Download The Post Office`s time has come again. The largest

INTRODUCTION
Originally constructed in 1958,
The Post Office’s time has come again. The largest
heritage revitalization project in the city’s history,
it will retain heritage elements while imagining
a modern, energized, mixed-use city block. This
industrial building could become a new heart and
hub that connects downtown neighbourhoods.
1956
Bill Dennett, Vancouver Sun | AM1376-: CVA 1376-457 | City of Vancouver Archives
WELCOME
Welcome to our first Community Open House.
The Post Office has been part of Vancouver’s downtown for over half a century.
Bentall Kennedy and our project team are exploring the future of this landmark
building, and how it can be given new purpose in the community.
Bentall Kennedy will be applying to the City of Vancouver
for a rezoning of the Post Office property.
The purpose of this first open house is to:
•Introduce you to our project team
•Provide you with information about planning
and neighbourhood context
•Share some of our initial concept with you
•Create an opportunity for you to ask questions of our team
•Talk about the history of the Post Office building
•Gather your feedback before we submit an application to the City of Vancouver.
Thank you for attending tonight.
Please take a moment to complete
a comment form before you leave.
PROJECT TEAM
Bentall Kennedy and the project team have extensive experience
undertaking complex development projects.
Development Manager
Architects
Bentall Kennedy is one of North America’s largest real estate investment
Musson Cattell Mackey Partnership (MCMP) is an established architectural
advisors and Canada’s largest property manager.
practice based in Vancouver, British Columbia.
Bentall Kennedy provides comprehensive real estate services to more than
As one of Vancouver’s most comprehensive architectural firms, MCMP
500 clients across 145 million square feet of office, retail, industrial and
has been shaping our built environment for over 40 years. We couple
multi-family residential properties throughout North America. Since 2003,
our clients’ visions and resources with creativity, quality management,
Bentall Kennedy has developed or redeveloped more than 12 million square
construction expertise, and exceptional service.
feet of real estate across Canada.
MCMP’s portfolio includes projects in the commercial, retail, residential,
Bentall Kennedy’s clients include prominent public and corporate pension
health care, and hospitality industries.
funds, life insurance companies, endowments, foundations and trusts, high
net worth families and sovereign wealth funds.
Founded in 1911, Bentall Kennedy has 100 years of portfolio management,
property management, leasing and development experience in Vancouver.
Today, the company’s continent-wide platform is executed by more than
1300 employees at 13 offices located across Canada and in key US markets.
Landscape Architects
Heritage Consultants
PFS Studio is a leading planning, urban design, and landscape
Donald Luxton & Associates Inc. is a Western Canadian full service cultural
architecture firm based in Vancouver, British Columbia.
& heritage resource management consulting firm.
PFS undertakes projects both for the private and public sectors, throughout
With offices in Vancouver and Calgary, our firm offers a diverse range of
Canada, the United States, Europe, Southeast Asia and China. Over the past
consulting services in planning, heritage, culture and building technology.
25 years, the firm has received numerous awards demonstrating its ability
We provide progressive and practical solutions to the complicated and
to create memorable and engaging public spaces.
evolving issues that surround heritage conservation and cultural resource
management today.
PFS has been involved in many large scale planning and urban design
projects, ranging from the preparation of detailed design guidelines to
Our client base includes local and provincial governments, developers,
more comprehensive planning that addresses community visions and long
architects, local historical associations and residential homeowners.
term policies.
PROJECT TEAM PORTFOLIO
PROJECT TEAM PORTFOLIO
CONTEXT
As a vibrant mixed-use city block,
the future development will bring
neighbourhoods together,
connecting Gastown, Yaletown, Crosstown and the
downtown core.
1970
SITE CONTEXT
The Post Office occupies an entire city block in downtown
Vancouver.
Stanley Park
Coal Harbour
Downtown
West End
Gastown
Chinatown
Crosstown
Entertainment
Yaletown
Kitsilano
Beach
Olympic Village
Fairview
Mount Pleasant
SITE CONTEXT
The area around the Post Office building is home to a number
of landmarks and cultural institutions.
Hotel
Vancouver
Vancouver
Art Gallery
Hudson’s Bay
Company
Victory
Square
Post Office
Pacific
Centre
Sun
Tower
Vancouver
Playhouse
Queen
Elizabeth
Theatre
Vancouver
Public
Library
Future
Vancouver
Art Gallery
Canadian
Broadcasting
Corporation
BC Place
Stadium
Rogers
Arena
POLICY CONTEXT
There are a number of regional and City policies that have been
considered for the Post Office proposal.
