A rezoning application has been submitted for 1290 Hornby Street, a 14,995 SF site at the Northeast corner of Hornby Street and Drake Street in Downtown Vancouver. The site is currently zoned DD which allows a density of 5.5 FSR in this subarea, though the rezoning application seeks to more than double that density.

The proposal calls for a 35-storey mixed residential tower, and includes:

• 159 condo units;
  • 100 1-bedrooms, 43 two-bedrooms and 16 3-bedrooms;
• a total density of 10.28 FSR;
• a building height of 349 ft.;
• 10,531 SF of cultural amenity space on the ground, mezzanine and second levels to be owned by the City of Vancouver;
• 6 levels of underground parking with a total of 105 parking spaces and 345 bike stalls.

The application describes the design rationale: “The proposed project seeks to maximize density and height on the site, to the extent that an appropriate response to the surrounding context and the City will accept. The corner site on the northeast corner of Hornby and Drake Streets is small at 14,955 sf, and surrounded by taller and larger projects. To the east is 41 storey ‘Tate’, nearing completion, and across Drake Street to the south is 31 storey ‘Salt’. Burrard Place to the west across Hornby is under construction and when complete will be a dominant neighbourhood landmark at 53 storeys. The north property line is shared with ‘Pure’, a 15 storey mixed use project that sits only 25 feet from the common property line.

Given the close proximity to other buildings, it was understood at the outset of the project that any redevelopment in tower form would have to be tall, elegant and slender, and demonstrate a character that would make it ‘stand out in a crowd’. The project was seen as an opportunity to demonstrate that redevelopment of small sites is not only feasible, but can enhance the built environment through unique and original architecture.

The challenge to achieve feasibility has been much more difficult than anticipated, primarily due to two significant encumbrances on the property that were not fully anticipated at the outset. To achieve the City mandated 80 foot separation between towers, a setback on the north side of the property had to be increased from the typical 40 feet to 55 feet, due to the atypical proximity of ‘Pure’ to the common property
line. This condition meant that the tower floor plate of the proposal could not be much greater than 5,000 sf, which limits efficiency and the number of suites per level. It also forced a 2 versus 3 elevator solution, to keep the core as small as possible.”

This rezoning application is being considered under the Downtown Potential Benefit Capacity Policy.

The architect for the project is Merrick Architecture.