Ratio (total and by land use) Units & Unit Mix Distance Between Buildings Total: 4.52 FSR Previous plan based on approximately 820 units, with a total of 30 family friendly units (townhouse or 3 bedroom apartments) Proposed 118 feet 176 feet Total: 4.52 FSR Residential: 4.40 FSR Commercial: 0.12 FSR Total: 644 units 1BR: 136 units 2BR: 432 units 3BR (apartment): 71 units 3BR Townhouses: 5 units Agenda Item 66/2016

7 City of New Westminster October 3, Building Footprints (Maximum) Building Height Building Footprint above 2 nd Storey (Maximum) Parking Building Siting Tower 1: 8,500 sq.ft. Tower 2: 10,500 sq.ft. Tower 3: 11,000 sq.ft. Building 1: 38 storeys (128m) Building 2: 47 storeys (156m) Building 3: 29 storeys (103m) Building 1: 8,500 sq.ft Building 2: 6,500 sq.ft Building 3: 7,500 sq.ft 918, with no incentives applied Larco Master Plan, see Appendix B Tower 1: 6,736 sq.ft Tower 2: 8,980 sq.ft. Tower 3: 8,980 sq.ft. Building 1: 2 storeys (18m) Building 2: 53 storeys (180m) Building 3: 43 storeys (149m) Building 1: 5,976 sq.ft Building 2: 9,149 sq.ft Building 3: 9,149 sq.ft TBD * the applicant is still working on parking allocation, see section 5.5 iii) Proposed Bosa Site Plan, see Appendix A NOTE: grey rows indicate proposed variances, white rows meet City regulations. 5. DISCUSSION 5.1. Differences between Larco and Bosa Development Scenarios: As noted in section 3.2, this site was rezoned under the previous owner. While the Bosa development plan continues to meet the principles and intent of the original Master Plan and related City policies, there are a few key differences between the two development scenarios. These include: Two towers are currently proposed, both east of Begbie Street, versus three towers in the Larco plan; The two residential towers are further apart from each other with a private garden between them, providing increased building separation and open space; The third building, west of Begbie Street, is proposed as a two storey commercial building (instead of a tower as formerly proposed) which will accommodate the daycare and retail units; The towers are moved further from the railway corridor and closer to the water with an access road between them and the rail tracks. This provides opportunity Agenda Item 66/2016

8 City of New Westminster October 3, for an enhanced public realm along the river and at the bottom of Begbie Street, by moving vehicle activity away from the waterfront; The current plan is configured so that Begbie Street intersects with Quayside Drive in an approximate 90 degree turn A hotel is not proposed in the Bosa plan, where the Larco plan had a potential provision for a 150 room hotel; and The construction is proposed to be completed in two phases rather than three phases Transportation Considerations Street Network An important consideration related to new waterfront development has been the ability of the Downtown street network to accommodate additional local trips generated by new development in the area and anticipated background traffic. Previous modeling done with the Larco development indicated that the existing street network would not be significantly impacted by the proposed development. An updated analysis of the transportation considerations based on the current proposal is being completed by a transportation consultant and will be reviewed and assessed by the City s Engineering Transportation Division. The consultant s review will take the following principles into consideration: Support the City s efforts in whistle cessation at Begbie Street and Sixth Street; Ensure adequate emergency vehicle access to/from the site and the Quayside area in general; Confirm that the proposed street network is able to accommodate vehicles in a safe and efficient manner, including at times when the rail crossing is closed for trains crossing or stopped across the intersection; and Create a high quality public realm that supports active modes of transportation and promotes the waterfront area. In principle, City staff is supportive of the new road alignment in the Bosa proposal, subject to further review of the proposal and the transportation consultants work Whistle Cessation The preliminary review has indicated that the current design supports whistle cessation by eliminating conflicting vehicular movements on Begbie Street and Quayside Drive south of the railway tracks, including through: 1) provision of a median that forces a right in/right out from the residential towers; and, 2) the use of electronic messaging Agenda Item 66/2016