Including reference to the following documents:
•Downtown District Official Development Plan
•Downtown (Except Downtown South) Design Guidelines
•Downtown District Character Area Descriptions
•Central Area Plan: Goals + Land Use Policy
•Central Business District Policies
•Central Area Pedestrian Weather Protection
•Georgia Street Design Guidelines
•General Policy for Higher Buildings
•Heritage Policies + Guidelines
•Metro Core Jobs + Economy Land Use Plan
•Rental 100
•Secured Market Rental Housing Policy
•Rental Incentive Guidelines
•Rezoning Policy for the Central Business District + CBD Shoulder
•Rezoning Policy for Sustainable Large Developments
•Community Amenity Contributions - Through Rezonings
•Public Art Policies + Guidelines
•Childcare Design Guidelines (1993)
•Community Amenity Contributions through Rezonings (1999)
• Greenest City Action Plan 2020
• Green Building Policy for Rezonings (2010)
•Pedestrian + Vehicle Volumes
•Transportation 2040 Plan
•Viaducts Planning
•Viaducts Study
•View Protection Guidelines (1989)
A PROUD HISTORY & HERITAGE
The Post Office was modern when
it was built in 1958, and with
our development it will become
modern again. Our project includes a
functional, efficient, and flexible design that can
adapt to a changing market, while honouring the
heritage design of the building.
1960
HISTORIC CONTEXT
Completed in 1958, the Post Office was located at what was
then the edge of the city. Over the past 60 years, the business
district and surrounding neighbourhoods have grown together
significantly.
1954
Leonard Frank Photos | AM54-S4-: Bu P476.2 | City of Vancouver Archives
1955
A Vancouver Province Photo | AM54-S4-: Bu P481.2 | City of Vancouver Archives
1955
A Vancouver Province Photo | AM54-S4-: Bu P481.1 | City of Vancouver Archives
1956
Bill Dennett, Vancouver Sun | AM54-S4-: Air P106.4 | City of Vancouver Archives
1977
HERITAGE
Why is the Post Office an important building?
• The building is a symbol of post World War II economic expansion and national infrastructure
development, as well as the transformation of downtown Vancouver into a modern city centre.
• Vancouver’s primary postal facility, built on an entire block between West Georgia, Homer,
Dunsmuir and Hamilton Streets, helped solidify downtown Vancouver as the heart of the region’s
commercial, service and distribution network.
• Built at a cost of $13M (the equivalent of approximately $106M today) the Main Post Office
reflected the growing strategic importance of the Pacific coastal region to the entire country.
1960
©JMABC LF.03001
HERITAGE
Why is the Post Office considered
“heritage”?
• When the Main Post Office opened in 1958, it was the
largest single building in Vancouver and was the world’s
largest welded steel structure.
• The building subscribes to the general principles of the
International Style of Modernism.
• Designed by McCarter Nairne & Partners, one of the
leading architectural firms in Vancouver, in association
with the Federal Department of Public Works, the Main
Post Office has been a Modernist landmark in downtown
Vancouver since its completion in 1958.
1954
Leonard Frank Photos | AM54-S4-: Bu P476.1 | City of Vancouver Archives
1954
Leonard Frank Photos | AM54-S4-: Bu P476.9 | City of Vancouver Archives
• The Main Post Office is significant for its association
with the modern development of Vancouver’s
downtown core, and its architectural features of the
International Style.
• The Main Post Office is also valued for its original
artwork. The original artworks include a carved granite
bas-relief of a postman on the southwest corner of
the building, and two interior murals, one in the west
elevator lobby and another on the eastern wall of the
postal hall.
1955
Leonard Frank Photos | AM54-S4-: Bu P476.28 | City of Vancouver Archives
1955
Photographer Unknown | AM54-S4-: Bu P517 | City of Vancouver Archives
1959
HERITAGE
How will the building be repurposed?
• The Post Office was modern when it was built in 1958 and with our development, it will become modern again.
Our project includes a functional, efficient, and flexible
design that honours the heritage design of the building.
• Preservation involves protecting, maintaining and
stabilizing the existing form, material and integrity of an
historic place or individual component, while protecting
its heritage value.
