Granville Street set to Experience Office Building Boom – Major Revitalization Hinges on One Small Step

950 Granville Street (Consolidation of 950, 958 and 968 Granville)
Much like the good people of the SkyscraperPage Forum, I knew there was something odd about this development the moment I saw it. After all, why would anyone demolish a pair of 2 and 3 storey buildings they constructed less than 13 years ago, to build a 4 storey structure at the same location. By the end of this meeting of the Urban Design Panel, I had an answer to this question, and insight into the future of Downtown Vancouver.

In their introduction, the applicant revealed the fourth floor will provide office space, which will crown three floors of retail space. Though the applicant team refused to name the future tenants, they revealed that floors 2 and 3 are being designed for full floor retailers. While Hannah has a theory as to who they are, like me, the panel remained clueless.

Instead, the applicant described how the building’s setbacks relate to its neighbours, the former home of Tom Lee Music the Vogue and the Roxy, and generally to the eclectic nature of the Granville Strip. They explained Bonnis Properties owns several lots in the area, including the aforementioned Wilson Block, as well a proposed office tower at 600 Robson Street, and are looking to grow their other lands in Vancouver’s office market.

Still, it seems the desire is this 4 storey building is never built. Instead, the hope is that city staff will update a deeply flawed decades old policy that allows for taller building heights on Granville, yet prohibits the density required to achieve them.

Supposedly, if this application can show it’s unable to reach its maximum allowable height of 27.4 meters (pg 20), provides enough benefit to the area, and the community approves, city staff will consider revising the Downtown Development Plan By-laws to allow a FSR higher than 3.5 (pg 14) along Granville, from Drake to Robson.

Many panellists enthusiastically supported this goal, believing it would allow for a sawtooth of building heights comprised of new and heritage structures, which would be historically appropriate for these blocks. Others seemed to ignore these aspirations, and treated the proposal like it was an ordinary application.

For these reasons, they recommended that the applicant consider making the rooftop space and lightwells open to the building’s users. They also felt that the second floor amenity space should be ringed with greenery to mitigate its overlook onto residential neighbours. As the current height limit doesn’t allow for a green roof, a few panellists suggested that space utilize artwork to make it more pleasing to look down on.

This wasn’t the only large blank space they were unhappy with, as they also criticized the treatment of the laneway. One panellist described their belief that these space are becoming more romantic in our city, and with the building’s large blanks walls, this one was a let down. Unsurprisingly, the panel called for more design development and detailing of this space.

The last recommendation fractured the panel. Some felt the sign blades were taking away from the important heritage value of those on the Orpheum and Vogue theatres. Even though these sign blades will use a more energy efficient form of lighting than neon, several members felt they just didn’t look modern enough. In the end, the chair put forward a motion calling for them to be reconsidered.

The applicant team clearly disagreed with this, and city staff pointed out these signs meet the area guidelines and the city’s sign bylaws. These voices of dissent were championed by one panellist who noted that many actually supported them. A long discussion ensued, and ultimately it was recommended that the applicant ensure the sign blades do not compete with those nearby. It was clear no one wanted a repeat of the BowMac sign on West Broadway.

In the end, the panel voted to support the proposal with one member against. However, I was already lost in thought over who these mysterious retailers were. That may have been a waste, as my brilliant partner pointed out that these may not be new retailers coming to downtown, but a reshuffling of tenants to allow for an even larger opportunity.

Hannah pointed out that Bonnis Properties also owns a 3 storey building on the northeast corner of Granville and Robson. That building’s two large tenants, Winners and Best Buy, currently have large sign blades, and would likely feel right at home in this building. What’s more is that site allows for an even taller building, but is similarly limited by its floor space.

Granted this is just our own theory, and we certainly don’t have any insider knowledge to validate it. Either way, the possibility of a massive growth of job space on Granville Street that also protects existing heritage buildings is super exciting, and a wonderful sign of Vancouver’s strong economy. Of course, this will only happen if city staff see there’s public support.

So, no matter your feelings, make sure to express your thoughts by contacting project facilitator, Andrew Wroblewski, at andrew.wroblewski@vancouver.ca or by phone (604)-673-8460.

Updated: April 10th, 2019