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Main & Union1
PROJECT TEAMBonnis has assembled a highly qualified project team.
Bonnis Development Corporation | Landowner & DeveloperBonnis is a family owned and operated company and has been developing homes for over four decades. The Bonnis tradition of incorporating functional design with superior materials and construction will continue with its vision for the proposed development in Vancouver’s historic Chinatown neighbourhood at Main & Union.
Studio One Architecture | ArchitectsStudio One Architecture is a full service firm with broad experience in architecture, urban planning, interior design, and development consulting. The firm has completed a variety of projects from initial design to completion and construction, including commercial, residential, and hospitality projects. Studio One’s design philosophy focuses on project individuality, honesty and quality.
Brook Pooni Associates | Planning ConsultantBrook Pooni Associates is a leading urban planning and land development consultancy based in Vancouver. Their team of skilled planners and professionals bring industry-leading knowledge, strong community relationships and a solid understanding of local perspectives.
Jan 15, 17 Issue for Review
Revisions :
Sheet Title:
Scale:1:100
Date:
Project No.2017-01
Project:
J o n a t h a n L o s e e L t d.L a n d s c a p e A r c h i t e c t u r e
#102 - 1661 W. 2nd Ave.Vancouver, B.C. V6J 1H3
Ph: 604-669-1003E-mail: [email protected]
Jan 2017
Jan 17, 17 Issue for Review
UNION STREET
MA
IN S
TR
EE
T
PAVED FULL WIDTH
7
H
10
25.43
21.0
0
24.7
3
23.92
21.9
421.38
21.2
9
21.5
1
21.4
621
.79
22.7
0
22.7
1
22.84
23.25
23.3
623.4
2
23.4
6
23.59
23.70
24.7
5
20.6
3 20.51
20.9420.7720.44
20.26
20.22
20.24
20.38
20.41
20.25
20.5
2
20.6
1
20.77
20.91
21.16
21.44
21.74
22.0
0
22.2
7
22.1
0
22.40
21.3
5
20.6
7
21.78
24.04
22.97
23.4
5
23.80
21.6
2
24.85
24.59
25.12
25.46
23.23
22.13
22.0
5
21.33
20.9
6
22.88
21.0
4
21.2
3
21.3221.29
21.27
21.1
4
25.61
25.4
3
24.7
0
24.05
23.81
23.2
2
23.3
4
22.8
5 22.6
7
22.34
22.3
9
21.7
6
21.38
21.2
4
20.69
22.11
22.6
8
22.85
21.9
0
22.3
6
22.51
25.3
6
25.10
24.3
2
23.78
23.34
22.9
2
22.3
5
21.8
2
21.3
5
117.
43
117.
42
25.4
725.15
22.5
2
22.1
1
20.9
4
20.9
320
.80
21.0
6
20.3
420.4
1
20.5
7
20.6
1
96.8
2
20.9
5
21.18
22.8
5
M
25.1
7M
25.3
2
M
21.0
3
M
20.9
5
24.9
2
23.1
2
21.5
5
20.43
21.92
21.1
721.19
21.71
22.42
23.1
2
112.09
111.
02
119.
99
120.67
120.
58
119.94
111.
96
53.8
2
53.78
53.0
353
.09
51.79
51.88
50.70
49.5
8
48.6
8
114.50
114.
48
58.85
21.11
21.39
21.52
21.57
21.2
0
21.22
21.2
1
21.5
6
21.2
2
21.3
4
21.3
2
22.01
22.31
22.52
19D20
21.2
7
21.2821.19
22.71
22.7
6
20' LANE
3,001 sq. ft.
6,002 sq. ft.
3,841 sq. ft.
25.0
250.0
3
32.0
2
119.98
119.98
119.98
119.97
32.0
150.0
225.0
1
89°5
6'14
"
90°03'36" 89°5
6'04
"
90°04'07"
90°03'56"
89°5
6'24
"
90°03'19"
89°5
6'21
"
90°03'39"
89°5
6'29
"90°03'10"
89°5
6'41
"
GV
(vacant)
65.51
12.3
8
5.8
7
3.53
8.1
8
13.38
20
.72
61.42
5.60
3.53
30.5
7
13.38
20
.72
119.85
11.4
8
0.34
1.7
2
54.27
31.89
31.90
9.28
0.2
9.09
co
ncre
te s
ide
wa
lk
gu
tter
exterior face of
existing building
#796
exterior face of
existing building
#728
electrical
box
parapet parapet
parapet parapet parapet
parapet
elev.=53.64
parking
meter
parking
meter
parking
meter
building corner
0.2 clear of Road
building corner
0.1 onto Road
building corner
0.1 clear of Road
building corner
0.1 clear of Road
shed
electrical
box
water
value box
electricalbox
0.4
transformer
elev.=55.1
electrical
box
see Detail A
building corner
0.1 onto Lane
0.7 onto Lot H
building corner
0.3 clear of Road
0.2 onto Lot 7
see Detail B
inspectionchamber
electrical
box
para
pet
parapet
door sill
door
sill
door sill
door sill
roof peak
door sill
door
sill
door silldoor sill
door sill
door sill
parapettop of guard rail
parapet
guard rail
guttergutter
concrete sidewalk
gu
tter
gu
tter
concrete sidewalk
21.4
9
21.82
23.03
22.1
9
22.2
7
22.44
22.6
9
22.5
2
lower parapet
Approximate Building Floor Elevations:
Ground Floor = 23.45
2nd floor = 38.64
3rd floor = 47.74
4th floor = 56.41
5th floor = 65.07
6th floor = 73.71
7th floor = 82.37
8th floor = 91.22
9th floor = 100.33
Site B
enchmark
LNLS
Nail#8574
un
de
r gro
un
d
pa
rkin
g
M
M top of
top of
top of
1.7
1.3
M M
M
M
Easement Explanatory Plan 19331
Easement Explanatory Plan 16829
M
RAMP TO U/G
PARKING
LOADING
10' X 28'
RESID.
