KingswayBroadway Open House April 14

KINGSWAY + BROADWAY COMMUNITY OPEN HOUSE
Welcome
!
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i
m
o
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You fo
Thank
OUR TEAM
Developer
and General Contractor
Rize Alliance Properties Ltd.
Architect
Acton Ostry Architects Inc.
Landscape Architect
PWL Partnership
Landscape Architects Inc.
Building Envelope
Morrison Hershfield Ltd.
Electrical
Nemetz (S/A) & Associates Ltd.
LEED/Sustainability
RECOLLECTIVE
Acoustic Consultant
RWDI Consulting Engineers
Elevator Consultant
Gunn Consultants Inc.
Mechanical
Yoneda & Associates
Code/Certified Professional
BR Thorson Consulting Ltd.
Geotechnical
Geopacific Consultants Ltd.
Structural
Read Jones
Christoffersen Ltd.
Civil
CREUS Engineering Ltd.
Interior Design
False Creek Design Group Ltd.
Surveyor
Matson Peck & Topliss
KINGSWAY + BROADWAY COMMUNITY OPEN HOUSE
Moving Forward
Vancouver City Council approved
the following*:
· Density - 5.55 FSR (Floor Space Ratio)
· Height – Maximum of 65.53 m (approx. 215 ft.) for
the tower at 10th Avenue and Kingsway
The purpose of this Open House is to:
· Outline the major changes to the development
proposal in response to Council’s Conditions of
Approval of Form of Development and community
input; and
· Seek further community input
· Use – Mixed use (residential and commercial)
· $6.25M Community Amenity Contribution
· $538,000 Public Art Contribution
*April 17, 2012 Rezoning (Enactment pending)
YOUR FEEDBACK IS IMPORTANT TO US. PLEASE FILL OUT A COMMENT FORM AND DEPOSIT IT IN THE DROP BOX BEFORE YOU LEAVE.
KINGSWAY + BROADWAY COMMUNITY OPEN HOUSE
Conditions of Approval
OF THE FORM OF DEVELOPMENT
As part of the draft rezoning bylaw, Council provided direction for us to focus on evolving the form
and character of the development, based on staff, Council and community input. The following
are the Council rezoning conditions we have been working on:
1. Design development to refine the proposed
contextual and contemporary architectural
strategy for the various massing components,
with careful attention to the tower and the
projects’ overall scale.
Note to Applicant: The architectural strategy should
recognize and clearly announce aspects of the
Mount Pleasant context, street life, façade quality
and composition, materiality and colour, while
leaving room for a creative and contemporary
interpretation of these contextual assets.
Incorporation of public art should be considered.
2. Design development to improve the shadow
performance for the sidewalk between Main
Street and Kingsway on the north side of
Broadway for the respective equinoxes from
10:00am until noon.
Note to Applicant: this can be achieved with some
additional setting back or terracing of the upper
floors without a reduction in proposed floor space.
3. Design development to refine the ground-level
storefront, display and weather protection
systems, to improve pedestrian vitality, visual
interest and public realm quality.
Note to Applicant: Each distinctive street frontage
serves a different role with respect to uses, access
and pedestrian amenities. A variety of architectural
expression is supported.
4. Prior to issuance of a development permit,
the applicant is to work with staff to improve
the esthetics of the building, particularly the
bulky appearance of the podium, given
specific consideration to matters including,
but not limited to the following:
· On the Broadway elevation, the breaking up of
the large monolithic, horizontal element that is
presently located above the pedestrian colonnade
in order to reduce its scale and mass.
· Strengthen walk-ability along the Broadway
frontage by adding a secondary order of building
elements within the colonnade and the sidewalk
level that are pedestrian scaled.
· On all facades, refinement of the exterior wall
treatments to create elements of smaller scale
and expression
· Additional measures to enhance the pedestrian
realm, particularly along Watson Street as set out
in the Mount Pleasant Community Plan
5. Provision of a conceptual lighting strategy
6. Provision of a conceptual signage strategy
7. Design development of an appropriate public
realm strategy
8. Design development to minimize the visual
impact of the Watson Street fronting loading
function
The following boards provide an overview of our
design responses to the conditions noted above.
