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View Cone Analysis
VIEW CONE ENCROACHMENT ANALYSIS
The View Cone Analysis drawings illustrate the encroachment of both the freight elevator penthouse and the passenger elevator penthouse overruns, plus a small area of the Level 24 roof into View Cones 9.1 and 9.2.2. We are also proposing an Outdoor Amenity space on the Level 24 roof, a majority of which is in the view shadow of existing buildings. This is shown on the 3D imagery and view cone analysis 9.1 and 9.2.2.
Based on our further view cone investigations / studies, we are providing information illustrating our site at 400 West Georgia in the view shadow of existing projects: 928 Beatty Street, 233 Robson Street, 401 West Georgia Street, and the Fairmont Pacific Rim Hotel. The adjacent section drawing illustrates the extent of our building’s encroachment from View Cones 9.1 and 9.2.2. It shows how much of our building is being view shadowed by these existing buildings and the portion of our building visible and encroaching view cones 9.1, and 9.2.2.
ELEVATOR OVERRUN
Currently in our proposal, both the passenger and freight elevator overruns are encroaching into View Cone 9.1 and 9.2.2 with the freight elevator being the worst case scenario. We are awaiting the City of Vancouver building grades to confirm the exact location of the view cones, to determine the exact elevator overrun encroachments (passenger and freight elevators). As per our current calculations, the freight elevator overrun is encroaching at the corners into the view cone 9.1: 6.79m (worst case), 6.72m, 6.69m, and 6.62m. Because the view cone is sloping upwards and aligning with the building grades, each side of the passenger elevator penthouse has a different dimension extending up past the view cone plane. If we average all 4 sides of the elevator penthouse encroaching into the view cone, the averaged dimension is 6.71m. The high speed elevators stop on Level 23 and a separate and additional elevator will provide fire fighter access and disability access to Level 24. The high speed passenger elevator overrun requires 9449mm (31’-0”) from the last stop, a 305mm (1’-0”) thick slab, a 3353mm (11’-0”) high elevator machine room located directly over the elevator shaft, a 305mm (1’-0”) thick roof slab, and 305mm (1’-0”) minimum for insulation and built up roof assembly at the top of shaft for a total of 45’-0” from the last floor stop. While the passenger elevator overrun is encroaching into the view cone, providing a separate elevator from Level 23 to 24 reduces the amount of elevator overrun encroachment by 1 storey even though it is less desirable for tenants when traveling to the top floor.
The Freight elevator overrun requires 7.315m from the last stop, a 305mm (1’-0”) thick slab, a (9’-0”) high elevator machine room located directly over the elevator shaft, a 305mm (1’-0”) thick roof slab, and 305mm (1’-0”) minimum for insulation and built up roof assembly at the top of shaft for a total of 10.973m (36’-0”) from L24.
View cone 3.2.3 is also relevant for our site however our building is below that maximum view cone height.
VIEW CONES
The 400 West Georgia project site has 3 view cones pertinent to the site – View cones 9.1, 9.2.2 and 3.2.3, with View cone 9.1 and 9.2.2 being the most critical and stringent. The following 3 View Cone Studies (One for each View Cone) illustrates the “top of building” encroachment for each specific view cone. We have also included an analysis illustrating how much of the elevator overrun and / or top of roof is encroaching into the view cone complete with calculated dimensions.
Our investigations suggest that the illustrated encroachments could be considered generally consistent with discretion shown by staff in the past relative to view cones and in the context of what is usually referred to as a "feet not floors" approach. Having said that, given preliminary comments from staff regarding this potential encroachment, we look forward to continued discussions with the CoV and key staff to further refine and find creative solutions regarding building height and resolving encroachments into the view cone.
VIEW SHADOWING
Based on our further view cone investigations / studies, we are providing additional information that illustrates our site at 400 West Georgia is in the view shadow of existing projects at 928 Beatty Street, 233 Robson Street, 401 West Georgia Street, and the Fairmont Pacific Rim Hotel. We have provided an illustration that shows how much of our building (and encroachment) is view shadowed and the extent of our building visible.
28
View
Con
e St
udie
s
View
Con
es 9
.1, 9
.2, 3
.2.3
400
Wes
t Geo
rgia
(Pro
ject
Sit
e)
View
Con
e 9.
2
View
Con
e 3.
2.3
View
Con
e 9.