REFUSE / RECYCLE
COMMERCIAL
REFUSE / RECYCLE
DN
ADJACENT BUILDING
AD
JA
CE
NT
BU
ILD
ING
RESIDENTIAL
LOBBY
UP
UP
GASUP
LOADING
12.5' X 28'
BIKES
UP
DN UP
DN20' @ 10% DN
S.R.A
LOBBY
54' @15% DN
DN
7' @
12.5
%
UP
S.R.A BICYCLE
STORAGE (19)
S.R.A.
REFUSE / RECYCLE
DN
S.R.A
B.B SAUNA
B.G
. 21.
78'
(6.6
M)
B.G
. 22.
93'
(6.9
M)
B.G
. 24.
67'
(7.5
M)
B.G
. 23.
12'
(7.0
M)
B.G
. 22.
44'
(6.8
M)
B.G
. 21.
39'
(6.5
M)
B.G
. 21.
35'
(6.5
M)
B.G
. 21.
35'
(6.5
M)
B.G
. 21.
42'
(6.5
M)
B.G
. 21.
35'
(6.5
M)
EL.
14.
57'
EL.
13.
70'
EL.
24.
20'
EL.
22.
95'
EL.
22.
50'
EL.
22.
00'
EL. 21.40'
EL.
24.
20'
EL.
22.
50'
B.G
. 23.
92'
EL.
22.
80'
EL. 21.40'
D.E
. 22.
80'
(7.0
M)
EL.
22.
67'
METAL& GLASS
CANOPY
METAL& GLASS
CANOPY
O/H GATE
O/H GATE TYP.
CANVAS CANOPY
ABOVE
CORNICE ABOVE
O/H GATE
CANVAS CANOPY
UNION STREET
MA
IN
ST
RE
ET
LA
NE
P.L.
P.L.
P.L
.
P.L
.
14-Carex 'Evergold'
4-Parrotia persica
3-Buddleia 'Purple Haze'
2-Arbutus unedo 'Compacta'
HERITAGE COMMEMORATIVE DISPLAY PANELSReference to:
First construction boom at the end of the 19th and beginning of the 20th century.
Early residential enclave of working class
immigrants working for the railway and industries forming around False Creek starting in 1880s
Neighbourhood around Hogan’s Alley area linked
to prohibition and ‘Post-Prohibition’ Bootlegging establishments between 1917 and late 1930’s
Sidewalk Paving Pattern
- Chinatown stamped
grid with Exposed
Aggregate perimeters.
Sidewalk Paving Pattern
- Chinatown stamped
grid with Exposed
Aggregate perimeters.
PIP Conc. sidewalk to
CoV Street Restoration
Manual guidelines with let downs at corners.
Existing Oak Tree to
remain - protect from
damage
Mosaic Tile installation
on PIP conc. slab from
PL to building edge to
reflect Chinatown details
at commercial units.
Flame Textured Granite
paving between PL and
building thin set on
conc. bed
Stamped concrete lane
way with Cobblestone
detail and smooth
drainage channel in
centre swale.
Saw cut broom finish
concrete paving at
loading bay and parkade
entry.
New Street Trees -
species selection and
spacing to CoV
Engineering and Parks
Dept. Standards.
PRECIDENT IMAGES - EXISTING MOSAIC TILE DETAILS AT STOOPS OF COMMERCIAL AREAS
IN CHINATOWN
PRECIDENT IMAGE - DETAILED CENTRE SWALE
OF COBBLESTONE SURFACED LANE
PRECIDENT IMAGE - TYPICAL CHINATOWN PAVING
PATTERN WITH EXPOSED AGGREGATE UTILITY
STRIP AND GRANITE SURROUND TREE PLANTING
L-1
Landscape PlanGround Level
ID Latin Name Common Name Quantity Scheduled Size Notes
TREES
Pp Parrotia persica Persian Ironwood, Persian Parrotia 4 7cm B & B
SHRUBS
Arb Arbutus unedo 'Compacta' Strawberry Tree 2 #2 pot Cont.
Pur Hz Buddleia 'Purple Haze' Lo & Behold® 'Purple Haze Butterfly Bush3 #2 pot Cont.
CE Carex 'Evergold' Golden Sedge Grass 14 #1 pot Cont.
EvMM Euonymus Japonicus var. microphyllus 'Moncliff' Sunny Delight Boxleaf Euonymus 79 #3 pot Cont.
BB Rubus idaeus Raspberry Shortcake TM P.P. #22,141 Raspberry Shortcake TM Dwarf Thornless Raspberry4 #2 pot Cont.
Sm P Syringa meyeri 'Palibin' Dwarf Korean lilac 4 #2 pot Cont.
Vap Vaccinium parvifolium Red huckleberry 4 #2 pot Cont.
GROUNDCOVER
Assorted perennials selected by Landscape Architect 25 #1 pot Cont.
EXISTING TREE NOTES
City of Vancouver Engineering Department Guidelines for the Protection of Boulevard Trees
Boulevard trees adjacent to construction sites must be protected (including those of less than 20 cm diameter). Boulevard trees must not be pruned without prior approval of the Park Board. Call 327-2119 for information.
Barrier fencing used for tree protection must:
• Allow for free and clear passage of pedestrians on the sidewalk and adjacent portion of boulevard;
• provide for clear visibility of fire hydrants, driveway access, crosswalks, etc. ("see-through" fencing should be used.);
• be 0.6k m or more from the curb to provide for the opening of car doors; and,
• be 0.3 m or more from the edge of any sidewalk located within a grass boulevard.
Note: These setbacks also reduce the possibility of interference with underground utilities when staking fences in place.
LANDSCAPE NOTES
1. Sizes on the planting plan shall be considered minimum sizes.
2. All landscape construction to meet the current edition of the British Columbia Landscape Standards as a minimal acceptable standard. Plant material to the satisfaction of the Landscape Standards for nursery stock. Extend search for plant material to Washington, Oregon, California, and B.C.
