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IBI GROUP | July 2017

Sustainable Design Strategy

• B.1 LEED Gold • B.2 Performance Limits • B.3 Airtightness • B.4 Enhanced Commissioning • B.5.1 Energy System Sub-metering • B.5.2 Energy Reporting • B.6.1 Refrigerant Emissions • B.6.2 Embodied Emissions • B.7 Direct Ventilation • B.8 Low Emitting Materials • B.9 IAQ Testing • B.10 Site IRMP and Green Infrastructure • B.11 Resilient Water Access

Please see full submission under separate cover.

339 E 1st Avenue will achieve the requirements listed in Green Buildings Policy for Rezoning as a low emissions project.

KEY PEDESTRIAN SPINE

CENTRAL VALLEY GREENWAY

EXISTING PED/BIKE CONNECTION TO SCOTIA AND 1ST AVE.

PLAZAS AND GREENSPACES

MAJOR ROADS

VEHICULAR ROUTES

TRAIN TRACKS

POTENTIAL PED/BIKE CROSSING

BUS STOPT

CAR

OLIN

A ST

565 OFFICE

DEVELOPMENT

GREAT NORTHERN WAY

E 1ST AVE

100 ft

75 ft

150 ft

150 ft

150 ft

100 ft MAX

60 ft

OPEN SPACE

PLAZA

BR

EWER

Y C

REE

K G

REE

NW

AY

GREAT NORTHERN WAY

ARTECHARTIST LOFTS

CANVASARTIST STUDIOS

BROADWAY SUBWAY ALIGNMENTBNSF RAILYARD

T

RED TRUCK BREWERY

150 ft

150 ft

+/- 90 ft

ST. GEORGE PLAZA

THO

RN

TON

ST

CENTRE FOR DIGITAL MEDIA

GREAT NORTHERN

WAY CAMPUSEMILY CARR UNIVERSITY OF

ART + DESIGN

ST. G

EOR

GE S

T

CAR

OLIN

A ST

INDUSTRIAL AVE

+/- 135 ft

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REZONING SUBMISSION | 339 E 1st Ave, Vancouver, BC

Great Northern Way Structure Plan

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IBI GROUP | July 2017

Streetscape

ARTECH LOFTS

RED TRUCK BREWERY

339 EAST 1ST AVE

LOT P

OPEN SPACE

EMILY CARR UNIVERSITY

CENTRE FOR DIGITAL MEDIA

RED TRUCK BREWERY

375 E 1ST AVENUE(LOT P)

EMILY CARR UNIVERSITY

CENTRE FOR DIGITAL MEDIA

339 E 1ST AVENUE

CANVAS ARTIST STUDIOS

REZONING SUBMISSION | 339 E 1st Ave, Vancouver, BC

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Materiality

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IBI GROUP | July 2017

Design Rationale

SITE FRONT HEIGHT 3 VOLUMES30.5 M (100 FT.) SIDES / REAR PINCH CONCEPT COLOURS

339 E 1ST AVENUE

I-3 ZONING

I-3 ZONING SCHEDULE

REQUIREMENTS:

MAX. PERMITTED

HEIGHT / VOLUME

MAX. 3.0 FSR

I-3 ZONING SCHEDULE

REQUIREMENTS:

3 M FRONT SETBACK

SIDE AND REAR

SETBACKS TO

ACCOMMODATE GLAZING

VIEW CONSIDERATIONS

FOR LOT P

NORTH TERRACE

HEIGHT VARIATION

I-3 GUIDELINE REQ.:

BUILDING IS PINCHED IN

AREAS TO ADDRESS THE

APPARENT WIDTH AND

LENGTH OF BUILDING

BLACK IS USED AS A

VISUAL SEPARATOR TO

DIVIDE THE PROJECT

INTO 3 DISTINCT MASSES

The project strives to be consistent to the parameters outlined within the I-3 Zoning Schedule and Guidelines (height, apparent massing, setbacks). The floor plates were optimized to match the permitted FSR of the site, and the volumes manipulated to reduce the scale of the development. On the roof tops are amenity spaces to provide the building occupants with an easily accessible green space. This is in addition to the landscaped areas fronting Brewery Creek. The building facade colour is meant to invoke both typical rail engine colour schemes as well as colours of autumn. Distributions in glazing on the facade are meant to create a horizontal movement along the building exterior as well as solar heat gain control due to its 50:50 ratio. On the South and West elevations of the building, there are also diagonal solar shading devices which serve not only for sun control but as distinctive design elements.