1959
Photographer Unknown. AM54-S4-: Bu P517. City of Vancouver Archives
• Rehabilitation involves the sensitive adaptation of a
historic place or individual component for a continuing
or compatible contemporary use, while protecting its
heritage value.
1960
• Interventions above the roof line will provide new, vital
uses to this historic place.
1963
Province Newspaper | VPL 43357
1965
Province Newspaper, Sedawie, Gordon F. | VPL 40546
1965
©JMABC LF.03860
1971
THE CONCEPT
Our vision is for a vibrant,
sustainable mixed-use
redevelopment that includes a
complementary blend of commercial and residential
uses that work together to create a unique and
inviting place for people to live, work, shop, and
be entertained.
DESIGN INSPIRATION
CONTRAST
CONTRAST
The design inspiration is informed by
contrast forms. The proposed Post
Office redevelopment seeks to both
distinguish itself and be compatible,
subordinate, and respectful towards
the existing heritage building. This is
achieved by not attempting to replicate
or assimilate, but rather differentiate
the new buildings above, contrasting
with the existing Post Office in both
form and materiality.
DESIGN INSPIRATION
Canada Post Barcode
Vancouver Public Library
British Columbia Landscape
DESIGN INSPIRATION
Queen Elizabeth Theatre
Vancouver Community College
Canadian Broadcasting Corporation
Playful
Vertical
Horizontal
The Post Office building has a
horizontal expression.
The new build above has a
vertical expression.
Horizontal
Regimented
Asymmetric
Verical / Horizontal
Playful / Regimented
The Post Office building is a strong
horizontal expression typical of high
modernism. The proposed massing has a
vertical expression.
Asymmetric
Symmetric
The existing building has an regimented
gridded expression. The proposal
introduces a varied and playful massing.
The Post Office building is
symmetrical.
The new build above is
asymmetric.
Symmetric
Post-Industrial
Light
Asymmetric / Symmetric
CANADA POST
Industrial
CONDO
Each elevation of the Post Office building
is completely symmetrical. The new build
above is responsive and thus asymmetric.
RENTAL
ng.
Vertical
OFFICE
ted
DESIGN INSPIRATION
Post-Industrial
Industrial
The Post Office building was
designed for industrial use.
The new build above contains
post-industrial uses.
Heavy
DESIGN INSPIRATION
Playful
Asymmetric
Playful
Regimented
The Post Office building has a
regimented grid expression.
The new build above is varied
and playful.
Regimented
Symmetric
Dynamic
Post-Industrial
Each elevation of the Post Office building
is completely symmetrical. The new build
above is responsive and thus asymmetric.
The Post Office building has a
continual horizontal cornice line.
RENTAL
Dynamic
Static
The new build above has a
dynamic roof line.
CANADA POST
OFFICE
a
The existing building has an regimented
gridded expression. The proposal
introduces a varied and playful massing.
Asymmetric / Symmetric
Static
CONDO
Playful / Regimented
Industrial
Dynamic
Light | Static
Post-Idustrial / Industrial
The Post Office building has an uninterrupted
cornice line at a consistent elevation. The
proposal intoduces an undulating dynamic
skyline to the top.
The Post Office was designed and
operated as an industrial building. The
proposed rehabilitation and new
elements above reflect a mixed use
post-industrial program.
Light
Heavy
The Post Office building is made
of solid, heavy materials.
The new build above will be light
in appearance.
Heavy
DESIGN DEVELOPMENT
OFFICE
Office space is the largest component of the Post Office
redevelopment.
Approximately 3,000 people will work within the new and renovated
space, contributing to the activity in and around the building, and providing
a catalyst for more vibrancy in the neighbourhood.
RETAIL
The concept reimagines the existing historic facade to
incorporate a variety of retail spaces.
With a growing downtown and surrounding residential neighbourhoods, the Post Office will offer a
significant amount of retail in a central location.
The concept includes the repurposing of the building’s industrial ground floor to include diverse
retail to serve the development, the surrounding community, and those visiting the nearby
entertainment and cultural district.
HOUSING
The new Post Office will deliver a mix
of housing to downtown Vancouver,
including rental, a city-wide priority.
The residential component will include:
• Approximately 200 strata units
• Approximately 650 rental units
• A mix of unit sizes for both strata and rental, including
at least 25% family units (2+ bedrooms)
• Open green space for residents located on top of the
existing Post Office
• On-site childcare to support families living in the
development and the surrounding community
Rental Housing
At 0.5%, Vancouver has one of the lowest vacancy rates in
Canada. Rental housing is important to meet the needs of
a diverse population and is vital to a healthy economy by
allowing moderate-income households to stay in the city.