3. Root balls to be free of pernicious weeds.
4. Top soil mixtures for the project shall be tested for particle size, Ph, and Nutrient levels, and recommendations provided and amendments made to bring the soil up to acceptable horticultural quality for the desired plant material, trees, or turf planting. Off slab, min. soil depths are 6” for lawn areas, 18” for shrub beds and ground cover plantings. Install 2 inches of composted organic mulch on all shrub beds after planting and rake smooth.
5. Provide positive grades away from buildings and toward lawn drains and catch basins. Slope away from building at a minimum of 2%. The prepared sub-grade shall be approved by the Consultant prior to application of top soil mixtures and finish grading. Slope towards lawn basins at min. 4%.
6. Landscape Contractor is to provide 55 days of maintenance after the date of Substantial Completion. Maintain to level 2 ‘Groomed’ as per British Columbia Landsape Standards. Contractor to provide a one year guarantee for all plant material. Plants installed prior to June (Between Jan 1 and June1) shall be under extended warranty until the June 1 of the following year.
7. Protection of existing trees/shrubs to remain: Install temporary tree protection fencing at drip line of existing hedges, trees, and shrub beds which are to remain. Maintain the fencing during construction. No storage of materials or equipment, or any other activities are allowed within the protection zone during construction until final landscape work is being done in the vicinity. Remove protective fencing and landscape as directed.
8. Planting material on City Boulevard to have the approval of the Parks Dept. prior to installation. Size, species and location require approval at the time of installation.
9. All landscaping to have high effeciency irrigation system to IIABC standards.
Jonathan Losee Ltd. | Landscape ArchitectsJonathan Losee’s professional practice is rooted in a deep respect for the natural environment as well as the cultural and historical significance of the site. Their practice has been involved with significant projects in the Downtown Eastside, including the restoration of Victory Square and Thornton Park, the S.U.C.C.E.S.S. Foundation building, Lori Krill Housing Co-operative, and Skwachàys Healing Lodge.
Main & Union2
BONNIS Development CorporationBonnis is a family-owned company with a commitment to investing in and building communities in Vancouver.
Bonnis has been active in developing mixed use commercial and residential multi-family buildings for over four decades. The company has focused on downtown Vancouver for the past two decades, playing an integral role in the City’s coming of age. Principals Dino Bonnis and Kerry Bonnis were recently recognized by the Downtown Vancouver Business Improvement Association for their work in effecting positive change along Granville Street, including the heritage restoration of the Commodore Ballroom, which they have owned for almost two decades.
Sterling — 1050 Smithe Street
Multi-level retail centre — 798 Granville Street Commodore Ballroom heritage restoration
Main & Union3
WHAT INFORMS PLANS FOR THIS PROPERTY?Plans for the property are informed by City of Vancouver policies, property owner aspirations, community input, and existing site conditions.
Property Owner Aspirations
Community Input
City of Vancouver Policy
Existing Property Conditions and Constraints
Main & Union
Main & Union4
REGIONAL & CITY PLANNING CONTEXT
Regional Growth Strategy (2010): The Metro Vancouver Regional Growth Strategy (RGS) provides direction for growth in the Lower Mainland up to 2040. Main & Union is located within the Metropolitan Vancouver Core, which is identified as the business, employment, culture, and entertainment centre for the region, and is characterized by high and medium density housing, including affordable housing choices.
Downtown Eastside Plan (2014): The Plan provides direction for the Downtown Eastside and includes a number of policies specific to the Chinatown area, including policies supporting the area’s retail and commercial character and residential intensification through mixed-use development. The Plan requires new multi-family developments to include 25% two- and three-bedroom units, which are suitable for families. The proposal includes 38% family-oriented units.
Chinatown Neighbourhood Plan & Economic Revitalization Strategy (2012): The Plan outlines the City’s approach to development and economic revitalization in Chinatown, including retaining the fine-grain character of the neighbourhood. The policy encourages intensification of residential and other uses as part of the renewal strategy for the area. The proposal for Main & Union includes a mix of retail and residential uses, active ground-floor frontages, and a scale that responds to and integrates with the scale of adjacent buildings.
Chinatown HA-1A Design Guidelines (2011): The Guidelines are intended to encourage new development that responds to the established and historic cultural identity of the Chinatown area, while facilitating creative architecture and contemporary design. The design for Main & Union takes a contemporary approach that responds to the historical evolution of the surrounding neighbourhood, including through the distinct portions of its facade, which reflect the area’s incremental development patterns.
Rezoning Policy for Chinatown South (HA-1A) (2011): Main & Union falls within the Main Street sub-area of Chinatown South. Rezonings to allow heights up to 150 feet may be considered for this site, and street-oriented retail is encouraged on Main Street. The proposal includes a mixed-use building within the height limits set out by the Policy. The commercial spaces on the ground level will contribute to streetscape activation on Main Street and Union Street.
Single Room Accommodation (SRA) Bylaw (2015): The SRA Bylaw provides regulations that prevent the loss of housing stock geared toward low-income residents. Main & Union will include 19 replacement social housing units given to the City and managed by a social housing provider. Units will be self-contained, with improved conditions from the current units, and will include a shared amenity space.
A number of Regional and City of Vancouver policies have informed plans for Main & Union. The City of Vancouver is currently updating the Chinatown Economic Revitalization Action Plan to provide clarity with respect to the density and form of development permitted in Chinatown. This process is ongoing and the updated plan has not yet been considered by Council. As the proposal for Main & Union is already in the application stream, only those policies that are currently approved will apply to the property.
Main & Union5
NEIGHBOURHOODCONTEXTMain & Union is located at the crossroads between historic Chinatown to the north and some of Vancouver’s most exciting new planning projects to the south.
