cambie corridor planning principles -...
TRANSCRIPT
11 6600 CAMBIE STREETJUNE 14, 2013
C A M B I E C O R R I D O R P L A N N I N G P R I N C I P L E S
Principle 1 Provide land use to optimize the investment in transit • Theproject is located in theCambiecorridor,ontheCanada line. Increasingdensityalong
the rapid transit l ines encourages transit use and reduces dependence on the automobile.
• The proposed development is within a 5 minute walk to the 49th Ave. Skytrain Station and a 10 minute walk to Langara College, local shops and services.
• Thepairof6storeymid-risebuildingsallowsfor128homesonsixsinglefamily lots,asig -nif icant increase in density in close proximity to the existing skytrain station at 49th and Cambie.
Principle 2 Provide a complete community
• Theprojectcontainsavarietyofmarkethousingtypes• Theprojectprovidesbothindoorandoutdooramenityspacesincludingchildren’splayarea.
Principle 3 Create a walkable and cycleable corridor of neighbourhoods seamlessly linked to public transit
• The project is expected to provide suf ficient bike storage area for all residents. A por tionof this parking wil l be located at grade with direct access from the lane with the remainder within the parkade. At-grade visitor bike parking is found at the front entries to each building.
• The ground floor homes facing Cambie St. wil l have direct street access, with landscapedcour tyards, entry monuments and gates. These occupied semi-private spaces wil l animate the street and provide visual interest. The project wil l also improve security via increased ‘eyes on the street’ along Cambie St and the laneway.
Principle 4 Focus intensity, mix and community activity at stations and other areas with strategic opportunities for sustainability, renewable energy and public amenity
• Theprojectwil l provideincreaseddensitynexttotheskytrainstationat49thandCambieSt.
Principle 5 Provide a range of housing choices and affordability
• Theproposedprojectof fersa rangeofhousingoptions, fromonebedroom to twobedroomplus den homes, from 556 sf to 1196 sf. The diversity in housing options suppor t the Housing Diversity Strategy set out in the Cambie Corridor Plan, which aims to ensure that we are a ‘more diverse, equitable and economically resil ient city’.
Principle 6 Balance city -wide and regional goals with the community and its context
• Increased density along the transit corridor optimizes transit use, thereby contributing toreduction of greenhouse gas emissions.
• The 6 storey building form is consistent with the goal of emphasizing mid-rise buildingsthroughout the corridor.
• Theprojectwil l bedesignedtoaLEEDGoldstandardandemployanumberofsustainabil itystrategies (refer to Green Building Strategy).
• Theprojectwil l bedesignedtoaccommodateafuturedistrictenergysystem.
Principle 7 Ensure job space and diversity
• Development is locatedonexisting single family home lots, anddoesnotdisplaceexistingcity serving land uses such as industrial or employment areas.
• Thevarietyofunittypesandsizesallowforarangeofhousingoptionsforadiverseworkforce.
126600 CAMBIE STREETJUNE 14, 2013
B U I LT F O R M G U I D E L I N E SThese apartment buildings are designed to fit within the context of the neighbourhood and built form policies of the Cambie Corridor Plan.
Building Stepbacks and Streetwall • The 5th and 6th floor setbacks of 8 feet are created through the arrangement
of a simple massing and balconies contained within streetwalls on the Cambie Street and Laneway facades.