9 City of New Westminster October 3, signs at the roundabout at the west end of the subject site, and at the Quayside Drive and McInnes Street Overpass intersection, which provide advance warning of a rail crossing closure. This electronic messaging system is anticipated to reduce the number of drivers waiting at the crossing. The addition of a secondary pedestrian/cyclist crossing on the east side of Begbie Street over the rails, with appropriate gate/lighting equipment to discourage trespassing, is anticipated to be supported by the rail companies as it provides an additional opportunity for controlled, safe passage over the tracks Emergency Access The preliminary proposal supports emergency vehicle access to the existing Quayside area and the new development to the satisfaction of the City s Fire Department. The street geometry, including the roundabout, would be designed to accommodate emergency service vehicles as well as trucks and buses. The at-grade access at Sixth Street would also act as a secondary emergency access point to the development and Westminster Pier Park Pedestrian/Cyclist Access The proposed street layout works to promote active transportation modes and encourages low vehicle speeds conducive to safely sharing the street between vehicles and cyclists. The waterfront Esplanade would be a minimum of nine metres wide. Access to the waterfront would be enhanced via pedestrian and cycling crossings at Begbie and Sixth Streets. Improvements to McInnes Street Overpass and Hyack Square are also being explored to improve accessibility between the Downtown and the waterfront. 5.3 Servicing: Detailed servicing will be determined as part of the SDP process Development Permit Area Guidelines: The Larco Master Plan was designed in keeping with the Development Permit guidelines outlined in the Downtown Community Plan. The revised Bosa proposal continues to meet the intent of these design guidelines and supports several of the guideline objectives, including: Reflect the context of New Westminster and unique characteristics such as history, views and topography. Provide safe and pleasant streets and public spaces where pedestrians feel comfortable and welcome. Create a positive, people oriented connection between new buildings and the street, between public and private spaces. Agenda Item 66/2016

10 City of New Westminster October 3, Promote excellence in architectural design and creativity in the architectural form, massing and character of new development. Protect important public views, and ensure light and air penetration to the street. Promote a vibrant and diverse local economy through the encouragement of attractive and functional commercial areas. Encourage new habitat and a greened built environment which supports ecological cycles and reconnects people with nature. Promote sustainable modes of transport. The proposal will be assessed utilizing the Downtown Community Plan guidelines once the final architectural plans have been submitted Downtown Building and Public Realm Design Guidelines: Council endorsed these guidelines in 2016, which focus on ensuring the urban design of buildings and the adjacent streetscape and public realm in the Downtown are completed to a high standard. The proposal will also be assessed utilizing these guidelines once the final architectural plans have been submitted Proposed Variances: It is anticipated that the project will require variances for i) building siting, ii) larger tower foot prints above the second storey, iii) increased building height and iv) decreased off street parking, as discussed below: i) Building Siting: The buildings are generally in alignment with the Larco Master Plan, as shown below. The towers in the Bosa plan have been pushed further from the rail corridor (towards the river) and the separation between the two towers has increased. These adjustments support railway proximity considerations and provide for greater open space between the towers. Larco Master Plan Agenda Item 66/2016

11 City of New Westminster October 3, Proposed Bosa Site Plan ii) Tower Footprints Above the Second Storey: This is proposed as part of the iconic architectural design of the proposal, and is in keeping with the City s Iconic Building Principles. The purpose of setting maximum floor plate sizes was to allow for visual connection from the Downtown to the waterfront and this proposal supports that objective through the development of two rather than three towers on the site. iii) Building Height: The request for height variance is in keeping with Use of Development Variance Permits and Amenity Contributions, as outlined in section 2.6 of this report. iv) Off Street Parking: The applicant is currently working on parking space provision, including a report from a professional transportation specialist. If they are unable to achieve the required parking, they will need to provide a rationale from a transportation specialist for the requested variance which would be reviewed by the City s Engineering Department. As per the City s parking cash-in-lieu policy, the applicant would be required to provide a contribution of $25,000/stall, for any variance outside the demand management incentives listed in the Zoning Bylaw. Parking is particularly difficult on this site due to constraints presented by the river and staff will continue to work with the applicant on the provision of parking. 5.6 Childcare Provision: As noted in section 4.1, the development would include a 40 space childcare facility. It is noted that the requirement for this space is 6500 sq.ft. and the preliminary plans show 5976 sq.ft. Staff will continue working with the applicant to achieve the required space allocation. Agenda Item 66/2016