The property is located at the edge of Chinatown, in close proximity to traditional shops, services and significant cultural attractions, as well as rapid transit, parks, and community amenities. Planning projects of regional importance, such as the future St. Paul’s Hospital, the removal of the viaducts, and the development of Northeast False Creek, will shape the adjacent area to the south in the coming years.
Telus World of Sience
Future Creekside Park Extension
Andy Livingstone Park
Dr. Sun Yat-Sen Classical Chinese Garden
Creekside Park
Rogers Arena
International Village
Future St. Paul’s Hospital Site
Pacific Central Station
Main Street – Science World Station
Main & Union
Future Neighbourhood
Viaduct Removal & Future NeighbourhoodChinese Cultural
Centre
Historic Pender Street Area
Main & Union6
da9c00
Main & Union
West Block (future development site)
Hogan’s Alley Block(future development site)
Rendering of mixed-use buildings proposed for the West Block.
A CHANGING COMMUNITY LANDSCAPEThe City’s Northeast False Creek planning initiative envisions significant changes to the areas surrounding the Main & Union property.
With the removal of the viaducts, two new city blocks are planned for mixed-use development next to the Main & Union property. As part of this process, the City of Vancouver is currently developing plans for mixed-use buildings up to 22 storeys on the West Block. City Staff are also working with the Hogan’s Alley Working Group to envision the future of the Hogan’s Alley Block, located immediately south of the Main & Union property. Preliminary plans for these sites include a mix of market and non-market housing, opportunities
for local businesses, and cultural amenity spaces. These two blocks are anticipated to accommodate 200-300 social housing units, as well as childcare, cultural, and social facilities.
The Main & Union Project Team looks forward to the development of plans for these properties and potential opportunities to tie in with the streetscape design and commemorative works associated with these developments.
Main & Union7
HeritageCONTEXT
STATEMENT OF SIGNIFICANCE: MAIN TAXI, 207 UNION STREET, VANCOUVER
DONALD LUXTON & ASSOCIATES INC. JULY 2014 10
Hogan's Alley, back of 818-826 Main Street, 1970, CVA A59008
CURRENT MAPS:
207 Union Street looking north (Bing Maps) 207 Union Street looking east (Bing Maps)
A study of the heritage value of the buildings located at 207 Union Street and 798 Main Street, known as a “Statement of Significance,” was conducted by heritage consultants Donald Luxton & Associates. While the property’s buildings were not found to have significant heritage value, the history and context of the area—particularly for Vancouver’s African descent community—should be recognized and commemorated.
1898 Area Map(Source: City of Vancouver Archives, AM1594-: MAP 547)
Hogan’s Alley, back of 818-826 Main Street, 1970. (Photo source: City of Vancouver Archives, A59008)
Vancouver’s African descent community had a firmly established presence in the area by the 1920s with the founding of the African Methodist Episcopal Fountain Chapel, located near Jackson Avenue and Prior Street. The community continued to flourish due to the proximity of the Great Northern Railway station, where many were employed.
The area came to be known for its restaurants and music halls, which developed around an area known as Hogan’s Alley, located between Union Street and Prior Street. Hogan’s Alley became a social hub and popular gathering place for the area’s growing community.
Most of Hogan’s Alley was destroyed by the early 1970s with the construction of the first phase of the Georgia Viaduct. Originally intended to pass through much of Strathcona, Gastown, and Chinatown, the plan met strong community opposition and was eventually abandoned.
The Project Team is exploring how the history of the area can best be commemorated in the new design, particularly with respect to honouring the history of Vancouver’s African descent community. Additionally, the proposal includes the re-use of bricks from the Brickhouse building and taxi stand.
The Project Team is exploring opportunities to commemorate the history of the area, particularly for its importance to Vancouver’s African descent community.
Main & Union8
PROPOSAL COMPONENTSThe proposal will help to enliven an underutilized property, while providing new housing options.
Some of the key components of the proposal include:
New market and non-market housing options The proposal includes a mix of studio, one-, two-, and three-bedroom units, as well as 19 replacement social housing units with new amenities. 38% of units will be 2- and 3-bedroom suites, which are oriented toward accommodating families. Providing housing options within a 7-minute walk of the SkyTrain also helps to promote environmental sustainability and healthy lifestyles.
Retail activation of Main and Union StreetsThe property is currently underutilized and includes undeveloped lots. New ground-level retail will enliven the intersection, connecting pedestrian activity to the bustling community that surrounds it, while supporting the growth of local businesses. Bonnis has also been in talks with the existing Brickhouse Bar about re-opening in the proposed new building.
Activation of the laneway and commemoration of Hogan’s AlleyThe retail component of the proposal will wrap around the corner from Union Street, helping to activate the laneway. Distinct paving will help to establish the character of the lane as well. The project team is also exploring how the history of the area, including Hogan’s Alley, can be recognized and commemorated in the proposal.
Public realm improvementsThe proposal will include an improved public realm, including active street frontages, improved paving, and planting. The Project Team is exploring how public realm improvements can be tied in with the anticipated removal of the viaducts to the south of the property, across Union Street.
Photo credit: Eric Sehr, Flickr
Photo credit: EatBigApple
Main & Union9
DESIGN RESPONSEGuided by the Chinatown HA-1A Design Guidelines, the proposal takes a contemporary architectural approach while responding to the existing character and grain of Chinatown’s development pattern.
The balcony style of typical Chinatown buildings is used throughout the lower storeys of the building.
Solid wall elements and window patterns will conform to the scale, configuration, and look of Chinatown buildings and typical Victorian and Edwardian architectural styles present in both Chinatown and Gastown.
The middle portion of building is well-defined and responds to scale of adjacent buildings, while the facade is broken into distinct volumes to reflect the incremental development patterns of the surrounding community.
The use of masonry, including the re-use of bricks from the Brickhouse and taxi stand will help to tie the building in with buildings typical of the area.
The chamfered corner proposed for Main & Union responds to the historical development pattern of the block.
