4.0 Design Rationale - Vancouver

22 REZONING APPLICATION

4.0 Design RationaleForm and Massing

We acknowledge that the proposed program is very foreign in the neighborhood right now. This will however change in a couple of years when other parcels have rezoned and built according to guidelines set out in the Grandview Woodlands Rezoning Master Plan.

VCH requested all detox program to be on the same floor. The site does not allow this large footprint and we had to move the related administrative functions to the lower level.

Future Development of the Area Level 3 - Vancouver Coastal Health Detox CentreInpatient Detox CGSM: 2,368 sq.m. (excludes 1.2 grossing factor)This is over half of the VCH program

108200

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BIKE STORAGE

(22)

GROUP THERAPY

CARE TEAM STATION

LOUNGES

DINING

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RECCLIENT ROOMS

CLIENT ROOMS

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ACCESS CENTRAL

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LINE OF TOWER ABOVE

LINE OF TOWER ABOVE

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8600 7700 8600 7900 8000 7900 7000 7000 7000 22900 7000 7000 7000

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6400900

MECHANICAL

RESIDENTIAL

RESIDENTIAL CIRC.

CLINIC

CLINIC CIRC.

PARKING

SOCIAL ENTERPRISE

TRANSITIONAL HOUSING

TRANSITIONAL CIRC.

As indicated Issue Date:05/01/2018

PLAN - THIRD FLOORB.C. Housing - Vancouver Coastal Health

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HDR | CEI 23BC HOUSING VANCOUVER COASTAL HEALTH CITY OF VANCOUVER

Proposed project in the current context.

To help the neighborhood with the transition to taller buildings and higher density, we propose a varied set of strategies.



Front perspective on Clark Drive and East 1st Avenue.

North Elevation at the alley Residential entrance and community oriented meeting room at McLean Drive.

Alignment of vehicular entry with the yard of neighboring building to mitigate traffic noise to neighbors higher up the lane.

The clinic drop-off and pick-up area is located under the building.

Canopies and setbacks relate the building to human scale and help with way finding. Highly visible front at Clark Drive and East

1st Avenue 100 feet tall tower overlooking the Flats.


Bird’s Eye View with Existing Context North Elevation at the Alley Breaking up of the Massing

Alignment of vehicular entry with the yard of neighboring building to mitigate traffic noise to neighbors higher up the lane.

The clinic drop-off and pick-up area is located under the building.

The zigzag shape, balconies and recesses help break up the massing of the building

Recesses and material variations on the Podium are similar in scale with the current context.

The height of the podium roof line relates directly to the height of the existing neighboring buildings.



Northwest Bird’s Eye View with Existing Context

PODIUM GARDENRECLINING ROOFLINE

6m setbackNorth Site Boundary

Bird’s Eye View of Sunken Garden Urban Corridor at McLean Drive

Sunken Garden to bring light into the podium. To screen the views, hedges are planted around the opening.

The building is aligning with the neighboring buildings at McLean drive forming the urban corridor.

The podium is recessed to provide open public space and widen the view onto East 1st Avenue increasing road safety.

(1) The face of the upper part of the building aligns roughly with the face of the house to the north.

(2) The face on the podium with the house across East 1st Avenue.

Podium Garden approximately 25m wide, additional 6m setback at the lane and a reclining roof line minimize shading onto the neighboring buildings.

12


Shadow Impacts

Bird’s Eye View with shadow impacts following the Grandview Woodlands Masterplan

Bird’s Eye View with reduced shadow impact from proposed design.

The Grandview Woodlands Masterplan allows maximum of six stories, a 65 foot residential building and a 100 foot industrial building. This could impact the neighbors with much shadow.

The project proposal opens up with a 25 m wide podium roof garden, or zigzags back for increased building separation where neighbors are closest.

For more detail, refer to Appendix: Shadow Impact assessment)

Clark Drive

East 1st Ave

Alley

Clark Drive

East 1st Ave

Alley


4.0 Design RationalePublic Realm

Murals at Clark Drive Landscaped Path at East 1st Avenue Open public plaza and public oriented meeting room

• Art installation in front of the Social Enterprise, highly visible from the approach from Terminal Avenue.

• Landscaped path along the beautiful existing trees at East 1st Avenue with additional installations inspired by the teams discussion with aboriginal partners.

• Maximization of visibility and accessibility into residential lobbies.

• Provision of public oriented meeting room on 3rd level at the intersection of East 1st Avenue and McLean Drive.

• Detailed consideration of exterior soffits and ceilings of double height at entrance plaza.

• Consideration of lane and issues of security, screening of loading bays.

This is a complex project addressing the public realm, the neighbors, healthcare clients and the residents of the affordable housing.

The nature of the program elements calls for a careful approach in separating the various pedestrian flows.

In addition, the site is bridging between Industrial and Residential zoning.

There are many opportunities to encourage a more active, animated street-level experience, including:


Architectural Character

Form Materialization Detail

The inclined roof line and building footprint are derived from the solar and shadow analysis.

The reference above shows an affordable housing project in Switzerland, which has massing similarities with out project.

The irregularity of the windows do not compete with the strong urban form.

The windows include French balconies.

Due to climate consideration, we are looking into paneled rain screen system, either metal or a cementitious board on the building mass not accessible from the street level.

To add some play of light and color accentuation we are providing balconies and Juliette balconies, inclusive of subtle color accentuation and geometric articulation in the facade.

Documents

4.0 Design Rationale - Vancouver