5.1 preface - west vancouver

ii

5.1 PREFACE

The public realm for the Gateway Residences plays an important role in the Park Royal Neigh-bourhood Vision and the broader community it serves. Situated at the perceived “gateway” to West Vancouver and connected to the Squamish Nation lands the public realm is an inviting, welcoming and respectful of the jurisdictional and cultural values of both communities.The guiding principles for the Park Royal Neighbourhood Vision emphasize the role the public realm plays stating “Extend the outdoor village street experience by expanding retail and improving the public realm for future residents and guests by introducing gathering spaces, art and amenities that highlight the Squamish Nations culture and the high standards expected and appreciated by the broader community.” The Marine Drive Local Area Plan and Design Guidelines calls for the Gateway to be expressed in the following manner, “Gateways mark the transition from one distinct area to another, and help residents and visitors know when they have arrived at a particular destination. Features such as architecturally significant buildings, public gathering spaces, streetscape treatments, landscaping, signage, and public art all help to mark gateways.”

The Public Realm and Open Space Guidelines for 752 Marine Drive should be consistent with the following guidelines:• A public plaza of significant size, located on the interior of the site and oriented to take advantage of southern sun exposure, with active uses at its edge.• Public connection that visually and physically connects the northeast corner of the site to the plaza, and to public spaces further across the intersection, to recognize the prominence the corner has on the public realm.• Generous sidewalks that reflect the urban character of Marine Drive and provide space for street trees and other public realm amenities to make a comfortable environment for pedestrians and transit users.• Public art in locations that reflects its importance and contributes to the sense of place.“In addition to the convergence of the foregoing public realm expressions, the design considers existing and future influences. This includes factors like the urbanization of the east Main Street and its connection to residential living ; lifestyles that encourage alternate transportation and desire for walkable community; the continued evolution of gathering spaces and pubic art on the Park Royal property and; the complimentary and seamless transitions between the multiple precincts and jurisdictions that are Park Royal.”

The Public Realm and Landscape Design embraces and reflects these objectives. The following subsections focus on the plaza as the starting point and demonstrate how water, lighting, public art and landscaping not only weave a strong public realm tapestry for the Gateway Residences but connect on to Park Royal and continuing evolution as neighbourhood.

Figure 2.4 from The Marine Drive Local Area Plan and Design Guidelines

25PARK ROYAL | DEVELOPMENT PERMIT APPLICATIONPARK ROYAL EXTERNAL MALL IMPROVEMENTS

5.2 FORMING SPACES

The development of the public realm plan for the Gateway Residences has many factors acting to create the final design. From the Marine Drive Local Area Plan to the overall Park Royal design guidelines; from the urbanization of the east Main Street to the addition of residential living; from the focus of lifestyles that encourage alternate transportation to the need for a gathering space in the Park Royal precinct; the design of the public realm comes from a variety of influences.

THE PLAZA

Given the size and prominent location, the plaza is the strongest element in the public realm plan for the Gateway Residences. As well, this size provides a welcoming space at the east end of the property complimenting the other estab-lished public gathering spaces at Park Royal. The “village” experience at Park Royal , is reflected in The Village at Park Royal (circa 2004) and the east Main Street (circa 2013) commonly referred to as the east village and most recently the externalization of Park Royal North (circa 2017). Numerous small gather spaces, beautiful public art and fountain locations form part of these areas. These expe-riences begin at the plaza outside of Whole Foods, continue down to the water wall and plaza outside of Simons, then connect to the Spindle Whorl at the breezeway to Park Royal South and the Thunderbird at the pedestrian signalized intersection to Park Royal North and continue to the dancing fountain at the east Main Street plaza. Each location allows for sitting, meeting, gathering and in the case of the Whole Foods Plaza, dining. The “gateway” town square” compli-ments these smaller installations bringing the largest public plaza as an outdoor community amenity. Outdoor concerts, events and other performances are easily accommodated in this new space.

5.1

Marine Drive Local Area Plan and Design Guidelines: 752 Marine Drive - Public Realm

•A public plaza of significant size, located on the interior of the site and oriented to take advantage of southern sun exposure, with active uses at its edge.