New purpose built rental housing is a City of Vancouver
priority with a goal of achieving 5,000 new rental housing
units by 2021.
With the current proposal of more than 650 rental units,
this project would deliver a significant number of rental
apartments towards Vancouver’s target.
LIVEABILITY
View From Podium Roof Deck
The design includes
green space on top of
the existing building to
be used by residents and
office users, promoting
livability and permeability
The footprint of the
new building on top of
the Post Office covers 61%
of the block, less density
than most blocks in
the area.
Open Space of Surrounding Blocks
PUBLIC AMENITIES
Heritage Revitalization
• This will be the largest heritage revitalization
project in Vancouver’s history
Child Care
• 37 place day care
Public Plaza
• A grand and formal south-facing public
meeting and gathering place
Rental Housing
• 650+ purpose built rental units including
family units
Street Animation
• New retail, public space and improvements
to the pedestrian realm
Mix of Retail
• Restaurants, entertainment, services, cafés,
and patio space
Grocery
• Will serve residential and offices in the
building and the surrounding community
Public Bicycle Parking
• Located along Dunsmuir, close to rapid
transit and civic institutions, there is a need
for bike parking in the area
PUBLIC REALM - PLAZA
Walkability and animation
is emphasized on all four
streets that surround the
building, but the focal point is
Georgia Street. The plaza will
be a rare south-facing public
amenity designed to attract
office users, residents and
visitors alike.
PUBLIC REALM - W GEORGIA ST.
An industrial building, the Post
Office was not designed to
engage the street, and its high,
blank walls are uninviting to
passersby, who often avoid this
block of Georgia, Dunsmuir,
Hamilton and Homer because
of it. Opening the facades to
the street will considerably
improve the public realm on
all sides.
PUBLIC REALM - DUNSMUIR ST.
With nothing to interest the
eye and no reason to pause,
pedestrians rarely use this
block on Dunsmuir between
Hamilton and Homer. This
creates an empty space…and
an opportunity to create a
vibrant streetscape.
PUBLIC REALM - HAMILTON ST.
Hamilton Street has a
particularly high and
unappealing facade. Opening
it up to engage the street and
offer retail amenities will allow
people to engage with the
Post Office building as
never before.
PUBLIC REALM - HOMER ST.
The Homer Street facade
will also be shaped to invite
and engage passersby. An
animated streetscape will
connect both sides of the
street, bringing people and life
to the area.
PROPOSAL DETAILS
The project design and
architecture is innovative,
sustainable, and responsive to
market trends, while possessing an
enduring and timeless quality in the new heart of
downtown Vancouver.
SUSTAINABILITY
CARBON
NEUTRAL
The Post Office redevelopment has the
potential to become Vancouver’s largest
carbon neutral new development.
The Canada Post building will be
sustainably developed, incorporating
environmental strategies at both the
building and the neighbourhood scale.
Energy saving measures include waste
heat and energy sharing combined
with a rational building envelope that
conserves energy.
SUSTAINABILITY
The entire development will achieve LEED Gold certification with
the LEED for Neighbourhood Development (LEED ND) rating
system.
Passive House
standards are being
considered for the rental
housing component.
Buildings utilizing Passive
House standards have the
potential to use 80% less
energy than conventional
buildings.
40% Water use
reduction through
implementing rainwater
management systems,
including rooftop gardens
planted with native plant
species that will also reduce
heat island effect.
23% Savings in
energy efficiency
evaluated when selecting
materials and systems such
as heating and cooling.
certification will be achieved
in the office portion with
the LEED for Core and Shell
rating system (LEED CS).
Natural day lighting
is an important design
consideration to optimize
energy efficiency and user
experience.
can potentially be achieved
through performance based
commissioning programs
implemented in the
commercial leases.
Life cycle impact
assessments will be
LEED Platinum
Zero-waste planning
strategies will be
implemented as part of an
in-depth waste management
and recycling plan.
Social sustainability
will be fostered through
exceptional site design,
creating vibrant walkable
streets, and a pedestrian
experience that encourages
connectivity.
SUSTAINABILITY
One of the key sustainability features comes from reusing the
existing Post Office building, contributing significant savings in
embodied energy.
Approximately
24,800 Tonnes of Carbon
will be saved by not demolishing and
rebuilding the podium structure.
