DESIGN RATIONALE & REQUEST FOR RELAXATIONS

Transcription

1 DESIGN RATIONALE & REQUEST FOR RELAXATIONS

2 Cnfrmity t Zning & Assciated Plicies; 138 East 8th Ave., Vancuver. This prpsal is cnsistent with the current C3A zning, assciated Central Bradway C3A Urban Design Guidelines and thugh nt within the bundaries f the Bradway East Revitalizatin Strategy / Munt Pleasant Cmmunity Plan Implementatin dcument, fllws principles within including; C3A District Schedule: Height: The Develpment Permit Bard may permit an increase in the maximum height f a building with respect t any develpment, prvided that it first cnsiders: (a) The intent f this Schedule, all applicable plicies and guidelines adpted by Cuncil, and the relatinship f the develpment with nearby residential areas; (b) The height, bulk, lcatin and verall design f the building and its effect n the site, surrunding buildings and streets and existing views; (c) The amunt f Open Space, including plazas, and the effects f verall design n the general amenity f the area; (d) The prvisin fr pedestrian needs; (e) The preservatin f the character and general amenity desired fr the area; and (f) The submissin f any advisry grup, prperty wner r tenant. WE ARE SEEKING A HEIGHT RELAXATION Density: The Develpment Permit Bard may permit an increase in this maximum flr space rati t any figure up t and including 3.0 prvided that it first cnsiders; (a) The intent f this Schedule, all applicable plicies and guidelines adpted by Cuncil, and the relatinship f the develpment with nearby residential areas; (c) The amunt f Open Space, including plazas, and the effects f verall design n the general amenity f the area; (d) The effect f develpment n traffic in the area; (e) The prvisin fr pedestrian needs; and (f) The design and liveability f any dwelling uses Increased Density; The Develpment Permit Bard may increase the allwable flr space rati up t 10% where the increase results frm a transfer f heritage density. Fr the purpses f this sectin, heritage density means density prvided as cmpensatin fr a heritage designatin, which is transferred frm the site f the designated heritage prper

3 ty t anther site in accrdance with Cuncil s Transfer f Density Plicy and Prcedure. 1.2 Lcal Shpping: Lcal and district retail facilities are the predminant cmmercial use in this sub-area. Lcal shps n the grund flr shuld be maintained and reinfrced t emphasize Main/Kingsway as a centre fr shpping activity. 2.1 Pedestrian Scale and Cmfrt; The Lee Building prvides an histrical precedent in terms f pedestrian amenity. The building tames the impact f a high structure by allwing the pedestrian t walk un derneath it while fcusing attentin t individual shp frnts at grade. It prvides shelter frm rain but allws penetratin f sunlight. This type f street level frm shuld be encuraged. 2.2 Shp Frnt Diversity: Older buildings in this area set a precedent fr width f stre frnts. The frntage width f new grund flr uses shall be limited t feet t maintain a diversity f shp frnts. 2.3 Rain Prtectin: Encurage the use f clurful canpies n shp frnts apprpriate t shpping activity and the physical character f the area. 3.2 Street Wall Height: New develpment shuld be built t a height that matches existing significant lder buildings up t 6 streys r 70. Urban Design Guidelines and the Bradway East Revitalizatin Strategy / Munt Pleasant Cmmunity Plan Implementatin: NB while this site sits just utside the bundaries f the Urban Design Guidelines and the Bradway East Revitalizatin Strategy / Munt Pleasant Cmmunity Plan Implementatin, it is nearly lcated t the Implementatin Strategy, these Guidelines shuld be cnsidered fr cntextual purpses as well as ffering strng design cntrl: Future Character; Quality f design f new building. Includes physical, ecnmic & scial dimensins such as public realm imprvements, enhanced services and businesses and a safer envirnment.

4 Preserved viability in the area fr small-frmat, independently wned businesses. Fster intrductin f merchants nt currently present in neighburhds such as lcal fds, fresh prduce, banking, bkstres, family restaurants, cffee shps and sidewalk cafes and patis. Affrdability; Prvide affrdable lease and purchase ptins t supprt the small, lcal business eclgy. 2.4 Urban Design Principles; Principle 1; Cntribute t Bradway East revitalizatin and reinfrce a unique character thrugh thughtful and cnsidered redevelpment. Principle 2; Reinfrce and enhance the existing building patterns f smaller frntages t preserve this area s diverse, eclectic character. Principle 3; Prvide mre pen space pprtunities n develpment sites and thrugh creative use f lanes, sidewalks and rads t create small public gathering spaces in cluding mini parks and urban plazas. N/A Principle 5; Prmte and accmmdate cycling and cnnectins, including explring ptential dedicated cycling facilities t serve the cmmercial areas. Principle 6; Encurage and supprt transit use by imprving the pedestrian envirnment and cnnectins, recgnizing that every transit trip begins n ft Principles 7 11; N/A 2.5 Plicies; Uses; Mix f retail and residential uses. Grund level uses and respective retail frntages shuld serve an animatin/activatin functin alng frntages Height; Up t 6 streys (apprx. 19.8M r 65 ) Density; N/A Built Frm Guidelines; Grund flr frntages shuld be clearly delineated with architectural features and fenestratin patterns that emphasize a scale apprpriate fr neighburhd-serving retail. Frntages shuld respnd t the rhythm f existing buildings and reflect the fabric f the neighburhd.