Marine Drive Local Area Plan and Design Guidelines: 752 Marine Drive - Public Realm

•Public connection that visually and physically con-nects the northeast corner of the site to the plaza, and to public spaces further across the intersection, to recognize the prominence the corner has on the public realm.

THE CORNER AND THE CONNECTION

The south west corner of Taylor Way and Marine Drive is one of the most prominent locations in West Vancouver. By creating a Galleria between the east and west buildings on the Gateway Residences we have the opportunity to respond to a pedestrian desire line as well as giving a powerful visual connection from Marine Drive to the plaza and from the plaza to Marine Drive and across to the development beyond.

THE EAST WEST PROPERTY LINE

Running between the site from Marine Drive in the west down to Main Street in the east is a property line separating West Vancouver from the Squamish Nation. This dividing line creates a strong physical element on the site, especially when building set-backs are taken into account.

5.2 5.3

Figure 2.4 from The Marine Drive Local Area Plan and Design Guidelines

5.3 BORDERING CONDITIONS

The Gateway Residences is the final piece to fit in the east Main Street village. As such it borders on several very significant areas, each with its own unique character. The addition of residential in this area is a key component in the Park Royal Neighbourhood vision and it is directly across Taylor Way from the existing residential West Royal development that are to the east. To the north is Marine Drive and to the south is Main Street.

Marine Drive

There has been a master plan treatment to Marine Drive through the Park Royal Precinct since the addition of the intersection. The design treatment fits well with the Marine Drive Local Area Plan and Design Guidelines. Marine Drive itself has several characters through the Park Royal Precinct, but the design standard at commercial buildings on Marine Drive is to have a wide concrete side-walk (sidewalk should be built to City of Vancouver Wellness Walkway standards) with specialty paving on the building side of the sidewalk and a planting buffer on the vehicle side. The exception to this rule is when transit stops occur, in which case the sidewalk comes right up to the curb. The specialty paving pattern directly adjacent the building should reflect the design of the building but should use the East Village paving materials in the East Village and the West Village materials in the West Village (east village has light brown concrete pavers and contemporary stainless steel furniture while the West Village has red concrete pavers and historical black furniture). A double row of trees should be added where possible, one row on each side of the sidewalk. In the East Village the trees are Oaks and in the West Village they are Maples. The addition of a bike lane that is occurring may necessitate a revision to the treatment of the south side of Marine Drive. The space for a bike lane is being reserved by adding a lawn buffer where the future bike lane may occur as well as making sure no poles or trees are in this space.

MAIN STREET

The treatment of Main Street has become the East Village shopping street standard (and has recently found its way over to the north mall exterior shopping environment). The treatment is simple, modern, functional and of extremely high quality. The paving is a simple light brown concrete paver with grey concrete paver bands. Along Main Street, the street tree is always Cherry Trees along the sidewalk with Honey locust used at all pedestrian crossings. As well, large, cast iron tree grates and modern stainless steel fur-niture is used throughout. All of these items are of the highest quality. The furniture is from Landscape Forms and the light fixtures are from Louis Poulsen. The overall feel is contemporary, simple and warm.

TAYLOR WAY

On the east border of the site is Taylor Way and directly across the street is the West Royal Towers. The treatment on that side of the street is one of a relatively dense landscape with no special paving or treatment along the street. Because this is the first resi-dential development in the area, we are going to match the spirit of the treatment. A thicker landscape treatment with a simple concrete sidewalk between the building and the road. Additionally, we have the opportunity to add an bioswale for infiltration and possibly to treat street water as well

5.4

5.5

5.6

27PARK ROYAL | DEVELOPMENT PERMIT APPLICATIONvPARK ROYAL | DEVELOPMENT PERMIT APPLICATIONGATEWAY RESIDENCES FORMING CONDITIONS

vi

5.4 EXPLORING SPACE

Matching desire lines and developing the most effective plaza space is a challenge. We explored the space in an attempt to determine how best to maximize the utility of the site and the user experience. We were mindful of the need to create a strong physical and visual presence connecting the plaza to Marine Drive.

FINAL FORM

This led to the plaza space below. The plaza itself takes cen-tre stage as the main unifying element. It is large and fits within the space while still respecting the pub-lic open space. It is central to the main commercial uses and takes advantage of the southern exposure of the site. Additionally, it uses the buildings as a framing element, helping to make the plaza feel natural in its space.

