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REZONING submIssION 05.2018

888 wEST Broadway

APPLICANTMr. Arno J. Matis, Arno Matis Architecture Inc.204 -1540 West 2nd Ave, Vancouver BC, V6J 1H2604.708.0188 x.101 [email protected]

CIvIC AddREss:

888 WEST BroAdWAy, VANCoUVEr

LEGAL dEsCRIPTION:

LoT A: LoTS 1 To 6 ANd THE WEST 1/2 oF LoT 7

ALL oF BLoCK 357, dISTrICT LoT 526

NEW WESTMINSTEr dISTrICT, PLAN 590

OwNER: dINgyE ProPErTy groUP LTd.

UNIT 1800 - 570 grANVILLE ST.

VANCoUVEr, BC V6C 3P1, CANAdA

Photo on cover by: Matthew GraPenGieser

CONsuLTANTsBrook Pooni Associates Inc..Suite 200 – 1055 West Hastings Street, Vancouver, BC V6E 2E9604.731.9053 [email protected]

iiiii 888 w bROAdwAY, vANCOuvER

05.2018

attn: Mr. Gil Kelley, General Manager

Planning, Urban design and Sustainability

west annex, 515 west 10th avenue, Vancouver BC V5y 1V4

dear Mr. Gil Kelley:

RE: REZONING ENQUIRY SUBMISSION FOR 888 W BROADWAY, VANCOUVER – MIXED-USE RETAIL/HOTEL PROJECT

This exciting commercial rezoning proposal is a next-generation development that seeks to leverage upon its strategic location

along the Broadway Transit Corridor and adjacent to the Vancouver General Hospital to offer a critically needed expansion of

hotel/retail programming to the area. The project aspires to set a new benchmark in Canada with respect to wellness-oriented

development: Canada’s first LEED™ and WELL™ certified project.

The development proposal seeks to add a new, larger hotel program, and retail space to the Broadway frontage. The project

hopes to achieve both a high sustainable design standard as well as a WELL™ certification; an approach that speaks to the

next frontier of building; holistic architecture (a balanced wellness and sustainable orientation). The WELL™ Building Standard

marries best practices in design and construction with evidence-based health and wellness interventions. It harnesses the built

environment as a vehicle to support human health, wellbeing and comfort.

The development proposal is divided into 3 primary massing components: a new podium, and new east and west midrise blocks.

Program components include retail units on the ground floor, as well as a new, expanded hotel with short and long-term rooms.

The proposed material palette is deliberately restrained with an emphasis on the expression of natural materials wherever

possible. amenities include a dramatic podium and rooftop park with walking track to further facilitate wellness initiatives.

PROPOSAL SUMMARY:

• Retain the existing hotel use and rezone the properties at 888 W Broadway from C-3A to CD-1;

• Proposal is for a mid-rise structure with three massing components:

• New podium structure holding retail, bar, and hotel amenities;

• New west mid-rise hotel tower structure (short-term stay rooms);

• New east mid-rise hotel tower structure (long-term stay rooms);

KEY PUBLIC BENEFITS:

• Expanded retail use at grade and activation of Broadway street frontage;

• New hotel expansion to serve the needs of the Vancouver General Hospital community;

• Commercial expansion has the potential to provide over 300 new jobs;

• New podium and rooftop park and other amenities;

• Community Amenity Contributions;

RATIONALE SUMMARY:

The existing structures on the site represent an underutilization of land for this strategic location. with the expansion of the Vancouver General Hospital and the more recent announcements regarding an expansion of a rapid transit line along the Broadway Corridor, the timing for the rezoning of the site to build on the demand for new retail and hotel uses in the area is now.

we are looking forward to working together with the City of Vancouver on this exciting opportunity.