Design Rationale

RAIL LINE

BREWERY CREEK

GREEN-WAY

SCREEN

LOWER AMENITY ROOF

UPPER AMENITY ROOF

COLOURED PANEL SYSTEM

GLAZING SYSTEM50:50 RATIO

DIAGONAL SOLAR SHADING

BREWERY CREEK PLAZA

BIKE STORAGEEND OF TRIP FACILITIES INDOOR AMENITIES

REZONING SUBMISSION | 339 E 1st Ave, Vancouver, BC

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General Design ConsiderationsThe following is a point by point response to pertinent sections of the I-3 District Guidelines False Creek Flats (July 2002)

2.1 Neighbourhood CharacterFormerly a tidal mud flat, the False Creek Flats was filled

early in the 20th century to accommodate Vancouver’s burgeoning rail industry. Today, it is a wide, open area of about 120 hectares (300 acres) that continues to serve the railways and conventional industries involved in warehousing and transshipment, however these uses have been in decline since the 1970s. Many properties now lay vacant. Land parcels vary considerably in size and configuration, and, due to the extent of the rail yards and trackage, the area is poorly served by roads. Likewise, there are few visual or pedestrian amenities.

The area is expected to emerge as a new high-tech and mixed-use employment centre with a distinct character that takes its cues from its industrial past and its high-tech future. New streets, greenways and parks are planned in the False Creek Flats Structure Plan to be implemented through gradual redevelopment. The intention is to increase accessibility for pedestrians, bicycles and vehicles throughout the area, linking the Flats to its surroundings and creating an urban public realm of high quality. Private developments will need to assist the transition through careful site planning, high quality architectural building expression, public and private landscaping, and appropriate pedestrian and vehicular circulation, as set out in these guidelines.

ResponseThe design of the building intends invoke a high-tech

and industrial character through the use of high quality materials, and clean distinct colours. Careful detailing of the project’s components will help express the industrial character of the design. Such examples of this approach include: Lloyd’s Building (Richard Rogers), Centre Georges Pompidou (Renzo Piano, Richard Rogers), Channel 4 Building (Richard Rogers), San Francisco Federal Building (Morphosis), and UCLA Chiller Plant (Wes Jones).

Response to I-3 District Guidelines2.2 Street Character

With the arrival of new uses in the False Creek Flats, a more active, interesting and attractive pedestrian-oriented street character and an enhanced public realm become priorities. To create a more urban street feeling, new buildings should locate close to the street or close to the landscape setback area, rather than back from the street behind surface parking. Windows at grade are essential to enhance the pedestrian experience and to provide transparency for casual surveillance. On large development sites, small public open spaces linking to area greenways and bikeways should be created at strategic points to allow meeting and resting places for employees and pedestrians. Street trees should be planted extensively throughout the area to create a more pleasant pedestrian environment, but also to introduce a unifying theme through co-ordination of species and placement. Terminal Avenue will be the focus of changes that will see the street better serve as a gateway into the Downtown.

ResponseAt grade, the building faces onto the street with a fully

glazed storefront for greater transparency into the retail space. It will be the small tactile details that will give the project its distinctiveness. For example, undersides of the canopies will be well detailed drawing cues from the industrial heritage of the site. At the east property line, the building is generously setback to compliment the adjacent brewery creek green-way. It is also a way to draw people to the projects main entrance which fronts the Brewery Creek and the pedestrian network cutting through Lot P.

4.3 Height and LengthThe I-3 District Schedule permits an outright building height

of up to 18.3 m (60 ft.). The Director of Planning may consider heights up to 30.5 m (100 ft.) after first considering the intent of the I-3A zoning and applicable policies and guidelines, public submissions, and the effect of building height and bulk on daylight access and nearby residential districts (see I-3 Schedule) and higher building massing should respond to the scale of adjacent buildings, public and private views, and shadowing.

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IBI GROUP | July 2017

ResponseThe building is currently proposed at 30.5 m (100 ft.).