Initial reviews of this space looked at grade level plaza space that allowed for larger uses while putting a prima-ry emphasis on desire lines through the site. The end product was a space that lacks character and identity.

Adding a sunken plaza that fit be-tween the desire lines creates a plaza that is too small, too close to Main Street, and breaks up the site into awkward sizes that conflicted with the visual power of the galleria. Ad-ditionally it is desirable to have the stage on the north side of the site to take advantage of the natural light exposure on the site.

A purpose designed plaza space, with stage and seating is highly desirable, but when created with desire lines and travel through the space, this fights the natural shape of the plaza and gave away valuable space, creat-ing a plaza that is too small while failing to feel like it belonged in the space.

DESIRE LINES

Most of the pedestrian traffic will travel to and from the corner at Taylor Way and Marine Drive down to the crossing connect-ing to commercial storefronts and an elevator to the parking structure or west along Main Street. (Shown in dark green in the Desire Lines Image). Pedes-trian traffic will also be travel-ling along Marine Drive or Taylor Way, with the remainder using the cross site cut through or walking along the north side of Main Street. These desire lines work very well with the form of the plaza and surrounding condi-tions.

5.7

5.8

5.9

29PARK ROYAL | DEVELOPMENT PERMIT APPLICATION viiPARK ROYAL | DEVELOPMENT PERMIT APPLICATION

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A6497

9528

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7504

7506

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9529

422

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EL=0.00

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EL=7.92

C

Traffic LightLamp Standard

Traffic Light Pedestrian Control

Manhole

StormManhole

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ALTERNATE VEHICULAR ENTRY

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LEGEND

1406 Clyde Ave., West Vancouver, B.C.Canada V7T 1G1PH:922-1885 FAX:922-5485

VaughanLandscape Planning

and Design

[email protected]


and Design

DESIGNED

SCALE

DATE

REVDRAWING NO.

THIS REVISION SUPERCEDES DRAWINGSBEARING PREVIOUS REVISION NUMBER

TITLE

MCV

1:100

Oct 31, 2014

REV. DATE DESCRIPTION

NORTH

SOUTH

EASTWEST

ISSUEDDATE

PARK ROYAL

752 MARINE DR.

1 JAN 20, 2015 GENERAL

PUBLIC ARTLOCATION

PUBLIC ARTLOCATION

IN GROUND WATER JET SYSTEM

12 or 16 SENTINELS

12 or 16 SENTINELS

RAMP

LAWN

ASPHALT

SIDEWALK

PLANTING (TYP)

PLANTING (TYP)

PLANTING (TYP)

PLANTING (TYP)

LAWN

LAWN

BIOSWALE

-1.5 feet

+1.5 feet

0 feet

0 feet

STAGE

PLANTING (TYP)

LAWN

LAWN

BIOSWALE

O/H DOOR

O/H DOOR

CURB LINE

5.5 COLOURED SITE PLAN

viii

5.6 PLAZA ACTIVITY RELATIONSHIP As found in so many of the European plazas, such as Plaza del Castillo in Pamplona Spain and Plaza Major in Sergovia Spain (seen below), the relationship with dining in Europe and the central square is integral. To be in the plaza is to be part of the dining experience, becoming the foreground activity to those who are enjoying a meal or a glass of wine. The food as well, draws people to the plaza creating a flow of activity. This relationship forms the a strong border relationship to the Gate-way Residences Plaza layout at Park Royal.

The raised Lawn resting space will serve as a place of relaxation away from the hardscape of the plaza. It will be raised to keep it dry and give the sense of sitting on the hill. There will be trees for shade. The idea is that one can grab a book or a picnic or just a towel and sit on the lawn. This will also function as a small backyard like space for the residents of the tower. By raising it and moving it across the main walk from the plaza it also creates interest in the grade change being the same amount higher than the walk as the plaza is below. This space will also serve the less formal food service locations across Main Street, being the perfect place to eat a porchetta sandwich and eat an apple while enjoying the out of doors.

This diagram shows the relationship of the plaza to its borders, the lawn space and the travel lanes.