Sincerely,

arno J. MatisPRiNCiPALDipl. tech., barch, MDess, Mba, architect aibc

1iv 888 w bROAdwAY, vANCOuvER

1 PROjECT CONTExT 3

1.1 HISTorIC CoNTExT 4

1.2 dEVELoPMENT CoNTExT 6

1.3 SITE CoNTExT 7

1.4 STrEETSCAPES 8

2 PLANNING CONTExT 13

2.1 PLANNINg PoLICIES 14

2.2 ECoNoMIC groWTH PoLICIES 16

2.3 TrANSPorTATIoN PoLICIES 18

2.4 SUSTAINABILITy PoLICIES 20

3 PROPOsAL & dEsIGN RATIONALE 23

3.1 ProJECT INTrodUCTIoN 26

3.2 ProPoSAL BENEFITS 28

3.3 ArCHITECTUrAL ExPrESSIoN 30

3.4 HEALTHy BUILdINgS 32

3.5 ForM & MASSINg 36

3.6 PUBLIC rEALM: CIrCULATIoN 40

3.7 PUBLIC rEALM: CoMMoN grEEN SPACES 41

3.8 FUNCTIoNAL ProgrAM 42

3.9 HEIgHT 44

3.10 SHAdoW STUdIES 46

3.11 MATErIALS 48

A dRAwING PACkAGE 51

A.1 STATISTICS 52

A.2 CoNTExT PLAN 53

A.3 SUrVEy PLAN 54

A.4 SITE PLAN 55

A.5 FLoor PLANS 56

A.6 SECTIoNS 67

A.7 ELEVATIoNS 69

A.8 LANdSCAPE 72

2

1 Project Context

54 888 w bROAdwAY, vANCOuvER

1936 VANCoUVErCITy HALL oPENS AT CAMBIE & 12TH

1959 VgH’SCENTENNIAL PAVILIoN BUILT

2003 VgH’S JIMMy PATTISoN PAVILIoN oPENS

1906 VgH’SHEATHEr PAVILIoN BUILT

2004 VgH’S gordoN ANd LESLIE dIAMoNd HEALTH CArE CENTrE oPENS

2008 BLUSSoN SPINAL Cord CENTrE oPENS(WorLdS LArgEST MoST

2011 roBErT H.N. Ho rESEArCH CENTrE oPENS

1909 NorMAL SCHooL BUILT (NoW CITy CENTrE SHoPPINg)

1905 ModEL SCHooL BUILT (NoW CITy CENTrE SHoPPINg)

2009 CANAdA LINErAPId TrANSIT oPENS

2017 NEW SUSTAINABLECoMPLEx ProPoSEd

2016 PHASE 1 BroAdWAy LINEExPANSIoN APProVEd

1965 PArK INN BUILT 117 gUESTrooMS, rESTAUrANT BAr & LoUNgE

1.1 HISTorIC ConTExT

1974 805 BroAdWAy CENTrE BUILT(85,000 SQ FT)

1960 FAIrMoNT MEdICAL BUILdINg (133.000 SQ FT)


1.2 DEVELOPMENT CONTExT

MARINE DRIVE OAKRIDGE MALL BROADWAY/CITY HALL

CaMBIE CorrIdor TranSIT-orIEnTEd UrBan CEnTrES

BROADWAY/CIVIC CENTRETower height currently up to 90.01M

OAKRIDGE10 Towers up to 42 Storeys

MARINE DRIVETowers ranging up to 32 Storeys

1.3 SITE ConTExT

SITE

CD-1 (186) CD-1 (358)

CD-1 (494)

CD-1 (494)CD-1 (137)

CD-1 (187)CD-1 (59)

FM-1

CD-1 (137)

CD-1 (170)

CD-1 (295)

CD-1 (618)

RM-3A

RM-4

RT-6

CD-1 (46)

CD-1 (62) CD-1 (602)RM-4 RM-3

RM-3

CD-1 (196)

CD-1(274)

C-3A CD-1 (330)

RM-3

A

SITE

W BROADWAY

VANCOUVER GENERAL HOSPITAL

LAUREL ST

10TH AVE

CAMBIE ST

12TH AVE

2ND AVE

OAK ST

CD-1 (460)

M-2

CD-1 (405)

JIM PaTTISon PAViLLiON

CITy SqUarE SHoPPInG VANCOUVER CiTY HALL

CURRENT SiTE USE: SiNGLE-STOREY COMMERCiAL-RETAiL AND A 7-STOREY HOTEL:

805 Broadway CEnTrE

FAiRMONT MEDiCAL BUiLDiNG

BC CanCEr rESEarCH CEnTrE

988 w Broadway

HOLiDAY iNN

700 WEST EiGHTH

BROADWAY PLAZA BUiLDiNG


STREET ELEVATiON - LAUREL ST

S I T E w 10TH aVELANEWAY

arTHrITIS SoCIETy805 Broadway CEnTrE

STREET ELEVATiON - WiLLOW ST

-S I T E (BEHiND WiLLOW MEDiCAL BUiLDiNG)w 10TH aVE LANEWAY w 8TH aVE LANEWAY W 7TH AVEw Broadway

w Broadwayw 8TH aVE LANEWAY

FAiRMOUNT MEDiCAL BUiLDiNG

805 Broadway CEnTrE

WiLLOW MEDiCAL BUiLDiNG

1.4 STrEETSCaPES


STREET ELEVATiON - W BROADWAY

S I T E LAUREL STWiLLOW ST

STREET ELEVATiON - LANEWAY

LANE S i T E (MiD-BLOCK BEHiND HOME)ViOLET ST S I T E WiLLOW STLAUREL ST

805 Broadway CEnTrE






2 Planning Context


2.1 PLANNiNG POLiCiES

city of vancouver’s reGional context stateMent (2013) - city of

vancouver’s reGional context stateMent (rcs) suMMary hiGhliGhts:

TAsk FORCE RECOmmENdATION:

goAL 1 CrEATE A CoMPACT UrBAN ArEA

• STraTEGy 1.1 Contain urban development within the Urban Containment

Boundary

• STraTEGy 1.2 Focus growth in Urban Centres and Frequent Transit

development areas

resPonse: Project is located in the metro core area, within walking distance of a

rapid transit station.

goAL 2 SUPPorT A SUSTAINABLE ECoNoMy

• STraTEGy 2.1 Promote land development patterns that support a diverse

regional economy and employment close to where people live

goAL 4 dEVELoP CoMPLETE CoMMUNITIES

• STraTEGy 4.2 develop healthy and complete communities with access to a

range of services and amenities

resPonse: Mixed-use proposal offers a range of services and amenities including

retail units, hotel facilities with a podium rooftop garden.

goAL 5 SUPPorT SUSTAINABLE TrANSPorTATIoN CHoICES

• STraTEGy 5.1 Coordinate land use and transportation to encourage

transit, multiple-occupancy vehicles, cycling and walking.

resPonse: Project is located in the metro core area within walking distance of a

rapid transit station and other amenities such as the hospital, city square shopping

Mall, safeway, shoppers Drug Mart etc.

CHARLESTON PARK

DOG PARK

WILLOW PARK

SITE BROADWAY

12th AVE

CAMB

IE ST

GRAN

VILL

E ST

OAK

ST

MAIN

ST

LAUR

EL ST

WILL

OW ST

HEAT

HER

ST

GRANVILLE ISLAND

SCIENCE WORLD

FALSE CREEK

DOWNTOWNVANCOUVER BC PLACE

GRAN

VILLE

BRIDG

E

broadway: uptown is the second largest concentration of job space in the region and includes

vGh and city hall:

broadway: uptown total number of jobs: 15,800 (2001)UBC

AIRPORT

RICHMOND

METROTOWN

BROADWAY LINE

EXPO LINE

CANA

DA LI

NE

400 M800 M

VGH

BROADWAY UPTOWN

BROADWAY CORRIDOR

METROCORE AREAS UNDER REVIEW

SITE

BROADWAY

12th AVE

CAMB

IE ST

GRAN

VILL

E ST

OAK

ST

MAIN

ST


2.2 ECONOMiC GROWTH POLiCiES

Metro core Jobs anD econoMy Plan (2007) *Draft #3 suMMary hiGhliGhts:

The Metro Core has over 220,000 jobs (2001) and is the largest concentration of

jobs and office space in the region. The Metro Core accommodates 2/3 of the jobs

in the city, and has approximately twice as many jobs as any other Lower Mainland

municipality in its entirety.

BroAdWAy: UPToWN oFFICE dISTrICT ArEA roLE ANd dIrECTIoNS:

The Broadway Uptown Office District is designated as the Metro Core’s “second

downtown” in the 1991 Central area Plan. Uptown is the second largest concentration

of job space in the region and contains major employers such as City Hall, the

Vancouver General Hospital and an abundance of health-related offices and research

facilities.

the vancouver econoMic action strateGy: an econoMic DeveloPMent Plan for

the city (2011) suMMary hiGhliGhts:

The Vancouver Economic action Strategy has three major areas of focus, each

containing a series of actions and outcomes that will be measured over the next three

to five years. These areas of focus are:

1. CREATE A HEALTHY CLIMATE FOR GROWTH AND PROSPERITY;

TARGET 1A: Leverage opportunities to promote local innovation and

innovators.

TarGET 1B: Protect, enhance, increase and densify employment spaces.