Unique paving and retail wrapping around the corner from Union Street will contribute to laneway activation.
Upper building levels are visually lightweight, while stepbacks reduce the appearance of height and scale.
Landscaping, including street trees, will improve the public realm. The Project Team is exploring how the future removal of the viaducts will tie in with public realm improvements on Union Street.
A fine grain of retail and well defined, pedestrian-oriented base help to activate the streetfront and continue the vibrancy of the surrounding area. A “belt line” above the second level helps to distinguish the pedestrian base of the building.
Retail canopies help to define Main Street as a retail high street, while rolling overhead doors and additional space for market stalls create indoor-outdoor permeability in the retail environment.
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Main & Union10
Bonnis has been engaged in conversations with the owners of the Brickhouse Late Nite Bistro & Bar about re-opening once the new proposal is complete, which would provide continuity of the existing retail on the property.
RETAIL CONTINUITY
Typical Ground Level Retail Condition
Proposed Ground Level PerspectiveExisting Brickhouse Façade
On both Union Street and Main Street, the proposal features rolling doors with large canopies to create active retail spaces and connect with the vibrant energy of the surrounding community.
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. Existing View of Union Street Retail
Main & Union11
The upper volume is set back in two steps and is lighter in thearchitectural expression, choice of façade materials and scale-downmassing. Projecting balconies are introduced to moderate scale anddeliver a varied and layered façade treatment.
Exterior Materials, Colours and DetailingWindow pattern, size, frame profiles and proportions will be compatiblewith character of the area.
Cornices have been introduced throughout the project as terminus forthe mid-section of the development and belt lines above the base part ofthe building.
Standard brick facing in two main colours is proposed on mid-section ofthe building on Main and Union Streets. Durable materials such asarchitectural concrete, masonry and cast iron and metal detailing areused on the ground level.
LightingPedestrian level lighting will be introduced on all three sides of thedevelopment to create a safe and inviting environment.
SignageSignage for the building will comply with the guidelines and will bedeveloped at the later stages of the development process.
Semi-private and Private Open SpacesResidential units will have access to a private open space in form of abalcony or roof deck.Common indoor amenity for social housing units is located on themezzanine level and the outdoor deck is on second level. Condominiumamenity space is located on the third floor.
SustainabilityThe project will comply with the Green Building Policy forRezonings (June 2014) requirements.
Architectural ComponentsVernacular of typical “balcony-style” architecture of ChinatownSociety buildings is used throughout the lower 9 storey buildingelements on both Main and Union Streets. Balconies vary inshape and size from more enclosed recessed balconies to openand continuous decks/balconies on the upper volume of theprinciple façades.
Solid walls elements, window pattern and fenestration willconform to the scale, configuration and look of the Chinatownexample of Society buildings and typical Victorian and Edwardianarchitectural styles present in both Chinatown and Gastown.
Overall Façade CompositionThe proposed building is defined in three distinct horizontal forms.The high-volume ground base of the building is the pedestrian“realm”, with ground oriented commercial units with mezzanines,a typical Chinatown historic configuration. This ground levelfaçade and storefront detailing is consistent with the intent of theguidelines in architectural expression, transparency and the useof O/H garage doors, colourful signage, canopies and detailing.Bricks and other suitable building elements from the existing'Brickhouse' façade will be salvaged, re-used and incorporatedinto the new design of the Main Street façade.
Midsection of the building composition is divided into distinctivevertical building elements with a strong architectural bay rhythmof solid walls, windows and balconies. This repetitive pattern andsymmetrical expression of bay elements is presented on both keyfacades. Prominent horizontal building cornice elementsterminate the midrise section of the building.
AUG.25,2017
MAIN & UNIONarchitecture inc. studioonearchitecture.ca
240 - 388 West 8th Ave. Vancouver, B.C. V5Y 3X2Tel: 604 - 731 - 3966Fax: 604 - 734 - 1121
Tomas Wolf Architect AIBC
728 / 780 / 796 MAIN ST | PROPOSED MIXED-USE DEVELOPMENT SEP. 08TH, 2017
13
00
9
0.7
StreetProposed street-wall follows the objective of robust continuous streetscape with smallbuilding frontages and varied roof lines. The robust solid brick clad façade elementsare 9 stories high to conform with the guidelines and maintain the street-wallcontinuity with the existing adjacent residential development massing.
LanesThe objective is to make the lane attractive for pedestrians. We have located alongthe lane a corner retail store and commemorative panels telling the history of the area.As the site has only 107 feet frontage, the rest of the lane is occupied by entranceramp to the underground parking and loading spaces.
Utilities and ServicesUtilities and services are located in the underground. Separated recycling and refuseareas for residential and commercial uses are contained within the building.
Adaptive reuse of HERITAGE elements
Proposed View of Union Street and Laneway
The re-use of existing elements will provide historical continuity and enhance the architectural interest of the building.
The proposal includes re-using elements of the Brickhouse façade and the existing taxi stand in the new building.
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. View of Existing Taxi Stand Building
Main & Union12
SRA REPLACEMENTThe proposal includes 19 social housing units, with title to be given to the City of Vancouver, and to be operated by a social housing provider.
Existing Conditions
New Social Housing Unit Precedents
The existing Single Room Accommodation (SRA) units on the property are not currently included in the City of Vancouver’s inventory of housing targeted toward low-income residents. The proposal includes replacing the existing SRA units with modern, self-contained units, as well as a dedicated amenity space for social housing residents.
33 W. Cordova Street
SRA Relocation Strategy
SRA facilities where existing tenants will be relocated
New SRA Replacement Unit Precedents
Stop
Gap
Hou
sing
Loc
atio
n M
ap 1
:25,
000
OPT
ION
1
Mai
n S
t.
Jack
son
Ave
.
Pri
nces
s A
ve.
Go
re A
ve.
Car
rall
St.
Cam
bie
St.