The plaza itself is surrounded by a series of sentinels which will be critical in giving it an identity and location. These sentinels will be further designed as the open space moves forward through the Squamish Nation (see A Meeting of 2 Cultures for more). In addition, the sentinels add to the scale of the space. From the low spot in the plaza, the sentinels draw the eyes and your attention up, creating a nearby medium height scale before the more distant buildings.

31PARK ROYAL | DEVELOPMENT PERMIT APPLICATION ixPARK ROYAL | DEVELOPMENT PERMIT APPLICATION

Plaza de Cesar Chavez (above) is a similarly scaled water jet plaza that is an informal community activ-ity focus in San Jose California. Many communities have plazas such as these that are unprogrammed and serve multiple as both active play spaces and informal gathering spaces. Above the Plaza de Cesar Chavez photos is the water jets at Fountain Place in Dallas Texas by Dan Kiley this water jet multipurpose plaza forms a part of one of the most iconic landscape plazas in North America.

Shipbuilders Square in North Vancouver is a rectangular sloping plaza that hosts live music and beer garden events during the Summer Market. The size of the plaza in North Vancouver is larger than the one we are proposing as it serves a much larger community and is part of a temporary festival like experience, where the plaza at Park Royal will be immediately surrounded by residents and restaurants and will serve a more constant use.

The plaza itself is 21 meters (68’) wide and averages 14 meters (45’) deep. It is sunken 0.5 meter (18”) deep, or three stairs down. On the north side of the plaza is a stage that is 9.2 meters (30’) wide and 3.8 meters (12’) deep. This is large enough for a small school choir or a live band. The stage itself is 18” above the grade of the plaza below so it can be extended to increase the size of the performance area depending on the needs. The sunken plaza itself then becomes the viewing space for the audience, with the stairs at the south end creating another tier to watch from. The plaza itself is perfect for dancing. Additionally, this space can accommodate small markets and fairs. When not used for programmed events, the water jets in the plaza will be an exciting place for play. During summer months these jets will be on throughout the day creating a destination play location for kids of all ages to cool down. The jets are recessed in the plaza and covered with a grate so as to be flush with the paving, making them disappear when not in use. Because of the amount of potential dining uses around the plaza and the residences above, one of the most exciting elements of this multi-use plaza will be the night time light show. By connecting the jets to built in LED light switches, the combination of activity of the jets and the colour switching lights will create endless interest and excitement. Finally, when the fountain is off in the winter, the plaza will serve as the main winter activity plaza for Park Royal and will contain the seasonal Christmas tree along with other seasonal activities.Right: School District holds outdoor school performances at Dunderave Plaza.

5.7 THE PLAZA

x

5.8 MATERIALITY

The Desert Sand paver has been the unifying element of the East Village, forming part ofall of the paving treatments.

The Desert Sand paver from Abottsford Concrete products in running bond.

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A6497

9528

9530

7504

7506

7507

9529

422

423

EL=0.00

EL=0.00

EL=0.00

EL=0.00

EL=0.00

EL=0.00

EL=0.00

EL=0.00

EL=0.00

EL=7.89

EL=7.92

C

Traffic LightLamp Standard

Traffic Light Pedestrian Control

Manhole

StormManhole

Maple 0.24Ă

Maple 0.30Ă

Maple 0.30Ă

Maple 0.17Ă

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.W. R

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P

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ALTERNATE VEHICULAR ENTRY

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PROP

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LIN

E

PROPERTY LINE

LEGEND

1406 Clyde Ave., West Vancouver, B.C.Canada V7T 1G1PH:922-1885 FAX:922-5485


and Design

[email protected]


and Design

DESIGNED

SCALE

DATE

REVDRAWING NO.

THIS REVISION SUPERCEDES DRAWINGSBEARING PREVIOUS REVISION NUMBER

TITLE

MCV

1:100

Oct 31, 2014

REV. DATE DESCRIPTION

NORTH

SOUTH

EASTWEST

ISSUEDDATE

PARK ROYAL

752 MARINE DR.

1 JAN 20, 2015 GENERAL

PUBLIC ARTLOCATION

IN GROUND WATER JET SYSTEM

12 or 16 SENTINELS

12 or 16 SENTINELS

RAMP

LAWN

ASPHALT

SIDEWALK

PLANTING (TYP)

PLANTING (TYP)

PLANTING (TYP)