TarGET 1C: Pursue and leverage local and global partnerships

TarGET 1d: Execute a Communications Strategy Promoting Vancouver’s

Business Message.

2. SUPPORTING BUSINESS INVESTMENT AND TRADE: SAFEGUARDING

PROSPERITY AND THE ENVIRONMENT

TarGET 2B: Target opportunities in the green and creative economies, to

improve employment expansion and business performance.

3. FOCUS ON PEOPLE – ATTRACTING AND RETAINING HUMAN CAPITAL.

TarGET 3a: attract, retain, retrain and support talent.

i. Engage business in the implementation of the City’s 2011 - 2021

Housing Strategy, to improve affordability and family living spaces.

ii. Enhance the affordability and availability of daycare for working

families as identified in the 2011-2021 Capital Plan.

iii. work with businesses to understand and address other liveability or

affordability barriers.

resPonse: this mixed-use proposal is in alignment with these policies through the

proposal of healthy retail and hotel spaces, including generous a podium rooftop amenity

and aspirations to be WELL™ certified.

The UBC-Broadway Corridor represents 17% of the populations and 27% of employment. - KPMG ubc broaDway corriDor stuDy (2013) 2.2 econoMic iMPortance of the corriDor

1

7

2

6

34

4

CHARLESTON PARK

DOG PARK

WILLOW PARK

VGH

BROADWAYUPTOWN

BROADWAY CORRIDOR

METRO CORE AREA BOUNDARY

SITE

CITY HALLCITY SQUARE

SITE BROADWAY

12th AVE

CAMB

IE ST

GRAN

VILL

E ST

OAK

ST

MAIN

ST

LAUR

EL ST

WILL

OW ST

HEAT

HER

ST

GRANVILLE ISLAND

SCIENCE WORLD

FALSE CREEK


GRAN

VILLE

BRIDG

E

1 Vancouver General Hopital

BC Cancer Agency

BC Centre for Disease Control

Vancouver Costal Health

Vancouver School Board

Mobi Stn @ Laurel & W 10 Ave

Fairmont Medical Building

Bus Route Along W Broadway

Bike Route Along W 10 Avenue

Canada Line Skytrain

Future Broadway Line Skytrain

2

3

4

5

6


2.3 TRANSPORTATiON POLiCiES

“Prioritize and encourage a dense and diverse mix of services, amenities, jobs, and housing types in areas well served by frequent, high-capacity transit”LANd USE dIrECTIoNS: transPortation 2040 (2012) (MillenniuM line broaDway extension)

transPortation 2040 (2012) (MillenniuM line broaDway extension)

suMMary hiGhliGhts;

RiSiNG TO THE CHALLENGES

A GROWING CITY WITH LIMITED ROAD SPACE The city is growing. over

the next 30 years, we’re expecting about 130,000 new residents and

close to 90,000 new jobs, bringing more trips and more life to the city.

DEMAND FOR TRANSIT Unlike in most cities, Vancouver transit

demand far exceeds capacity, but ongoing funding challenges have

limited service improvements

COSTS OF SEDENTARY LIFESTYLES The financial burden of physical

inactivity is substantial, costing the provincial health care system more

than $570 million in 2005.

LAND USE - Utilize land use to support shorter trips and sustainable

transportation choices, “Five Ds of the Built Environment”:

1. DESTINATIONS — locating major destinations and centres at rapid

transit stations or along corridors

2. DISTANCE — a well-connected, fine-grain pedestrian network

enables shorter, more direct walking connections

3. DENSITY — higher levels of residential and employment density

support more local amenities within walking and cycling distance, and

justify high levels of transit service

4. DIVERSITY — a diverse mix of land uses and housing types makes it

easier to live, work, shop, and play without having to travel far

5. DEsIGN — well-designed buildings and public realm create

interesting places where people feel safe to walk or cycle

LAND USE DiRECTiONS Transportation 2040 L1 Land Use

L1.1 Prioritize and encourage a dense and diverse mix of services,

amenities, jobs, and housing types in areas well served by frequent,

high-capacity transit

L1.2 Locate major trip generators near rapid transit stations or along

transit corridors

L1.3 Design buildings to contribute to a public realm that feels

interesting and safe

healthy city strateGy 2015-2018 suMMary hiGhliGhts:Getting around: Goal - safe, active and accessible ways of getting around. by 2020: Make the majority (over 50%) of trips on foot, bike and transit.