12 City of New Westminster October 3, REVIEW PROCESS The preliminary proposal generally meets the intent of the original Master Plan and would be processed as described below, with the timeline being extended if any stage requires additional evaluation: 1. Staff, applicant and consultants to continue working with external agencies on proposal review (October - November 2016) 2. Staff, applicant and consultants to continue working on City servicing requirements (October November 2016) 3. Report to LUPC (October 3, 2016) 4. Report from LUPC to Council (October 17, 2016) 5. Public Consultation (Mid-Late October 2016) a. Public Open House, Presentation to Downtown Residents Association & Quayside Community Board 6. Presentation to New Westminster Design Panel (October 25, 2016) 7. Sign-off from external agencies on development proposal (Late fall 2016) 8. Report on Special Development Permit and Consideration of Notice for DVP By Council (early November 2016) 9. Consideration of Development Agreement Amendment: 1 st, 2 nd & 3 rd Readings (early November 2016) 10. Opportunity to be Heard for Development Variance Permit (Late November 2016) 11. Adoption of Development Agreement by Council (Late November 2016) 12. Staff and applicant to finalize Works & Service agreement (December 2016) 13. Issuance of SDP by Director of Development Services (December 2016) 7. INTERDEPARTMENTAL LIAISON This project is being worked on by members of Development Services, Engineering Services, Parks and Recreation, and the CAOs Office. 8. OPTIONS There are two options for consideration; they are: 1. That the Land Use and Planning Committee recommend that Council direct staff to process the application as outlined in this report. 2. That the Land Use and Planning Committee provide alternative feedback. Option 1 is recommended. Agenda Item 66/2016

13 City of New Westminster October 3, ATTACHMENTS Appendix A: Preliminary Drawings Appendix B: Larco Master Plan This report has been prepared by: Carolyn Armanini, Planning Analyst This report was reviewed by: Jackie Teed, Manager of Planning Beverly Grieve Director of Development Services Agenda Item 66/2016