PLANTING (TYP)

LAWN

LAWN

BIOSWALE

-1.5 feet

+1.5 feet

0 feet

STAGE

PLANTING (TYP)

LAWN

LAWN

BIOSWALE

O/H DOOR

O/H DOOR

CURB LINE

We have taken the paving grid, that has normally been square to the east west/ north south buildings and turned it to match the angle of the buildings. This is consistent with the layout of the space and creates a bond between the buildings and the ground plane that, becoming one of the key elements blending this site together and lending a pleasing element to the shared geometry. To strengthen this bond and to give scale to the space we have added a 300mm concrete band throughout. This band breaks the paving into alternating 2.75m and 1.45m paving pieces creating both a rhythm and variety that add interest to the ground plane and further creates shapes and sizes that the planters, park-ing and fountain can play off of.

ANGLE OF THE PLAZA GRID

33PARK ROYAL | DEVELOPMENT PERMIT APPLICATIONxiPARK ROYAL | DEVELOPMENT PERMIT APPLICATION

5.9 THE CORNERSThere are 4 separate areas in which one enters the plaza space and each area has a dif-ferent treatment and a different aspect.

West Marine Drive Entrance When entering the plaza from the west Marine Drive side, you are arriving at the large opening between the Urban Outfitters and the west building. This area supplies the views south of the Gateway Residences to the activities on Main Street, as well as hav-ing the view down the corridor directly into the plaza area. This unique aspect also al-lows for the choice of desire line to determine where you want to go. The entrance will also be identified by the piece of public art that will be located at the passenger drop off to the north of the parking lot.

Taylor and Marine Entrance People crossing Taylor Way or Marine Drive will be entering here and this will be the most distinct entry. The buildings have been opened up here and you travel between them and under the connecting bridge. The water feature is at the corner and it is ex-tended down through this entrance as a long linear water feature. The lighting effects of the fountain and the light columns extend from the corner all of the way to the Plaza. Looking either way you can see the plaza or the fountain from within the Galleria. This entrance will be identified by its piece of public art as well, or possibly by the fountain.

Main Street Entrance Main Street is one of the most interesting shopping streets in West Vancouver. This street begins at Taylor Way, makes its way down to White Spot where it winds in behind Shoppers Drug Mart and continues across the intersection and down by Home Depot, Whole Foods, Michaels and terminates at Milestones. The pedestrian entrance to this plaza at the Main Street Entrance will be celebrated with signage showing the beginning of Main Street and helping to raise the name identity of a street that the people of West Vancouver know very well.

East Village Entrance The entrance to the plaza from the east village will be non-descript and just an exten-sion of the Main Street experience so far. The plaza will open up and invite the pedes-trians in, using the paving patterns of the site to help guide them in the direction of the activity. To the East Village user, this plaza is just the last and most exciting stop on a day out at Park Royal.

EXAMPLES OF ENTRANCE SIGNS TO SHOPPING COMMUNITIES

xii

5.10 LIGHT AND WATER

With the water and light activated plaza on the south side and the large fountain at the base of the east tower on the front, the Galleria will be implementing several unique features to tie these two sites together. The space will have a semi-contin-uous 4’ wide water feature that will run the length of the Galleria from the fountain in the front to Main Street in the back. The Galleria will be the heart of the overall ground plane experience, with the opportunity for people to spill out of the buildings on both sides and the fountain activity, it is anticipated that the Galleria will be a constant source of activity and life. Directly across the Galleria from the semi-continious fountain will be the light columns. On the identical spacing to the light columns, there will be LED lights in the water feature that will match the timing of the colour switching of the columns. The lights and jets will be connected to a programmed electronic switch that will be able to create patterns of activity that will draw peoples attention into the site. The light columns will extend the interest of the water and how it interacts with the light into the public walking environ-ment, creating a true, solid, 3 dimensional representation of the a lit water jet in the middle of its spray. This also creates an east west metaphor of water, from the pools of the fountain in the east to the ephemeral jets to the west bridged by the semi-transparent light columns..