Abb
ott
St.
Powell St.Alexander St.
E Cordova St.
E Pender St.
Keefer St.
E Hastings St.
73
6
4
10
589
1
2 SITE
Portland Hotel, 20 W Hastings St
Molson’s Bank, 166 E Hastings St
Hotel Irving, 101 E Hastings St
Beacon Hotel, 7 W Hastings St
Pennsylvania Hotel, 412 Carrall St
Woodwards, 131 W Hastings St
Ranier Hotel, 309 Carrall St
Hotel Maple, 177 E Hastings St
Tellier Towers, 16 E Hastings St
ASC, 111 Princess Ave
1
5
3
7
9
2
6
4
8
10
The Stanley Hotel currently holds 80 Rooms designated under the Single Room Accommodation By-law that are older and in poor condition. The new project will replace these with 80 units of social housing that will provide in-suite bathrooms and kitchens.
During construction, the existing tenants will be relocated to other social housing within the downtown area. The majority of this social housing has been recently renovated or upgraded
and staffed, and will be a significant improvement relative to their current living conditions in order to provide 24 / 7 support services to the residents.
33 W. Cordova Street
SRA Relocation Strategy
SRA facilities where existing tenants will be relocated
New SRA Replacement Unit Precedents
Stop
Gap
Hou
sing
Loc
atio
n M
ap 1
:25,
000
OPT
ION
1
Mai
n S
t.
Jack
son
Ave
.
Pri
nces
s A
ve.
Go
re A
ve.
Car
rall
St.
Cam
bie
St.
Abb
ott
St.
Powell St.Alexander St.
E Cordova St.
E Pender St.
Keefer St.
E Hastings St.
73
6
4
10
589
1
2 SITE
Portland Hotel, 20 W Hastings St
Molson’s Bank, 166 E Hastings St
Hotel Irving, 101 E Hastings St
Beacon Hotel, 7 W Hastings St
Pennsylvania Hotel, 412 Carrall St
Woodwards, 131 W Hastings St
Ranier Hotel, 309 Carrall St
Hotel Maple, 177 E Hastings St
Tellier Towers, 16 E Hastings St
ASC, 111 Princess Ave
1
5
3
7
9
2
6
4
8
10
The Stanley Hotel currently holds 80 Rooms designated under the Single Room Accommodation By-law that are older and in poor condition. The new project will replace these with 80 units of social housing that will provide in-suite bathrooms and kitchens.
During construction, the existing tenants will be relocated to other social housing within the downtown area. The majority of this social housing has been recently renovated or upgraded
and staffed, and will be a significant improvement relative to their current living conditions in order to provide 24 / 7 support services to the residents.
The current building is aging and requires residents to use shared washrooms and other facilities. Hallways and stairs are dimly lit, and there is minimal amenity space available.
New social housing units will include a dedicated cooking space and washrooms within the unit—a significant improvement on current conditions.
Main & Union13
Landscape plan
7
H
10
21.00
23.92
21.94
21.38
21.29
21.51
21.46
21.79
22.70
22.71
22.84
23.70
20.77
21.74
22.00
21.35
21.78
24.04
97
24.85
24.59
22.13
22.05
21.33
20.96
21.04
21.23
21.3221.2921.27
21.14
23.34
22.85
22.34
22.39
21.76
21.38 21.24
22.11
22.68
22.85
21.90
22.36
22.51
23.78
23.34
22.92
22.35
21.82
21.35
22.52
22.11
20.94 20
.9321.06
20.95
21.18
M21
.03
M
20.95
23.12
21.55
20.43
21.92
21.17
21.19
21.71
22.42
53.82
53.78
53.0353.09
51.7951.88
50.7049.58
48.68
58.85
21.11
21.39
21.20
21.22
21.21
21.56
21.22
21.34
21.32
22.01
22.31
22.52
19D20
21.27
21.2821.19
22.71
22.76
3,001 sq. ft.
6,002 sq. ft.
3,841 sq. ft.
25.0
250
.03
32.0
2
119.98
119.98
119.97
32.0
150
.02
25.0
1
89°56
'14"
90°03'36" 89°56
'04"
90°04'07"
90°03'56"89°56
'24"
90°03'19" 89°56
'21"
90°03'39"
89°56
'29"90°03'10"
89°56
'41"
(vacant)
65.51
12.3
8
5.87
3.53
8.18
13.38
20.7
2
61.42
5.60
3.53
30.5
7
13.38
20.7
2
119.85
11.4
8
0.34
1.72
54.27
31.89
31.90
9.28
0.2
9.09
concrete sidewalk
exterior face ofexisting building
#796
exterior face ofexisting building
#728
parapet parapet
parapetelev.=53.64
parkingmeter
building corner0.2 clear of Road
building corner0.1 clear of Road
building corner0.1 clear of Road
shed
watervalue box
electricalbox
0.4
transformerelev.=55.1
see Detail A
building corner0.1 onto Lane0.7 onto Lot H
building corner0.3 clear of Road0.2 onto Lot 7
see Detail B
inspectionchamber
parapet
door sill
door sill
roof peak
door sill
door sill
gutter
concrete sidewalk
21.49
21.82
22.19 22.27
22.44
22.69
22.52
Building Floor Elevation: = 21.62
.87
.05
.34
.59
.70
M
M1.7
1.3
M M
M
M
Easement Explanatory Plan 19331
Easement Explanatory Plan 16829
ADJA
CEN
T BU
ILD
ING
RAMP TO U/GPARKING
LOADING10' X 28'
COMMERCIALREFUSE / RECYCLE
RESIDENTIALLOBBY
UP
GAS
LOADING12.5' X 28'
BIKES
UP
UP
DN
SOCIALHOUSINGUNITSLOBBY
DN
7' @
12.5%
UP
SOCIALHOUSINGUNITSREF /REC
SOCIAL HOUSING UNITS B.B SAUNA
DN
UP
DN
UP
B.G. 2
1.78'
(6.6M
)
B.G. 2
2.93'
(6.9M
)
B.G. 2
3.12'
(7.0M
)
B.G. 2
2.44'
(6.8M
)
B.G. 2
1.39'
(6.5M
)
B.G. 2
1.35'
(6.5M
)
B.G. 2
1.35'
(6.5M
)
B.G. 2
1.42'
(6.5M
)
B.G. 2
1.35'
(6.5M
)
EL. 14
.57'
EL. 13
.70'
EL. 21.40'
B.G. 2
3.92'
EL. 22.00'
D.E. 22.8
0'
(7.0M
)
L. 22
.67'
CRU#1
CRU#2
CRU#3
CRU#4
CRU#5
CRU#6
EL. 24.20'
EL. 22
.80'
EL. 21.40'
EL. 21.40'
EL. 21.40'
EL. 24.20'
EL. 22.80'
EL. 24.20'
EL. 24.20' EL. 24.20'
EL. 23.80'
EL. 23.80'
EL. 22.95'
EL. 24.20'O/H GATE
O/H GATE TYP.