14 Attachment A Preliminary Drawings

15 1.3 LANDSCAPE PLAN - MASTERPLAN ELEMENTS PLANTING TO PROVIDE SCREENING FROM RAILWAY 923' 5 3/4" [923' 6"] 30' 0" [30' 0"] EXIT 35' 0" [35' 0"] 13.50' F.F. [4.12M] F.F ' F.F. [5.5M] F.F. D.L. Rem. Pcl. A DROP OFF / TURN AROUND AREA 3979 WATER FEATURE EAST TOWER LOBBY [1993 SF.] LOADING 18.00' F.F. [5.5M] F.F. PLAN LMP NE ZO UP PRIVATE PRIV TE GARDEN PRIVA PARCEL STORAGE PUBLIC PARK 0.8 HECTARES (2 ACRES) 2 STORY ORY TOWNHOUSE STOR ST TOWNHOUSE LOWER WER 1 BR, BR 1 BATH UPPER 2 BR, 2 BATH TYPE B 15.50' F.F. [4.72M] F.F. PLANTER D.L WOOD VIEWING DECK PI 29' 0" [29' 0"] KITCHEN SUITE 103 LAWN WITH GRASS MOUNDS UPPER 942 S.F. LOWER 1040 S.F S.F. TOT TOTAL OTAL AL 1982 S.F. DINING 2 STORY TORY ORY TOWNHOUSE OWNHOUSE WER 1 BR, LOWER BR 1 BAT BATH UPPER 2 BR, BR 2 BATH 2 STORY ORY TOWNHOUSE WER 1 BR, LOWER BR 1 BATH UPPER 2 BR, 2 BATH BEDROOM TYPE B PATIO WOONERF/PEDESTRIAN FRIENDLY SPACE 10' 0" KITCHEN DINING UPPER 899 S.F S. LOWER 924 S.F. S.F S TOTAL OTAL AL 1923 S.F S.F. S PRIVATE GARDEN LIVIN G TYPE B LIVIN G SPECIAL SEATING NODES 0"] 10' 0" [10' 0" PATIO 13' 10 7/16" [13' 10"] 8" 50' 1" [50' 1" 1"] 50' 1" [50' 1" 1"] 13' 8" [13' 8"] 16' 3 7/16" [16' 3"] 50' 0" PL [31' 0"] 31' 0 3/8" 3' 8" [3' 8"] EXTENT OF PARKING STRUCTURE BELOW [45' 11"] 8 1/16" 9' 11 [8"]1/2" [10' 0"] PLANTER 15.50' F.F. [4.72M] F.F. 9' 11 1/2" [10' 0"] PLANTER 15.50' F.F. [4.72M] F.F. 45' 11 1/16" N PATIO DINING FLEX 18.00' F.F. [5.5M] F.F. SUITE ' 0" [29' 0"] PAVING NODES SUITE 104 UPPER 703 S.F S. LOWER 836 S.F. S.F TOTAL 1539 S.F TOTAL S.F. PLANTER CRU 1 [3939 SF] 18.00' F.F. [5.5M] F.F. PL LIVIN G KITCHEN PLANTING TO SEPARATE RESIDENTIAL FROM THE PARK 9' 8" CK REAR LOAD PARCEL STORAGE 1. MAIL MAIL WATER FEATURE FIRE CONTROL ROOM WATER FEATURE FIRE CONTROL ROOM 29' 0" [29' 0"] MAIL 5 PARK PARKING 19' 8 1/4" [19' 8"] 13' 1 1/2" [13' 1"] 2 STORY ORY Y TOWNHOUSE OWNHOUSE LOWER WER 1 BR, BR 1 BATH DINING [4.72M] F.F. 17' 10 15/16" [17' 11"]2" [2"] UPPER 819 S.F S. LOWER 666 S.F. S TOT TOTAL OTAL AL 1485 S.F S.F. S TYPE B OUTDOOR PATIO PLAN LMP SUITE 105 LIVIN G KITCHEN MEETING 15.50' F.F. 57' 4 1/2" [57' 4"] Rem. Pcl. A RESIDENTIAL RECYCLE ROOM UPPER 2 BR, BR 2 BATH DROP OFF 39' 5 9/16" [39' 6"] UPPER 2 BR, 2 BATH TYPE B 10' 6" [10' 6"] [1993 SF.] 18.00' F.F. [5.5M] F.F. MEETING 13.00' F.F. [3.96M] F.F. 2 STORY ORY TOWNHOUSE OWNHOUSE LOWER WER 1 BR, 1 BATH B LIVIN G PLAN LMP DN PE SLO 5% AIR SPACE PLAN LMP WATER FEATURE CONCIERGE SLOPE DN 5% WATER FEATURE WEST TOWER LOBBY SHARED LOADING COMMERCIAL RECYCLE ROOM [308 SF] CONCIERGE 17.50' T.O.S. UPPER 776 S.F. LOWER 1016 S.F. TOTAL OTAL AL 1792 S S.F S.F. COMPACTOR LANDSCAPE LANDSC LANDSCA ANDSCAPE NDSCAPE KITCHEN 40' 0" [40' 0"] SLOPED PLANTER 29' 0" [29' 0"] 192' 5 5/8" [192' 6"] CRU 2 [3475 SF] WATER FEATURE HIDDEN SERVICE ROAD 6M WIDTH STRUCTURE TO WITHSTAND FIRE TRUCK LOADING SUITE 106 HOA OFFICE COMPACTOR RESIDENTIAL RECYCLE ROOM [374 SF] Rem. Pcl. A SERVICE ROAD 2. DINING 37' 6" 18.00' F.F ' F.F. [3.81M] F.F. AIR SPACE Pcl. A 20' 0" [20' 0"] 23' 0" [23' 0"] WATER FEATURE [41' 10"] DAYCAREA &PUBLIC LOBBY 41' 9 5/8" 43' 6" [43' 6"] 29' 0" [29' 0" 0"] DN 49' 8" [49' 8"] SLOPE 5% CRU 3 UP DN COMMERCIAL RECYCLE ROOM [308 SF] PARKING EXIT ENTRY 13' 5 5/16" [13' 5"] 15.50' F.F. [4.72M] F.F. LOADING UP B.O.H. 57' 10 1/4" [57' 10"] 45' 4" [45' 4"] UP 0" DN DN SLOPE DN 15.0% 15.50' F.F. [4.7M] F.F. HOA OFFICE 25' ENTRY 66' 8 15/16" [66' 9"] [29' 0"] 29' 0" [2 R SLOPE DN 5% SLOPE DN 15.0% 3" PL EXIT 3. R 26' 51' 8 3/4" [51' 9"] UP DN UP PL PARKING EXIT DN 2' 9" 18' 3 5/8" [18' 4" 4"] E D R. PIERS 12.00' F.F. [3.66M] F.F. QUAYS ID 174' 10 11/16" [174' 11"] 31' 9" [31' 9"] CONCRETE PAVING WITH METAL BAND COMBINATION OF CANTILIEVERED AND PILE SUPPORTED PEDESTRIAN ESPLANADE ABOVE WEST TOWER 50 STORIES DAYCARE/COMERCIAL 2 STORIES WOOD SEATING WITH PLANTING IN BETWEEN FRASER RIVER EAST TOWER 40 STORIES 4

16 2.1 RIVER VIEW PERSPECTIVE 5

17 2.2 BIRDSEYE PERSPECTIVE 6

18 2.3 VIEW FROM SOUTH SIDE OF SKYTRAIN BRIDGE 7

19 2.4 VIEW FROM QUAYSIDE DRIVE OVERPASS 8

20 2.5 VIEW FROM ROYAL AVENUE AND 6TH STREET 9

21 2.6 ESPLANADE WALK VIEW FROM PARK TO EAST TOWER 10

22 2.7 ESPLANADE WALK VIEW FROM PUBLIC PLAZA LOOKING EAST 11

23 Attachment B Larco Master Plan

24