Most of the shadowing occurs on the adjacent rail corridor. Shadowing occurring on adjacent lots are limited to commercial properties rather than residential. The higher building massing responds to adjacent project Lot P. This allows for the building to be a similar scale as Lot P as well as future projects under the new False Creek Flats Area Policy.

4.4 Front Yards (and Setbacks)Buildings should be set back a minimum of 3.0 m from the

front property line so that a double row of trees may be planted along the site’s full frontage; and below-grade encroachments into the yard area may be considered, provided that adequate soil depth is provided for the plant material.

ResponseThe building is set back 3.0 m from the front property

line.

4.16 Building Depth (and Width)Individual building depths or widths that exceed 30.5 m (100

ft.) should be physically separated into a series of buildings, or be designed to appear as so. The aim is to create identity, rhythm and variety. Additional width or depth may be considered where the proposal demonstrates visual interest. Where the need for longer, wider buildings can be demonstrated, consideration should be given to elements which break up the scale of building form. Examples include: functional elements (such as stairwells, elevator and mechanical cores); entrances; facade articulation; glazing; canopy and shading systems; and upper floor connections (transparent bridges and walkways). Where possible, views should be provided into interior courtyards to assist in breaking up the mass of a large building. Massing should be articulated to minimize shade and shadow of interior courtyards and of the public realm. On sites over 61 m (200 ft.) in width, public pedestrian linkages through the site should be considered.

ResponseGiven the site proportions and area, physically dividing

the project into smaller buildings is neither practical nor possible. One of the mandates of this project is the creation of large office plates. However by careful manipulating the volume and strategic use of colour we believe we have address the intent of this guideline.

5.1 Roofs and ChimneysRooftop mechanical systems, elevator penthouses, vents and

other appurtenances should be minimized, clustered and integrated with the architectural treatment of the roofs and screened with materials compatible with the building and precinct character. Roofs should be designed and/or landscaped to be attractive as seen from above as well as from ground level. Due consideration should be given, in the design of significant landscaped roof areas, to maintenance and irrigation needs. The use of roofs for roof gardens and roof decks to increase the usability of roofs is encouraged, particularly where buildings are stepped and roofs are accessible to adjacent interior space.

ResponseOn the rooftop of the building, the mechanical penthouse

is integrated into the contextual design language through the use of a high-quality metal screen. This screen will also be the same colours as the respective exterior treatment to keep the design cues consistent. The rooftop also has landscaped amenity gardens for tenants to use.

5.3 Entrances, Stairs and PorchesMain building entries should be clearly identifiable and

accessible from the street, and should provide generous weather protection. Atria and open or glazed staircases of generous width are encouraged to facilitate pedestrian movement and interaction between levels, including parking levels.

ResponseThe main entries are all provided with canopies to assist

in way-finding. Generous floor to floor heights on the ground floor allow for a more spacious building to grade relation.

5.5 Exterior Walls and FinishingThe use of mirrored or highly reflective glass is discouraged

to allow views into building activities, especially at grade level. Exterior building design should reflect the industrial character of the precinct by utilizing high-quality, durable materials. Exterior materials that are encouraged (but are not limited to) include: contemporary metal cladding systems and painted corrugated metal cladding, heavy timber structural elements, glass and steel, and architectural concrete (especially high volume fly-ash mixes). Stucco and vinyl are discouraged as primary exterior materials.

ResponseHighly reflective glass will not be used in this project.

The glazing present in the building will be transparent enough to allow for observation of interior activities, as well as being designed to control solar heat gain. Exterior materials found within these project will be high-quality and durable to reflect the industrial character of nearby buildings. The colour palette used by the project is also inspired by the nearby rail corridor’s train engine colour schemes, as well as autumn leaves.

REZONING SUBMISSION | 339 E 1st Ave, Vancouver, BC

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Photo Montage1 32

6 87

4 5

28

3

56

14

7

DIAGONAL

SUNSHADES

METAL

PANELS

“S” SECTION

EXPOSE

RWL

CURTAIN WALL

GLAZING

“C” SECTION BASE

LO “E” GLAZING

OPERABLE WINDOW

FRITTED GLASS CANOPY

TIMBER W/ ROD CONNECTIONS

SIGN BLADE

20DETAILS 339 EAST 1 ST

Date 2017 JULY Job: 3847121

IBI GROUP | July 2017

Details