35PARK ROYAL | DEVELOPMENT PERMIT APPLICATION xiiiPARK ROYAL | DEVELOPMENT PERMIT APPLICATION

5.11 LIGHT COLUMNS

As mentioned on the previous page, the light columns will extend the interest of the water and how it interacts with the light into the public walking environment, creating a true, solid, 3 dimensional representation of the a lit water jet in the middle of its spray. Materials will be explored to maximize the daytime interest in the piece. Cast, textured glass and fritted glass may create the most textural interest. As important to the daytime interest will be the material and construction method

that best conveys light through it as if it is mimicking water. The final material will be selected not only for its look but also its durability.

xiv

5.12 Public Art and Fountain Map for Park Royal

The waterwall at Simons

The Spindle Whorl

The Thunderbird

37PARK ROYAL | DEVELOPMENT PERMIT APPLICATION xvPARK ROYAL | DEVELOPMENT PERMIT APPLICATION

5.13 A MEETING OF 2 CULTURES

One of the most exciting and challenging elements in the design of the Gateway Residences is the opportunity to develop a space that straddles 2 cultures and 2 jurisdictions. Final design approval for improvements on Squamish Nation Leased Lands will be subject to review by the Squamish Nation Advisory Design Panel and. Approval by Squamish Nation Chiefs and Council. In anticipation of these requirements, we have developed concepts that bring the leasehold and freehold interests together in a seamless manner. In the plan we have shown some sentinels. These are strong vertical elements, possibly cedar trees, sculptures or some other form of First Nation art signifying the Squamish Na-tion land and welcoming visitors to their territory as is their custom. Conceptually, these ‘sentinels’ could represent the 16 original chiefs who joined together to form the Squamish Nation or potentially they could acknowledge the 12 Squamish Nation families that chose to give up their homes to allow for the assembly and leasing of the lands occupied by Park Royal. These concepts are shown as an opportunity. The current design is ‘holding spaces’ and saving room to allow for the stories, art and culture of the Squamish Nation anticipating that they will fill it with wonder while still assuring an organization of space that works for the site as a whole.

The Squamish Nation is comprised of descendants of the Coast Salish Aboriginal peoples who lived in the present day Greater Vancouver area; Gibson’s landing and Squamish River water-shed. The Squamish Nation have occupied and governed their territory since beyond recorded history. Total area of Squamish Nation Traditional Territory is 6,921 sq. km. (~692,100 hect-ares).

The Nation consists of 23 villages encompassing 21.2 sq. Km. (2,120 hectares).The percentage of Squamish Nation Traditional Territory allotted to the people is 0.4230%. These parcels of land are scattered from North Vancouver, Gibson’s Landing to the area north of Howe Sound.

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RENDERINGS6.06.1 View from South West

6.2 View from South East

6.3 View from North East

6.4 View from North West

6.5 View of plaza looking North

6.6 Galleria looking North

6.7 Plaza looking East

6.8 Plaza looking Wes

6.9 Marine Drive

6.10 Taylor Way and Park Royal South

6.11 Galleria looking South

6.1 VIEW FROM SOUTH WEST 6.2 VIEW FROM SOUTH EAST


6.3 VIEW FROM NORTH EAST 6.4 VIEW FROM NORTH WEST

6.5 VIEW OF PLAZA LOOKING NORTH


6.6 GALLERIA LOOKING NORTH

6.7 PLAZA LOOKING EAST


6.8 PLAZA LOOKING WEST

6.9 MARINE DRIVE


6.10 TAYLOR WAY AND PARK ROYAL SOUTH

6.11 GALLERIA LOOKING SOUTH


7.0 ARCHITECTURALDRAWINGSThis section of the application contains the design drawings that describe more specifically the intentions of the development. The drawings include:

PLANSContext PlanSurvey PlanSite PlanLevel P4 PlanLevel P3 PlanLevel P2 PlanLevel P1 PlanLevel 1 PlanLevel 2 PlanLevel 3 PlanLevel 4 PlanLevel 5-9 PlanLevel 10 PlanLevel 11 PlanLevel 12-13 PlanLevel 14Roof Level

SECTIONSEast West Building SectionNorth South Building SectionEast West Building SectionNorth South Building SectionEnlarged Section Enlarged SectionEnlarged SectionEnlarged Section

ELEVATIONSEast ElevationNorth ElevationWest Elevation & East Elevation (West Tower)South Elevation

5.1 preface - west vancouver

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