1
VIE
W C
ON
E S
TU
DIE
S
View
Con
es 9
.1 -
9.2
- 3.2
.3
29
1
2
3
5
4
VIE
W C
ON
E S
TU
DIE
S -
CO
NT
EX
T V
IEW
1 - 4
00 W
est G
eorg
ia (P
roje
ct S
ite)
2 - F
airm
ont P
acifi
c Ri
m H
otel
3 - 8
38 W
est H
asti
ngs
4 - 4
01 W
est G
eorg
ia5
- 928
Bea
tty
St
Cont
ext V
iew
s
1: 4
00 W
est G
eorg
ia S
tree
t (P
roje
ct S
ite)
2: F
airm
ont P
acifi
c Ri
m H
otel
3:
838
Wes
t Has
tings
Str
eet
4: 4
01 W
est G
eorg
ia S
tree
t 5:
928
Bea
tty
Stre
et
30
View
Con
e 9.1
VIE
W C
ON
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TU
DIE
S
View
Con
e 9.
1 +
6’ -
Plan
Stu
dy
Are
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g sh
adow
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y Fa
irm
ont P
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Con
e 9.
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Are
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ow V
iew
Co
ne 9
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Con
e 9.
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ge
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e 9.1
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t Geo
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S
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t Geo
rgia
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e 9.1
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tes
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iew
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adow
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ve V
iew
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t Geo
rgia
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e 9.
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rgia
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e 9.
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e 9.1
+6'
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atch
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ithin
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Red
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iew
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iew
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rgia
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rgia
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e 9.
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nd
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Con
e 9.
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atio
n Po
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View
con
e co
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ge
34
View
Con
e 9.1
+6'
VIE
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ON
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S
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e 9.
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Plan
Stu
dy
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m
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iew
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ne 9
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View
Con
e 9.
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Con
e 9.
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vera
ge
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View
Con
e 9.
2+6'
VIE
W C
ON
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TU
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S
View
Con
e 9.
2 +
6’
400
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t Geo
rgia
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ific
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ia
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atch
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ithin
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ont P
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view
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and
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ve V
iew
cone
9.
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ut b
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wco
ne 9
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t Has
ting
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int
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e co
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nd
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t Geo
rgia
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wco
ne 9
.2
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t Geo
rgia
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t Geo
rgia
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t Pac
ific
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ia
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atch
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t Has
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Red
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h in
dica
tes
area
out
side
of
view
sha
dow
and
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ve V
iew
cone
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2, b
ut b
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wco
ne 9
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6’
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ackg
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yond
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Con
e 9.
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n Po
int
View
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vera
ge
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t of 4
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ia b
uild
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View
Con
e 9.
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est H
asti
ngs
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regr
ound
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ON
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S
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Con
e 9.
2 +
6’
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Con
e 9.
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mon
t Pac
ific
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nd
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t Geo
rgia
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t Geo
rgia
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atch
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ithin
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t Has
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Red
hatc
h in
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tes
area
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of
view
sha
dow
and
abo
ve V
iew
cone
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2, b
ut b
elow
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wco
ne 9
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t Has
ting
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kgro
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/ bey
ond
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t of 4
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est G
eorg
ia b
uild
ing
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Con
e 9.
2 +
6’
928
BEAT
TY S
TIn
fore
grou
nd
Silh
ouet
te o
f 400
Wes
t Geo
rgia
seen
from
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wco
ne 9
.2
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W C
ON
E S
TU
DIE
S
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Con
e 9.
2 +
6’
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Con
e 9.
2 St
atio
n Po
int
View
con
e co
vera
ge
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Con
e 9.
2+6'
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adow
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ove
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Con
e 9.
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d ou
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e of
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w s
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ws,
but
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ow V
iew
Co
ne 9
.2 +
6’
VIE
W C
ON
E S
TU
DIE
S
View
Con
e 9.
2 +
6’
View
Con
e 9.
2+6'
41
42
View
Con
e 3.
2.3
View
Con
e 3.
2.3
cove
rage
43
View
Con
e 3.
2.3
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mon
t Pac
ific
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elIn
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nd83
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est H
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e 3.
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Con
e 3.
2.3
Stat
ion
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tVi
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ouet
te o
f 400
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t Geo
rgia
seen
from
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wco
ne 3
.2.3
928
BEAT
TY S
TIn
fore
grou
nd