• This stepback is continued along the 50th Avenue facade as well and the southern facade has a varied stepback from the lower 4 floors. [Section 5.1 .3]
Building Frontage• The width of each building is 151’6, slightly more than the suggested
150’ maximum. A landscaped 26 foot gap separates the two buildings. The parking access from the lane is located below/under this gap. [Section 5.1 .5]
Setbacks• The Cambie Street setback is 10’ to the screen wall, allowing for
an urbane relationship between the sidewalk and the semi-private outdoor spaces. Landscaping elements are layered between the boulevard and private patios and entrances of the ground floor units. [Section 5.1 .6]
Relationship to Finished Grade• The site slopes gently from nor th to south and there is a drop from the lane
to the street. Setting the building entrance at grade on Cambie results in a main floor level approx 1m below the lane. This has the benefit of lowering the profi le of the buildings relative to the western neighbours. [Section 5.1 .7]
Entrances and Aspect• All ground floor units on Cambie Street wil l have direct access from their
unit and private patio to the street. Ground floor units on the west side of the building wil l have a patio and direct access to the amenity space. [Section 5.1 .8]
• The main lobby entrances are clearly distinguishable on Cambie Street. Floor to ceil ing windows surrounding the entrance provide transparency and contrast with the surrounding materials. A 3 storey opening in the frame wall provides a dramatic entry point. [Section 5.1 .9]
DW DW
2' 8" x 5' 1" MW/WO
2' 8" x 5' 1"
MW/WO
2' 8" x 5' 1" MW/WO
2' 8" x 5' 1"
MW/WO
2' 8" x 5' 1"
2' 8" x 5' 1"
24 x 2924 x 29
24 x 2924 x 29
MW/WO
MW/WO
DW
DW
528 sf
36 sf
528 sf
36 sf
24 x 29 24 x 29
L01
LANDSCAPE PLAN 6629 - 6709 CAMBIE STREET04 JUNE 2013
1/16" = 1'-0"
DATE
SCALE
DVH
13011
DRAWN
PROJECT NUMBER
P 604.684.4611 F 604.684.0577 www.dkl.bc.ca
DURANTE KREUK LTD. LANDSCAPE ARCHITECTS
102-1637 West 5th Avenue Vancouver, B.C. V6J 1N5
DNDNDNDNDNDN DN DN
10% Ramp
5% Ramp
5% Ramp
+ 73.57
+ 73.23 + 73.23
DN
+ 73.0 73.22 +
+ 72.31+ 72.31
+ 73.30
+ 73.90 + 74.50
+ 723.57+ 73.0+ 71.91+ 71.11
+ 73.0 + 73.30
+ 72.31 + 72.31
+ 71.60
+ 73.23
+ 74.61
3% Ramp
+ 72.31
DN DN
+ 72.31 + 72.31
74.0 +
+ 73.23 + 73.23
Planting to hang over parapet
Patio Patio
PatioPatio Patio Patio Patio
Patio
Main Entry
PatioPatio Patio Patio Patio Patio Patio
Patio Patio Patio Patio Patio
Urban AgricultureUrban Agriculture
Dinning PatioLawn
Bench
Stepstones Stepstones
Lawn
Bench
6' ht. privacy screen 6' ht. privacy screen
Existing City Trees
Lawn
Lawn
Lawn
Lawn
DN
DN
Retaining wall Retaining wall
Existing City Trees
Planted edge along lane Planted edge along lane
Parkade Entry
WES
T 50
TH A
VE
CAMBIE STREET
LANE
PMT PMT
Bike Rack
Bike Rack
Main Entry
Kids Play
Orchard
CompostCompost
Privacy HedgePrivacy Hedge
LAN
E
Lobby
Kids Play
Orchard
BBQ
Lobby
Dinning PatioBBQ
13 6600 CAMBIE STREETJUNE 14, 2013
Existing neighbourhood subject to potential phase
3 planning work
Cambie Boulevard
150 f t
As outlined in the Cambie Corridor Plan, this project is designed to complement local modern architecture. Architecture [Section 5.1 .10 & Section 5.1 .11]
• A layered composition of contrasting materials creates a sense of depth along the Cambie Street facade.
• The 5th and 6th storeys have an increased setback to reduce the perceived building height and provide a horizontal visual break.
• The building is anchored at the ground plane with a stepped
brick and concrete garden wall. • Balconies are divided horizontally with slats below glazed
panels to provide texture and a contrast to the brick frame.
• An elegant brick pattern and lapped siding with modern detail ing suppor t the horizontal propor tions of the building.