resPonse: Project proposal is on a rapid transit corridor within easy walking

distance to proposed major station sites. in addition, the proposed on-site

amenities support fitness and a healthy lifestyle.

a new transit hub:

UBC

AIRPORT

RICHMOND

METROTOWN

BROADWAY L

INE

EXPO LINE

CANA

DA LI

NE

EXPO LINE

CHARLESTON PARK

DOG PARK

WILLOW PARK

VGH

BROADWAYUPTOWN

BROADWAY CORRIDOR

METRO CORE AREA BOUNDARY

SITE

CITY HALLCITY SQUARE

SITE BROADWAY

12th AVE

CAMB

IE ST

GRAN

VILL

E ST

OAK

ST

MAIN

ST

LAUR

EL ST

WILL

OW ST

HEAT

HER

ST

GRANVILLE ISLAND

SCIENCE WORLD

FALSE CREEK


GRAN

VILLE

BRIDG

E

1 Vancouver General Hopital

BC Cancer Agency

BC Centre for Disease Control

Vancouver Costal Health

Vancouver School Board

Mobi Stn @ Laurel & W 10 Ave

Fairmont Medical Building

Bus Route Along W Broadway

Bike Route Along W 10 Avenue

Canada Line Skytrain

Future Broadway Line Skytrain

2

3

4

5

6


2.4 SUSTAiNABiLiTY POLiCiES

Green builDinG rezoninG Policy (aMenDeD aPril 28, 2017);

The policy offers two pathways to compliance, A) Near Zero Emissions

Buildings, and B) Low Emissions Green Buildings. (Details on Adjacent

Chart).

Greenest city 2020 action Plan (2011);

all new building rezonings in Vancouver are required to meet the building

industry’s LEED™ Gold standard for environmental performance.

GOAL 1: GREEN ECONOMY

1. Double the number of green jobs over 2010 levels by 2020;

2. double the number of companies that are actively engaged in

greening their operations over 2011 levels by 2020;

GOAL 3: GREEN BUILDINGS

1. require all buildings constructed from 2020 onward to be carbon

neutral in operations;

2. reduce energy use and greenhouse gas emissions in existing

buildings by 20% over 2007 levels;

GOAL 4: GREEN TRANSPORTATION

1. Make the majority (over 50%) of trips by foot, bicycle, public transit;

2. Reduce average Distance Driven per resident by 20% from 2007

levels;

GOAL 6: ACCESS TO NATURE

1. All vancouver residents live within a five minute walk of a park,

greenway, or other green space by 2020;

2. Plant 150,000 new trees by 2020.

GOAL 8: CLEAN WATER

1. Meet or beat the strongest of british columbian, canadian, and

appropriate international drinking water quality standards and

guidelines.

2. Reduce per capita Water consumption by 33% from 2006 levels.

RESPONSE: Project aspires to become the first LEED™ and WELL™

Certified building in Canada. Details in Appendix H - Sustainability Design

strategies report. Generous podium rooftop green spaces promote easy

access to nature. Project location on a rapid transit corridor promotes use

of public transit, nearby amenities allow for a large amount of trips by foot.

Green builDinGs Policy effective July 22, 2010 aMenDeD aPril 28, 2017

The project submission will meet the requirements for building sustainability set by the Vancouver Green

Buildings Policy Amended in 2017.

√ B. A Low Emission Green Building, which will include the following:

√ (1) Acheive LEED Gold; AND

√ (2) Meet or Exceed Performance Limits outlined by the City Policy Specifications; AND

√ (3) Meet or Exceed Airtightness Testing Criteria outlined by the City Policy Specifications; AND

√ (4) Complete Enhanced Commissioning to the Standard outlined in City Policy Specifications; AND

√ (5) Provide Energy System Sub-Metering and Reporting in accordance with City Policy Specifications;

and

√ (6) Calculate and Report Refrigerant Emissions and Embodied Emissions to the standard of City Policy

Specifications; AND

√ (7) Provide Verified Direct Ventilation to the standard outlined in City Policy Specifications; AND

√ (8) Utilize Low-Emitting Materials to the standard outlined in City Policy Specifications; AND

√ (9) Conduct indoor Air Quality Testing to the standard outlined in City Policy Specifications; AND

√ (10) integrated Rainwater Management and Green infrastructure to the City Policy Specifications; AND

√ (11) Resilient Drinking Water Access to the City Policy Specifications.