O/H GATE
MEZZANINE ABOVE
MEZZANINE ABOVE
UNIONSTREET
MAI
NST
REE
T
LAN
E
P.L.
P.L. P.L.
P.L.
4-Parrotia persica
Sidewalk Paving Pattern- Chinatown stampedgrid with ExposedAggregate perimeters.
Sidewalk Paving Pattern- Chinatown stampedgrid with ExposedAggregate perimeters.
PIP Conc. sidewalk toCoV Street RestorationManual guidelines withlet downs at corners.
Existing Oak Tree toremain - protect fromdamage, all work underthe drip line to be underthe supervision of anarborist
Mosaic Tile installationon PIP conc. slab fromPL to building edge toreflect Chinatown detailsat commercial units.
Flame Textured Granitepaving between PL andbuilding thin set onconc. bed
Stamped concrete laneway with Cobblestonedetail and smoothdrainage channel incentre swale.
Saw cut broom finishconcrete paving atloading bay and parkadeentry.
New Street Trees - species selectionand spacing to CoV Engineering andParks Dept. Standards.
Tree Protection Barrierper City of Vancouvertree protectionguidelines
UNIT
The proposal includes enhancements to the public realm, such as new street trees and sidewalk paving that reflects the character of the area.
Pavement and Tile Precedent Images
Existing Chinatown commercial entry mosaic tiles.
Typical Chinatown paving pattern with granite surrounding tree planing.
Detailed centre swale of cobblestone surfaced lane.
Existing Chinatown commercial entry mosaic tiles.
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Main & Union14
PROPOSAL DETAILSCurrent Zoning
Proposed Zoning
Height
Density
Gross Floor Area
Total Number of Units
Social Housing Units
Total Market Units
Studio Units
1-Bedroom Units
2-Bedroom Units
3-Bedroom Units
Parking
Bicycle Parking
HA-1A — Chinatown South
CD-1 — Comprehensive Development
149.96 feet (150 feet allowed)
8.18 Floor Space Ratio
105,045 sq.ft
118
19
99
34
20
39
6
78 stalls
150 stalls
Main & Union15
ELEVATIONS
North Elevation South Elevation
East Elevation West Elevation
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Main & Union16
SECTIONS
Sect
ion
B
Section A
Mai
n St
reet
Union Street
Lane
Key Plan
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Section A
Section B
Main & Union17
Floor PLANSFLOOR PLANS
Ground Floor Plan
Level 3 Plan
Mezzanine Plan
UP
UP
DN
DN
101'-
5 1/8
"
88'-5 1/2"
BALCDN
UP
COMMON AREA
BALC ENCL.BALC.
BALC.
5'-7" ENCL.BALC.
STO.
STO.
STO.
STO.
STO.
STO.STO.
STO.
UNIT 9 STUDIO
UNIT 10 - 1B
UNIT 11 STUDIO
UNIT 12 - 2B
UNIT 8 - 2B UNIT 7 - 1B UNIT 6 - 1B UNIT 5 - 3B
UNIT 4 -2B
STO.
DECKAMENITY
DECK
DECK
MECH.ROOM
UNION STREET
MAIN
STRE
ET
LANE
P.L.
P.L.
P.L.
P.L.
- RESIDENTIAL COMMON AREA
- RESIDENTIAL UNITS
- RESIDENTIAL STORAGE AREA
- BALCONY
- DECK
- AMENITY
1/16" = 1'-0"LEVEL 3 PLAN
N
01,0
5,20
17
MAIN & UNIONarchitecture inc. studioonearchitecture.ca
240 - 388 West 8th Ave. Vancouver, B.C. V5Y 3X2Tel: 604 - 731 - 3966Fax: 604 - 734 - 1121
Tomas Wolf Architect AIBC
728 / 780 / 796 MAIN ST | PROPOSED MIXED-USE DEVELOPMENT JAN.17TH,2017
1300
9 1.03
UNIT 12
P.L.
P.L.
P.L.
P.L.
107'-
0 1/2
"
89'-11 3/4"
DN
STORAGE
ELEV. MECHINEROOM
- RESIDENTIAL COMMON AREA
METAL& GLASSCANOPY BELOW
UNIT 14
DN
LAUNDRY
- DECK
- STORAGE AREA
STO.
STO.STO.
STO.
STO.
STO.
STO.
STO.
STO.
STO.
487 SQ. FT.
AMENITY AREA
UNIT 10
UNIT 11
UNIT 13
UNIT16
UNIT 15
UNIT 17
UNIT 18
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
UNIT 6UNIT 7UNIT 8UNIT 9
ROOF PATIO
STO.
STO.
STO.
STO.
STO.
STO.
UP
UP
DN
DN
STO.