KINGSWAY + BROADWAY COMMUNITY OPEN HOUSE
Architectural
Evolution
As a result of community input and in response to direction from Council,
major changes include:
· Reduction of height of Broadway,
Kingsway, Watson and E 10th Ave
Buildings
· Development of five distinct
building characters and
refinement of the building form
· Retention of main tower height at
Council-approved 215 ft., with more
efficient floor-to-floor allocation to
allow 21 storeys instead of 19.
· Development of the public
realm design
· Increased area of the Level 2
courtyard green space
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
Form & Massing
The overall scale of the development has been reduced.
Benefits:
· Smaller scale building components and improved contextual relationship
· Reduced shadow impact on adjacent streets and sidewalks
· Better recognizes Watson as a street with a retail and pedestrian focus
· Improved ground-level store front, pedestrian vitality, visual interest and public realm quality
REZONING
DEVELOPMENT PERMIT APPLICATION
Planters
Tower height
unchanged
65.5m
(214.9')
29.7' HEIGHT REDUCTION
19
storeys
set back at upper two storeys
(improved shadow performance
at North side of Broadway)
21
storeys
36.0m
Lee Building Height
(118.0')
26.9m
(88.3')
band element
E. 10TH
E. 10TH
BROADWAY
BROADWAY
significant band element
removed
SECTION: E 10TH TO BROADWAY (Looking West)
REZONING
24m
(78.8')
DEVELOPMENT PERMIT APPLICATION
24.3m
(79.7')
2.5' HEIGHT
REDUCTION
2.5' HEIGHT
REDUCTION
at Watson St.
at Kingsway
23.3m
(76.4')
WATSON ST.
KINGSWAY
SECTION: WATSON ST TO KINGSWAY (Looking North)
WATSON ST.
23.6m
(77.2')
KINGSWAY
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
5 Distinct
Building Blocks
The form and massing is configured into five distinct building blocks, each with a
separate character, whose scale is further reduced through fine-grain architectural
treatment and a rich palette of materials with varying textures and colours. Three
gaps in the massing, one on Kingsway, one on Watson Street and one along E 10th
Avenue, create separation between the blocks.
Tower
(21 storeys)
• Triangular form inspired by the diagonal
alignment of Kingsway
• Vibrant expression through an assortment
of materials, colours and patterns
• Variation of 3 distinct tower facades
with offset balconies
• Cascade of cantilevered penthouses and suites
• Tree topped roof with stepped planters
Kingsway Block
(5 storeys)
• Responds to Kingsway context
• Charcoal coloured brick
Broadway Block
Watson Block
Office/Retail
(4 storeys plus 2 storeys setback = 6 storeys)
• Height and scale complements the Lee Building
• Red brick masonry collage
• Residential entr
entry
(5 storeys)
• Staggered balconies
• Bright and colourful materials
(2 storeys)
• Wrap-around retail glazing
• Woodgrain Laminate Panels
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
Mount Pleasant
and Art Inspired
A reinterpretation of the bricolage of styles, spaces, colour and character
present in the Mount Pleasant context in combination with West Coast art.
Alley: Main St, Vancouver, 2011
East Broadway, Vancouver, 2011
East 10th Ave, Vancouver, 2009
MOUNT PLEASANT PHOTOS
By Emmanuel Buenviaje
Chime Series, 2005-06
Pulse #3, 2004-05 (rotated)
Drawing Project, 2007
MOUNT PLEASANT
NEIGHBOURHOOD
LINDA A. DAY
West Coast Artist
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
Hill Town Inspired
The architectural expression blends what is “on hand” in Mount Pleasant with
the order and phenomenology of steep and colourful, hill towns to create a
distinct character unique to Mount Pleasant.
Celebrated Crown
Possible redevelopment south of Broadway on Kingsway including the site bounded
by Broadway, Kingsway, Watson, and 10th Avenue.
Hill town of Manarola
Jumbled Middle
Images from the Mount Pleasant Community Plan
Hill town of Riomaggiore
"Seek to distinguish new development in Mount Pleasant from
predominant forms of development in other parts of the City
in ways that respond to the unique social, economic, and physical
qualities of the neighbourhood."