The energy that is saved is primarily
embodied in the existing concrete and
steel, as well as avoiding the energy
costs and landfill implications of
demolition.
Approximately
22,800 Tonnes of Carbon
is saved from the
existing concrete
Approximately
2,050 Tonnes of Carbon
is saved from the
existing steel
Approximately
3
42, 982 M of waste
is saved from not
demolishing the Post Office
That is roughly
equivalent to
taking 17,600 cars
off the road for a year
That is roughly equivalent
to carbon sequestered by
192,000 tree seedlings
grown for 10 years
That saves roughly
7,027 round trips to
the landfill
Overall the energy savings are generally equal to the amount needed to
power all the proposed rental units in this project for 10 years.
1
Waste produced calculations provided by PCL Constructors West Coast Inc.
Embodied carbon for concrete and steel provided by Integral Group
Energy equivalencies found at http://www.epa.gov/
1. Based on average 650SF unit. Energy Use in Mid to High-Rise Multi-Unit Residential Buildings https://hpo.bc.ca/
2. Conversion Factors for energy units https://www.carbontrust.com/
2
TRANSPORTATION
Transit Station
Significant Building
5 Min (400m)
Walking Radius
Bus Stop
Future Bike Route
Future Vehicle Route
Bike Route
Vehicle Route
One Way Travel
One Way Travel
Bike Path to
Change in Future
Road to be
Removed
Transit Mall
Significant Public
Parking
Development Site
VIEW CONES
VIEW CONE E1
The proposed building
conforms to all height
restrictions presented by
view cones E1 and 9.1.
SHADOW STUDIES
Equinoxes
Summer Solstice
(March and September)
(June)
10:00
12:00
13:00
14:00
PROGRAM
Our plan is for a mix of retail, market rental apartments,
condominiums, and office space.
New Build
11-20 Storeys
Podium
Rooftop
Courtyard
Post Office
podium
7 Storeys
Ground
floor and
parking
Strata Housing +/- 220k SF
Office +/- 487k SF
Rental Housing +/- 565k SF
Parking
Commercial +/- 300k SF
Outdoor green space
PARKING
The proposal includes an innovative approach to parking that
repurposes the existing building’s industrial structure.
Retaining and revitalizing the existing building means finding
innovative ways to “hide” parking.
We are proposing to lower the lowest floor and add levels
between the existing extra tall industrial floors.
In addition, more parking will be added above ground, in the
centre of the building’s massive structure.
Podium Roof Level
Level 7 (Parking/Res)
Level 6 (Parking/Res)
Level 5 (Parking/Res)
Level 4
(Retail)
Level 3
(Retail)
Level 2
Ground Floor
Parking Level 1
Parking Level 2
Homer Street Access
PROPOSAL
West Georgia Street (above)
Parking Level P2
West Georgia Street (above)
Parking Level P1
Commercial
Bicycle
Storage
Services
Restaurant
Parking
Office
PROPOSAL
West Georgia Street
Ground Floor
West Georgia Street
Level 02
Commercial
Bicycle
Storage
Services
Restaurant
Parking
Office
PROPOSAL
West Georgia Street
Level 03
West Georgia Street
Level 04
Commercial
Bicycle
Storage
Services
Restaurant
Parking
PROPOSAL
West Georgia Street
Level 05
West Georgia Street
Level 06
Strata
Housing
Office
Services
Parking
PROPOSAL
West Georgia Street
Level 07
West Georgia Street
Residential Level 08 / Office Level 08
Strata
Housing
Rental
Housing
Office
Services
Daycare
Parking
Housing
Amenity
PROPOSAL
West Georgia Street
Residential Level 09-19 / Office Level 09-17
West Georgia Street
Residential Level 20-21 / Office Level 18
Strata
Housing
Rental
Housing
Office
PROPOSAL
Landscape Podium Plan
Landscape Roof Plan
PROPOSAL
Dunsmuir Street Elevation
Hamilton Street Elevation
PROPOSAL
West Georgia Street Elevation
Homer Street Elevation
THANK YOU
THANK YOU for attending our
first Open House.
Please remember to complete
a comment form.
This is not a City of Vancouver event. If a rezoning application
is subsequently submitted to the City, there will be an official
City-led public consultation process including a City-hosted
open house with a detailed description of the application
complete with a scale model.
1957
Photographer Unknown | AM54-S4-: C of A P15 | City of Vancouver Archives