3 Proposal & design Rationale

25888 w bROAdwAY, vANCOuvER24

LOOKING SOUTHWEST ALONG W BROADWAY


3.1 ProJECT InTrodUCTIon

HOLISTIC DESIGN – INTEGRATED ARCHITECTURE

Much of the focus in design and development in the past years

has been on increasing the sustainability of development through

energy reduction and conservation strategies. we believe that

to bring the buildings of the future into balance and achieve a

holistic approach to development, wellness will also become

major consideration in the evaluation of new development. The

location of the development directly adjacent to Vancouver General

Hospital, along with the hotel program which serves the needs

of the hospital, warrant an approach that speaks to the next

frontier of building; holistic architecture (a balanced wellness and

sustainable orientation). This project will be among the first of its

kind in the world aspiring to achieve both a LEED™ and WELL™

Building Standard.

an approach that speaks to the next frontier of building: holistic architecture

(a balanced wellness and sustainable orientation). this project aspires to be among

the first of its kind in the world aspiring to achieve both a LEED™ & WELL™ Building

standard.


The proposal will bring a number of benefits to the Broadway Corridor and surrounding community.

Expanded retail use at grade and activation of the

Broadway street frontage;

a new, larger hotel including short- and long-term

stay options to serve the needs of the medical

precinct and other visitors to the city.

Podium rooftop park and other amenities;

architecturally ambitious hybrid-wood building

design;

Increased transit-oriented employment in hotel

and retail/restaurant industries;

Sustainably Built Low Emissions Green building;

Aspirations to become Vancouver’s first WELLTM

certified building;

Provision of Community amenity Contributions,

and Development Cost Levies.

3.2 PROPOSAL BENEFiTS

transit-orienteD eMPloyMent:

888 west Broadway is a prominent site along the Broadway Corridor

which will soon be serviced by a rapid transit line. The City of Vancouver’s

Metro Core Jobs & Economy Land Use plan designates the area as the

Uptown Office District and the city’s “second downtown” due to the large

concentration of employment generating uses. Major employers in the

area include City Hall, Vancouver General Hospital (VGH), and other

health-related offices and research facilities.

The proposal for 888 west Broadway will increase the amount of

employment on the site, generating more jobs in hotel and retail sectors.

The proposal supports the Metro Core Jobs & Economy Land Use Plan,

with increased job space and helps to strengthen the district’s role as a

key employment centre in proximity to transit.

There may potentially be over 300 people employed on site upon

completion:

• Hotel – 219 employees (based on one job for every two rooms)*

• CRU – 120 employees (based on 4.16 full time equivalent jobs per

1,000 sq.ft. of gross retail space)*

*”eMPloyMent Densities: a full GuiDe”. aruP econoMics + PlanninG anD

“eMPloyMent Densities”, Drivers Jonas Deloitte.


3.3 ARCHiTECTURAL ExPRESSiON

WEST BROA

DWAY

LAUREL S

T

VIEW TO MOUNTAINS

NATURE ‘WELLNESS JOURNEY’ PODIUM ROOF WALK

CALMING NATURAL MATERIALS - A ‘BREAK’ FROM NEIGHBOURING CONCRETE

HEALTHY BUILDING

The architectural expression is derived from a desire to connect to

the natural context and mountain topography of the region. The

orientation toward “wellness” and healthy building is a strong driver

for the use of natural materials (including the use of wood) and

primacy of the landscape and the healing properties of nature in the

expression of this project.

RESPONSIVE BUILDING SKIN

a dedication to sustainable and responsive building results in an

approach to the facades that express solar orientation and passive

sustainable strategies including the use of passive shading devices

which become a dominant theme in the rhythm and textures of the

architecture.

COURTYARD PODIUM AND ROOFTOP WELLNESS PATH

In addition to the materiality of the form, the healing properties of

nature are expressed in the proposal. Podium courtyard and roof

gardens and pathways sit atop each massing element creating

“wellness pathes”. This pathes are expressed in the building form and

landscape surfaces, and tie together the palette of wellness-oriented

amenities.

sEPT - 2PmsEPT - 12PmsEPT - 9Am


3.4 HEALTHY BUiLDiNGS

This project is aspires to work towards a WELL™ certification. The WELL™ Building Standard marries best

practices in design and construction with evidence-based health and wellness interventions. It harnesses the

built environment as a vehicle to support human health, wellbeing and comfort.