– Mount Pleasant Community Plan
Ordered Base
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
Broadway
Red Brick Collage
Broadway Block
R
O
A
D
W
A
Y
Glass Canopy
B
K I N
G S W
A Y
Coloured Laminate Panels
Unique Textured Sidewalk
Retail Entrance
Glass Canopy
Brick Seating
Unique Textured Sidewalk
Small Scale Retail
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
Watson/ E 10th Ave
Woodgrain
Laminate Panels
Residential Entrance
Approximately 1,000 sq ft
of Public Art
Retail
Woodgrain Laminate Panels
Retail
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
E 10th Ave/ Kingsway
Woodgrain Laminate Panels
Residential
Entrance
Corner Retail
Kingsway Block
Approximately 1,000 sq ft
of Public Art
Corner Retail
DESIGN RESPONSE: ARCHITECTURAL EVOLUTION
Tower
Tree Topped Roof
Cascading
Cantilevered
Suites
Staggered Balconies
Woodgrain Laminate Panels
Staggered Balconies
Clear and Translucent glass
on Balcony
KINGSWAY + BROADWAY COMMUNITY OPEN HOUSE
Public Realm
There is a character and a vibe to the sidewalk that captures the mood and spirit
of a neighbourhood. Checker plate and weathered steel, granite setts, recycled
timber, concrete and planting fill out the palette. The odd angle, juxtaposition of
form and creating a sidewalk for people to pause and chat, sit and watch the action,
relax and enjoy the neighbourhood, is part of the Mount Pleasant community.
PUBLIC REALM
Broadway
Materials are reminiscent of the period storefront with their own unique paving and tile.
Brick Seating Pods
W A
T S
O N
S T
.
B
R
O
A
D
W
A
Y
Unit Pavers
Crushed
ushed
Glass Mix
Tactile Tiles
Tactil
K
W A T S O N
S T
Glass Lightwell
I
N
G
S
W
A
Y
B R O A D W A Y
Checker
Chec
er Plate Tiles
PUBLIC REALM
Kingsway
A planted boulevard, scored running bond concrete, Cor-ten steel band
which organizes the street, folds up into sidewalk furniture like benches,
tables and chairs.
Street
Trees
Planted
Boulevard
Public Art
Opportunity
Cor-ten Benches,
Tables and Chairs
The Gap
A mid block break in the building
that provides a great opportunity for
public art and chance for the planting
in the courtyard to spill down onto
the Kingsway sidewalk.
K I N G S W A Y
Feature Paving
at Entry
Bike Racks
Feature Paving
at Ent
Entry
PUBLIC REALM
Watson
S
T
.
BROAD
WAY
Break from the grid, checker plate and exposed aggregate panels, graffiti
stamps, neighbourhood notice board, planted boulevard and a nod to
DOA and The Cellar Night Club.
W
A
T
S
O
N
Tattoo Screen
Brewery Creek Ravine
avine
Brewery Creek Ravine
avine
Neighbourhood
Notice Post
Galvanized Metal
Reclaimed Timber
D.O.A./The Cellar Poster
Tattoo Screen
Water
Locks on the
tattoo screen,
your message here
Seat Edge
1 0 T H
A V E
B R O A D W A Y
Message screen on tattoo
Concrete
Sidewalk
Graffiti Stamp
tamp
W A T S O N
S T
Granite setts
Street Trees
PUBLIC REALM
E 10th Ave
Sunny places to sit, decompress, slow down, the neighbourhood residential street.
Bike
Repair
Repai
Station
Drinking
Fountain
Metal
Checker Plate
Brick
Paving
Cor-ten
Steel
Bike Racks
K
I
N
G
S
W
A
W A T S O N
S T
Y
1 O T H
Chairs
xisting
Existing
Tree
A V E
Concrete Sidewalk
with feature
scoring
Bike Lane
City of Vancouver’s newest separated bike lane
along 10th Avenue
Amenities:
Bike Station, reclaimed timber seats, checker
plate, cor-ten, exposed aggregate concrete
sidewalk panels.
PUBLIC REALM
Level 2 Courtyard
The level 2 courtyard is the ‘back yard’ of the development. Residents grow veggies
in the urban garden plots, BBQ on the common deck, relax in a hammock or watch
their kids roll and play in the overstuffed lawn pillows. The planting responds to
ecology, beauty and the ever changing seasons.
Resident Patio
B R O A D W A Y
Fruit Trees
and Shrubs
K
Common BBQ and
Entertaining Deck
I
N
G
S
W
A
W A T S O N
S T
Y
West Coast
Rainforest Garden
Hammocks
for Relaxing
Kid’s Play Area
Rooftop
Forest
Dog Run
1 0 T H
Amenity Patio
with Lounge Chairs
and Tables
Veggie Plots
A V E
Flowering Trees
and Shrubs
PUBLIC REALM
Mount Pleasant Guidelines
The public realm plan seeks to address several key principles of the Mount Pleasant
Community Plan.