Representative Section from the Cambie Corridor Plan i l lustrating the proposal [Section 4.3.2]
Lane
Layered street wall
B U I LT F O R M G U I D E L I N E S
130 f t
146600 CAMBIE STREETJUNE 14, 2013
DW DW
2' 8" x 5' 1" MW/WO
2' 8" x 5' 1"
MW/WO
2' 8" x 5' 1" MW/WO
2' 8" x 5' 1"
MW/WO
2' 8" x 5' 1"
2' 8" x 5' 1"
24 x 2924 x 29
24 x 2924 x 29
MW/WO
MW/WO
528 sf
36 sf
528 sf
36 sf
24 x 29 24 x 29
L01
LANDSCAPE PLAN 6629 - 6709 CAMBIE STREET04 JUNE 2013
1/16" = 1'-0"
DATE
SCALE
DVH
13011
DRAWN
PROJECT NUMBER
P 604.684.4611 F 604.684.0577 www.dkl.bc.ca
DURANTE KREUK LTD. LANDSCAPE ARCHITECTS
102-1637 West 5th Avenue Vancouver, B.C. V6J 1N5
DNDNDNDNDNDN DN DN
10% Ramp
5% Ramp
5% Ramp
+ 73.57
+ 73.23 + 73.23
DN
+ 73.0 73.22 +
+ 72.31+ 72.31
+ 73.30
+ 73.90 + 74.50
+ 723.57+ 73.0+ 71.91+ 71.11
+ 73.0 + 73.30
+ 72.31 + 72.31
+ 71.60
+ 73.23
+ 74.61
3% Ramp
+ 72.31
DN DN
+ 72.31 + 72.31
74.0 +
+ 73.23 + 73.23
Planting to hang over parapet
Patio Patio
PatioPatio Patio Patio Patio
Patio
Main Entry
PatioPatio Patio Patio Patio Patio Patio
Patio Patio Patio Patio Patio
Urban AgricultureUrban Agriculture
Dinning PatioLawn
Bench
Stepstones Stepstones
Lawn
Bench
6' ht. privacy screen 6' ht. privacy screen
Existing City Trees
Lawn
Lawn
Lawn
Lawn
DN
DN
Retaining wall Retaining wall
Existing City Trees
Planted edge along lane Planted edge along lane
Parkade Entry
WES
T 50
TH A
VE
CAMBIE STREET
LANE
PMT PMT
Bike Rack
Bike Rack
Main Entry
Kids Play
Orchard
CompostCompost
Privacy HedgePrivacy Hedge
LAN
E
Lobby
Kids Play
Orchard
BBQ
Lobby
Dinning PatioBBQ
B U I LT F O R M G U I D E L I N E SLaneway Enhancement
• The lane is animated with views into the landscaped garden, and 2 wide and narrow laneway homes, which are expressed as horizontal forms resting atop a brick garden wall. A por tion of the required bicycle storage is provided here as well, with convenient access direct from the city lane. A generous garden cour tyard is created between the laneway buildings and the main buildings and accommodates children’s play, urban agriculture and social functions.
• The diversity of forms and activities along the lane is anchored by a continuous brick wall which provides continuity along the lane
Parking
• Underground parking access on the lane is shared at the centre of the proper ty.
• This shared access wil l minimize disruption in the lane and create a more continuous pedestrian connection to the street.[Section 5.1.15]
Landscaping and activities suppor t pedestrian use of the lane.
Laneway view from South
15 6600 CAMBIE STREETJUNE 14, 2013
U R B A N S Y S T E M S & P U B L I C R E A L MA review that demonstrates how the development implements the urban systems and public realm strategy including a description of any specific public realm improvements that are proposed.
Urban Systems – MovementCreate safe and easy routes throughout the Corridor to priorit ize walking and cycling.The proposal includes public realm improvements including pedestrian friendly landscaping on all sides of the site, semi-private pathways throughout the site, benches, street l ighting at the lane, and convenient bike storage areas to help encourage and promote walking and cycling. There is currently a bike lane in front of the site running nor th-south along Cambie Street. A new sidewalk wil l be constructed on 50th Avenue.
Urban Systems – Habitat New planting along the street and lane contribute to the continuity of habitat along the Cambie Corridor. Best practices for storm water management wil l be incorporated.
Public Realm – ConnectionsAdd permeability to the neighbourhood structure to l ink community amenities and improve the pedestrian landscape. A mid-block pedestrian l inkage at this site is not proposed, which is consistent with the Plan. A new sidewalk wil l be constructed on 50th Avenue.
Public Realm – Streets and LanesCreate additional public spaces from lanes while respecting their uti l itarian role.Suppor ting Section 6.4.1 of the Plan, layered green landscaping provides a buf fer from the public boulevard, leading up to private entrances and green space immediately fronting the development along Cambie Street. The adjacent lane wil l be upgraded to City standards. Landscaping wil l act as a buf fer between the public lane and the semi-private outdoor amenity space of the development.
6.1
6.3
6.4
6.5
6.6
6.2
Public Realm – Public PlacesThe front entry is designed as a generous semi-private outdoor room which wil l punctuate and enliven the pedestrian experience along Cambie Street.
Public Realm – Parks and Green SpaceConnect green space along the Corridor and recognize and reflect the impor tance of the Cambie Heritage Boulevard.As per Section 6.6.5 of the Plan, the site is located within the Boulevard: Green / Heritage zone, which recommends minimal changes to the existing infrastructure.
H O U S I N G C H O I C E & A F F O R D A B I L I T YDemonstrating consistency with the Housing Diversity Strategy in Section 9 of the Plan.
The proposed project of fers a range of housing options, from studio units, two-bedroom plus den homes and laneway homes from 556 sf to 1196 sf. The diversity in housing options suppor t the Housing Diversity Strategy set out in the Cambie Corridor Plan, which aims to ensure a variety of unit types and sizes are being provided to help address the issue of af fordabil ity and sustainable housing within the City.