WELL Certified™ spaces and WELL Compliant™ core and shell developments can thus lead to a built

environment that can help improve the nutrition, fitness, mood, sleep patterns and performance of its

occupants. This is achieved in part by implementing strategies, programs and technologies designed to

encourage healthier, more active lifestyles and reducing occupant exposure to harmful chemicals and

pollutants.

This project is exploring the following WELL Certified™ options:

WEST BROA

DWAY

LAUREL S

T

PHASE 2

WEST BROA

DWAY

LAUREL S

T

PHASE 2

WEST BROA

DWAY

LAUREL S

T

PHASE 2

FOOD | AGRiCULTURE

Indoor CoMForT

ANTi BACTERiAL MATERiALS *(i.E. COPPER DOORKNOBS)

NATURAL CLEANiNG PRODUCTS

ADVANCED AiR FLOW & FiLTRATiON (i.E. MONiTOR SYSTEM iN LOBBY)

ADVANCED WATER FiLTRATiON

ADVANCED ANTiBACTERiAL Food PrEParaTIon

URBAN AGRiCULTURE: RESPONSiBLE FOOD ProdUCTIon

FARM TO TABLE FOOD ProGraMS

PLACES FOR GROUP GardEnInG

waTEr FEaTUrES To NATURALLY MASK NOiSE

Indoor/oUTdoor SPaCES For NATURAL LiGHT/FRESH AiR

aBUndanCE oF VEGETaTIon TO NATURALLY FiLTER AiR

AiR | WATER | LiGHT

WEST BROA

DWAY

LAUREL S

T

PHASE 2

MiND | SPiRiTUAL

oPPorTUnITy For MUSIC (i.E. PUBLiC PiANO)

MEdITaTIon rooM

InTErFaITH SPaCES For PrayEr

SPACES FOR REFLECTiON(NATURAL SPACES FOR ALL-WEATHER CONDiTiONS)


VIEW OF SOUTH FROM LANE


3.5 ForM & MaSSInG

COMMERCIAL PODIUM

The 3-storey podium block accommodates ground-floor retail space, hotel

amenities including office and meeting spaces, fitness centre, restaurants,

and an outdoor courtyard. The podium will connect the two mid-rise

buildings and provide a continuous and active street edge along west

Broadway. it is anticipated that some of the existing tenants (pub and beer

and wine store) may be relocated into the upgraded retail spaces.

WEST MID-RISE BLOCK

The 8-storey west block will provide approximately 258 traditional hotel

rooms for short-term stays The block will be oriented towards the north

and uses a unique angular design incorporating innovative architectural

elements with passive design features.

EAST MID-RISE BLOCK

The 10-storey east block will be programed with approximately 180 hotel

rooms equipped with kitchenettes to allow for long-term stays. The

site takes advantage of its proximity to the medical precinct and public

transit, providing an attractive option for people working in or accessing

the services located in the medical precinct, including Vancouver General

Hospital. The block is angled towards the north to maximize views towards

the north Shore mountains.

WEST BROA

DWAY

LAUREL S

T

PHASE 2

EAST MIDRISE BLOCK COMMERCIAL PODIUM WEST MIDRISE BLOCK

LOOKING SOUTHWEST ALONG W BROADWAY

39888 w bROAdwAY, vANCOuvER38


3.7 PUBLiC REALM: COMMON GREEN SPACES3.6 PUBLiC REALM: CiRCULATiON

LANE

WEST BR

OADWAY

LAUREL S

T

③ ACCESS UNDERGROUND PARKING

④ GREEN COURTYARD

⑤ BIKE SHARING STATION

② DROP OFF HOTEL

① LOADING BAY ACCESS

③

②

①④

⑤

LANE

WEST BR

OADWAY

LAUREL S

T

③ ACCESS UNDERGROUND PARKING

④ GREEN COURTYARD

⑤ BIKE SHARING STATION

② DROP OFF HOTEL

① LOADING BAY ACCESS

③

②

①④

⑤

WEST BROA

DWAY

LAUREL S

T

PHASE 2

URBAN GARDEN &SEATING

NATURE WALKzEN ROCK ROOF GARDEN

GARDEN EDGE

BBQ zONE

CAMPFIRE

SCENTED FLOWER GARDEN


3.8 FUNCTiONAL PROGRAM

The unit mix is proposed as follows:

• HOTEL (SHORT-TERM) 258 UNiTS

• HOTEL (LONG-TERM) 180 UNiTS

• TOTAL HOTEL UNiTS 438 UNiTS

• COMMERCiAL-RETAiL UNiT 28,839 SQ FT

• Parking Six levels of underground parking are anticipated.