· Respect and honour the history of the
neighbourhood and integrate it into the
public realm.
· Create new public spaces that are
adaptable, flexible and supportive of
the diverse needs of the neighbourhood.
· Expand and build on the use of laneways
for a variety of activities.
· Maintain and encourage a safe and active
street life.
· Provide support for walking, cycling and
use of public transit as the preferred modes
of travel.
· Facilitate spontaneous and eclectic
intervention and acknowledge them as
a key component of the neighbourhood’s
character.
· Improve the character and quality of
existing green and park spaces, as well
as their connectivity.
· Celebrate and reinforce the uniqueness
of Mount Pleasant.
Each of the design features noted on the plan below are referred to and in accordance with
the Mount Pleasant Community Plan.
"Diverse, non-standard
palette of materials"
Pg 112
Seating elements to create
“animated streetscape"
Pg 75
B R O A D W A Y
Public realm furnishings
Pg 125
Public realm furnishings
Pg 125
Seating elements to create
"animated streetscape"
Pg 75
K
I
N
G
S
W
A
Public art opportunity
Pg 86
S T
Y
Native plant material
to "celebrate historic
indigenous trail"
Pg 97
W A T S O N
Brewery creek raving
to "celebrate the
rich history"
See Watson board
Pg 92
"Improved laneway"
components
Pg 76
Large street trees
contribute to
"green canopy"
Pg 98
1 0 T H
"Boulevard Park"
components
Pg 65
A V E
"Diverse, non-standard
palette of materials"
Pg 112
Shop. Eat. Drink.
What Merchants would you like to see?
Pick up a pen and let us know.
B R O A D W A Y
B R O A D W A Y
PR
OP
OS
ED
W
NE
LE
FT
K
TU
I
I
NE
LA
N
G
G
S
Y
transition surface
matching building
grades shown
hatched
A
S T
W
Y
AY
W
A
GS
W
KIN
S
level at
centerline
W A T S O N
W A WATSON
T S O STREET
N
S T
K
RN
N
slope up
12% max at
flank wall
slope down
12% max at
flank wall
NE
W
SID
E
AL
W
K
RB
CU
P4
s/a shaft
P3
s/a shaft
P2
s/a shaft
P1
s/a shaft
1 0 T H
A V E
PROPOSED LAY-BY
1 0 T H
1. SMALL SCALE BROADWAY MERCHANTS
What We’ve Heard So Far
· Fishmonger – I agree! Me too, me three, me four
· Organic meats/butcher – I agree
· Cheese store – I agree, yes!
· Organic bulk food store – I’m looking for ways
to reduce my consumption of extraneous packaging
· Siegal’s Bagels
· Kids books/bookstore – Wow, that would be great!
It’s so far to travel now.
· Art gallery/coffee shop – I agree
· Bring back “Ho Tak Kee” wonton noodle house
· Private wine store
· Bubble Tea Cafe
· Booster Juice
· Deli
· More space for anit-social skateboard
· Butcher
· All the interesting shops are closing down
– too high rent
· No More Retail.
· Local Clothing Designers
Designers
LEVEL 1
LEVEL 2
3. 10TH AVE /KINGSWAY MERCHANT
2. KINGSWAY/BROADWAY ANCHOR
Tell Us More!
· Locally owned mom & pop shops and
must have affordable rent
· La Taqueira
· Anything that is not a chain
· Brew pub. Yuck
· By donation yoga studio
· Menchies
· More retail like 8th & Main
· Local artists, local designers – I mean
from BC
· No chains and definitely no pay-day
loans. They should be illegal
A V E
What We’ve Heard So Far
· Nice grocery store with deli
· Upscale grocery store (Urban Fare) - no one who
lives here (for one or 2 years) can actually afford
this. Agreed. Agreed. Me too
· Urban Fare but pricing something like a Save On
· Thrifty’s
· Urban Fare or Thrifty’s – local chain with lots
of parking – walk or ride your bike, don’t need to
drive and park at this nc, take the bus
· No mini big boxes. We don’t want to be the
urban burbs
· No chains
· Independents
· Make spaces affordable
· Grocery store
· Donald’s Market
· We already have a grocery store; Best Buy.