5 Flr t flr heights fr grund flr space shuld be a min. f 14 Pedestrian experience shuld be cnsidered in designing frntages. Façade treatments that create a perceptin f cntinuus walls are discuraged. pen and individual entrances when viewed frm the sidewalk are encuraged. Articulatin f facades is encuraged. Weather prtectin shuld be prvided t facilitate year-rund pedestrian cmfrt. Canpies and individual shp awnings can cntribute t the desired scale and vibrancy f the street. Frequent drs and windws with few blank walls are encuraged. Plicy Cnfrmance t Greenest City Actin Plan: We are cmmitted t using green technlgies and sustainable building practises (Gal 3: Green Buildings) The site is within walking distance t the B-Line at Main and Bradway, als where a future transit statin fr the recently annunced Bradway line will be inevitably l cated. There is a bus stp nearby, and we are including bike strage int the develpment prpsal. (Gal 4 Green Transprtatin) This site is within 2 blcks frm the Jnathn Rgers Park (t the west) and Dude Chilling Park t the east. (Gal 6 access t nature). Plicy Cnfrmance t Transprtatin 2040: We are prviding hmes and retail services within walking distance f transit, thereby reducing dependence n cars (ecnmy) We have designed the prject t encurage residents t walk, bike and interact with each ther (Peple) The site is within walking distance t parks and pen spaces as well as transit facilities (Envirnment). Design Ratinale; Urban Design; Future surrunding cntext, cnsistent with the Bradway East Revitalizatin Strategy must be cnsidered when evaluating this infill, crner site. Directly acrss East 8th Avenue is a new mixed-use develpment with similar height and density as being prpsed. Immediately SE f the site is the histrical 8 strey Lee Building. The prject fllws all required setbacks, including the 25 rear yard setback (site is vid f rear lane); The prject activates this sectin f East 8th Avenue The prject capitalizes n the amazing views f the Nrth Shre Muntains, Burrard Inlet and dwntwn Vancuver The east (lane) façade has been set back 2.5, allwing a three-dimensinal façade c/w cantilevered 6th flr, recessed cpper accents and apprpriate façade treatment at the lane level. Histrical buildings (Lee building) in this area have been designed with lightwells. The west façade cntains a lightwell that resemblies the neighburing histrical build ings. This lightwell brings in light and fresh air t the units while prviding a canvas fr vegetatin t grw n.(health, Nature)

6 Retail Design; The retail has been carefully cnsidered t prvide the fllwing; Undulating façade pattern, brken int small frntage mimicking the established retail character f the area. The façade pattern is brken at the crner f the lane prviding a plaza space, ideal fr bth the residential entry t the building as well as an utdr cvered pati, prviding a seating area fr a small café r restaurant. The façade is fully glazed with a stre windw pattern which is apprpriate fr the small-scale neighburhd. Residential Units; Mst units are ffered utdr areas by means f rf decks r balcnies. A gd mix f ne and tw bedrm units ensure affrdability and chices fr ptential purchasers. All flrs will be ffered significant views t the nrth and suth. The residential units share an indr/utdr amenity space n grund level which encurages cmmunity. Parking; Parking has been lcated undergrund and will meet the current City f Vancuver Parking By-law, with ne cnvenient surface parking accessed ff the lane. Stacked Mdular Building & Sustainability: This prject, frm the secnd flr up is envisaged as being built in a stacked mdular frmat, the benefits f which include: Mdular cnstructin is much mre time efficient, causing far less neighburhd disruptin during cnstructin. Mdular cnstructin takes place at the same time as the nsite prep wrk r when the weather is nt suitable fr utdr wrk. Mdular husing is higher quality: Stakehlders said mdular units ften have better than average ratings n final inspectins. Mdules are built in a centralized lcatin allwing fr better supervisin fr quality cntrl. Mdules are built indrs prtecting them frm the elements during cnstructin. Mdules are built t be sturdy, as they must be transprted by truck t the develpment site. Husing prviders have reprted few nging maintenance issues with mdular units. Mdular cnstructin is mre sustainable. Mdules can be built t LEED energy-efficiency standards. Mdular cnstructin invlves precise planning and purchasing f materials, s there is less waste.

7 Density Ratinale: This site is capable f, and has earned the cnditinal density envisaged fr this site within the C3A District Schedule fr the fllwing reasns: Meets r exceeds all design criteria, and all plicy directins nted abve. Assists Vancuver s Heritage Actin Plan by supprting the Heritage Bank. Height f building less than that envisined in the District Schedule. Only makes sense t densify sites that are alng the future Bradway Skytrain Extensin. Building fllws gd precedent with newly develped site directly acrss East 8th Ave. Summary; The prpsal, as designed, meets r exceeds the design criteria as envisined in the Greenest City Actin Plan, the Transprtatin 2040 Plan, the current C3A District Schedule, Central Bradway C3-A Urban Design Guidelines, and the Bradway East Revitalizatin Strategy / Munt Pleasant Cmmunity Plan Implementatin dcument, addresses and capitalizes n Public Realm pprtunities and takes int cnsideratin all future cntext and sets a very gd precedent fr future develpment in the neighburhd and District.

8 Nrth West View Nrth East View

9 Structural Steel Mdular Buildings