STO. STORAGE
- AMENITY
01,0
5,20
17
MAIN & UNIONarchitecture inc. studioonearchitecture.ca
240 - 388 West 8th Ave. Vancouver, B.C. V5Y 3X2Tel: 604 - 731 - 3966Fax: 604 - 734 - 1121
Tomas Wolf Architect AIBC
728 / 780 / 796 MAIN ST | PROPOSED MIXED-USE DEVELOPMENT JAN.17TH,2017
1300
9
1/16" = 1'-0" LEVEL 2 PLAN - S.R.A UNITS & AMENITY
N
1.02
UNION STREET
MAIN
STRE
ET
LANE
- SOCIAL HOUSING
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Level 2 Plan
Main & Union18
FLOOR PLANS
Level 10 Plan Level 11-12 Plan
Level 9 Plan
UP
UP
DN
DN
101'-
5 1/8
"
88'-5 1/2"
BALCDN
UP
COMMON AREA
BALC ENCL.BALC.
BALC.
5'-7" ENCL.BALC.
STO.
STO.
STO.
STO.
STO.
STO.STO.
STO.
UNIT 9 STUDIO
UNIT 10 - 1B
UNIT 11 STUDIO
UNIT 12 - 2B
UNIT 8 - 2B UNIT 7 - 1B UNIT 6 - 1B UNIT 5 - 3B
UNIT 4 -2B
STO.
DECKAMENITY
DECK
DECK
MECH.ROOM
UNION STREET
MAIN
STRE
ET
LANE
P.L.
P.L.
P.L.
P.L.
- RESIDENTIAL COMMON AREA
- RESIDENTIAL UNITS
- RESIDENTIAL STORAGE AREA
- BALCONY
- DECK
- AMENITY
1/16" = 1'-0"LEVEL 3 PLAN
N
01,0
5,20
17
MAIN & UNIONarchitecture inc. studioonearchitecture.ca
240 - 388 West 8th Ave. Vancouver, B.C. V5Y 3X2Tel: 604 - 731 - 3966Fax: 604 - 734 - 1121
Tomas Wolf Architect AIBC
728 / 780 / 796 MAIN ST | PROPOSED MIXED-USE DEVELOPMENT JAN.17TH,2017
1300
9 1.03
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Level 4-8 Plan
Main & Union19
Level 14 Plan
Level 15 Plan
FLOOR PLANS
UP
UP
DN
DN
101'-
5 1/8
"
88'-5 1/2"
BALCDN
UP
COMMON AREA
BALC ENCL.BALC.
BALC.
5'-7" ENCL.BALC.
STO.
STO.
STO.
STO.
STO.
STO.STO.
STO.
UNIT 9 STUDIO
UNIT 10 - 1B
UNIT 11 STUDIO
UNIT 12 - 2B
UNIT 8 - 2B UNIT 7 - 1B UNIT 6 - 1B UNIT 5 - 3B
UNIT 4 -2B
STO.
DECKAMENITY
DECK
DECK
MECH.ROOM
UNION STREET
MAIN
STRE
ET
LANE
P.L.
P.L.
P.L.
P.L.
- RESIDENTIAL COMMON AREA
- RESIDENTIAL UNITS
- RESIDENTIAL STORAGE AREA
- BALCONY
- DECK
- AMENITY
1/16" = 1'-0"LEVEL 3 PLAN
N
01,0
5,20
17
MAIN & UNIONarchitecture inc. studioonearchitecture.ca
240 - 388 West 8th Ave. Vancouver, B.C. V5Y 3X2Tel: 604 - 731 - 3966Fax: 604 - 734 - 1121
Tomas Wolf Architect AIBC
728 / 780 / 796 MAIN ST | PROPOSED MIXED-USE DEVELOPMENT JAN.17TH,2017
1300
9 1.03
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
Level 13 Plan
Main & Union20
FLOOR PLANS
Parking Level 1 Plan Parking Level 2 Plan
Parking Level 3 Plan
Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process.
P.L.
P.L.
P.L.
P.L.
B2.1
B2.1
A2.1
UP
18'
39'-8"
18' 21'-8"
UP
106'-
3 1/2
"6 1
/4"
3"
119'-5"3"
119'-5"3"
5% SLOPE
EL. -17
.10'
RESI. 46
RESI. 48
RESI. 47
RESI. LOBBYEL. -23.68'
6'-7" 31'-6"
RESI. 51
- PARKING STALLS
- RESIDENTIAL COMMON AREA
RESI. 42RESI. 43RESI. 44RESI. 45
RESI. 49
RESI. 50
RESI. 56RESI. 57
RESI. 52
RESI. 53
RESI. 54
RESI. 55
SMALL CAR
SMALL CAR
RESI. 58
RESI. 59
5% SL
OPE
EL. -18
.67'
RESI. 60
SMALL CAR
SMALL CAR
SMALL CAR
SMALL CAR
SMALL CAR
1/16" = 1'-0"U/G PARKING LEVEL 4 PLAN
N
AUG.25,2017
MAIN & UNIONarchitecture inc. studioonearchitecture.ca
240 - 388 West 8th Ave. Vancouver, B.C. V5Y 3X2Tel: 604 - 731 - 3966Fax: 604 - 734 - 1121
Tomas Wolf Architect AIBC
728 / 780 / 796 MAIN ST | PROPOSED MIXED-USE DEVELOPMENT SEP. 08TH, 2017
13
00
9
1.16Parking Level 4 Plan
Main & Union21
SHADOW ANALYSIS
March 21/September 21 Shadow Studies
June 21 Shadow Studies
10 am Noon 2 pm
10 am Noon 2 pm
Shadow studies have been conducted to ensure the proposal does not cast shadows on any parks or significant public spaces.
Main & Union22
DESIGN CONCEPT
MAIN STREET UNION STREET
Main & Union23
DESIGN CONCEPT
Main & Union24
DESIGN CONCEPT
Main & Union25
View Analysis
Current view looking east
View including proposal
Current view looking north on Main Street
View including proposal