PARK/GARDEN SPACE

COMMERCIAL-RETAIL UNIT

HOTEL AMENITIES

HOTEL

PARK/GARDEN SPACE

COMMERCIAL-RETAIL UNIT

HOTEL AMENITIES

HOTEL


3.9 HEIGHT

WEST BROADWAY STREET ELEVATiON

LAUREL STREET ELEVATiONPROPOSAL DOES NOT AFFECT ViEW CONE 3.1 QUEEN ELiZABETH PARK TO DOWNTOWN

SITE >

EL. 140’

EL. 201’

EL. 293’

EL. 275’

EL. 122’ EL. 135’

EL. 126’ EL. 138’

EL. 146’ EL. 160’

EL. 149’ EL. 162’

EL. 156’ EL. 157’

EL. 271’ EL. 273’

EL. 281’

EL. 180’

EL. 276’

LAUREL STREET

OAK STREETWILLOW

STREET

WEST BROADWAY

W 10TH STREET

WEST BROADWAY STREET ELEVATION

EL. 227’

EL. 179’

EL. 143’

EL. 135’

LAUREL STREET ELEVATION

VIEW CONE 3.1 HEIGHT LIMIT

PROPOSED BUILDING HEIGHT EAST EL.257.00’


PROPOSED BUILDING HEIGHT WEST EL.234.90’


EL. 140’

EL. 201’

EL. 293’

EL. 275’

EL. 122’ EL. 135’

EL. 126’ EL. 138’

EL. 146’ EL. 160’

EL. 149’ EL. 162’

EL. 156’ EL. 157’

EL. 271’ EL. 273’

EL. 281’

EL. 180’

EL. 276’

LAUREL STREET

OAK STREETWILLOW

STREET

WEST BROADWAY

W 10TH STREET

WEST BROADWAY STREET ELEVATION

EL. 227’

EL. 179’

EL. 143’

EL. 135’

LAUREL STREET ELEVATION

VIEW CONE 3.1 HEIGHT LIMIT






3.10 SHadow STUdIES

SEPTEMBEr

9 AM

NooN

2 PM

W BROADWAY

LAUR

EL ST

REET

WILL

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REET

W 10TH AVE

W 8TH AVE

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REET

W 10TH AVE

W 8TH AVE

W BROADWAY

LAUR

EL ST

REET

WILL

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REET

W 10TH AVE

W 8TH AVE

W BROADWAY

LAUR

EL ST

REET

WILL

OW ST

REET

W 10TH AVE

W 8TH AVE

W BROADWAY

LAUR

EL ST

REET

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REET

W 10TH AVE

W 8TH AVE

W BROADWAY

LAUR

EL ST

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JUNE dECEMBEr

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REET

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REET

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W BROADWAY

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MArCH

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W BROADWAY

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W 8TH AVE

W BROADWAY

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EL ST

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W 10TH AVE

W 8TH AVE


Glass and Aluminum Metal Guard Glass and Steel Canopy

Concrete

3.11 MATERiALS

The proposed material palette is deliberately restrained with

an emphasis on the expression of natural materials wherever

possible:

WOOD: The use of wood as a predominant material brings

warmth and continuity to the entire proposal. western cedar

is currently proposed which also plays an integral role in the

spiritual beliefs of local coastal First nations, a material integral

to everyday life. These beliefs recognize that the cedar tree has

its own life and spirit. Coast Salish and Tlingit shamans often had

cedar “spirit assistants” or “guard figures” to protect them. As the

cedar is a long-lived tree, some Coast Salish groups ensured a

long life for their infants. as a plant that has ensured the survival

of people for thousands of years, cedar has become a powerful

symbol of strength and revitalization.

ARCHITECTURAL CONCRETE: Concrete is a ‘local’ material

made of aggregate and sand typically sourced locally. advances

in technology have made it possible to increase its sustainability.

Admixtures such as fly ash and more recently carbon

sequestration technologies and geopolymers point to an exciting

and very sustainable future for this material.

HIGH EFFICIENCY GLAZING: To provide transparency and

lightness to the proposal we are proposing a high-efficiency

glazing system. Triple-glazed IGU’s are being investigated for

feasibility along with high-efficiency, thermally broken frames.

Wood

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a.1 STaTISTICS A.2 CONTExT PLAN

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A.5 FLOOR PLANS

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