Too far away! Ybs!
· Choices might work!
· Kin’s Market
· Cut this into quarters and continue
with smaller scale stores!
Tell Us More!
· Food co-op
· Bakery
· T&T
What We’ve Heard So Far
· Produce Store
· Sushi Restaurant
· Kite Store
· Artist-run centre
· Outreach/recovery club
· Something quiet!
Tell Us More!
Public Art in Mount Pleasant
MOBILE
UNDER
BRIDGE
11
13
20
2
9
2ND AVE
17
23
What are your thoughts about public art?
Pick up a pen and let us know.
MOBILE
12
UNDER
BRIDGE
16
8
MULTIPLE
LOCATIONS
GR
EA
MOBILE
19
10 TH A V E
10
6
5 TH A V E
5
T NO
14
RT
3
18
HE
RN
WA
1
Y
4
BROADWAY
10 TH A V E
21
What We’ve Heard So Far
G
S
W
A
Y
16TH A V E
MAIN @ 17TH
CL AR K D R
MAI N S T
CAMBIE S T
15
IN
FR ASER S T
12 TH A V E
K
22
KINGSWAY @ CLARK DR, DUMFRIES ST
7
KINGSWAY @ KING EDWARD
Tell Us More!
These planted areas, e.g on Kingsway, could look much better with
a variety of small & tall plants with seasonal flowers planted in a
“natural” fairly mixed way. If money is set aside for its maintenance.
-F.J
I love public art as long as there are no lights. The lighted signs at
night are interfering with sleep! Thank you.
Rain Gardens. Space that’s inviting/appealing during those stretches
between summers.
The more art you put on it, the better it will be.
Pill Box Art @ Cambie & 41 (49) is poor!
Sculpture!
Who doesn’t love public art? Vancouver does a great job of its Public
Art Program - Keep it up!
Provide affordable art studio space. (And maintain light
industrial-zoned spaces.)
Architecture should be art people live in. The Rize building is not art.
Move the Poodle to City Hall and the East Van sign which reads “Nav
Tsae” (“East Van” backwards) from the Drive.
Please no electrified art. This is a residential neighbourhood. Electrified
signage to be off by 11pm
Creative covered bike parking! (please)
Lots of work by local artists/craftsman.
Art in public places is a unique expression of culture, heritage and
persona of a community.
Public art is great as long as local (community-dwelling) artists are hired,
and not only visual art, but dance, film, music, multimedia, etc. art is
equally expressed and advertised to the public (get public involved! Don’t
just put art up. Put it up for a reason; public communication).
How about useable public art? ie. Sculpture doubling as a cycling device,
sculptural chairs that face each other rather than outwards.
Here Here!
Rather than fund one public art piece, why not help subsidize
an artist run centre or artist studio spaces?
Urban lighting/projections on buildings. Surely not on buses.
The street & street transports have a style of their own;
they are not a playground. - F.J.
Increase media arts in education and access in our communities.
Yes please. Keep it coming. But the adventurous kind, like the birds and
the poodle. Things that people can love, or hate. Don’t waste money on
camels designed by committees that don’t stir emotions. And bring back
the upside down church!
Decontextualized outsider silly poo-dolls - NOT WANTED.
Sanctioned graffiti wall would be an excellent contribution to the
community and could reflect the character of MP.
How about digital/multi-media?
Sculpture
Environmental
Community Interaction
Photo by Scott Massey
Photo by Scott Massey
1. MONUMENT FOR EAST VANCOUVER
Ken Lum
Transportation Related
2. THE BIRDS
Myfanwy MacLeod
3. HOUSE OF HAPPINESS
TOTEM POLE
Roy Hanuse
Photo by Howard Ursuliak
Blanket Bus
9. THE GAMES ARE OPEN
Koebberling & Kaltwasser
Instant Coffee 500
Light Bar Bus Shelter
Say Nothing in Bright Colours
17. PARK
Marko Simcic
Media-Based
Light-Based
Photo by Howard Ursuliak
19. FLOW
Fiona Bowie
21. ICE LIGHT
Gunda Foster
14. A BRIGHT FUTURE
Instant Coffee
10. APOLLO ECOFORM
Bruce Voyce
Photo by Photo Technic
4. DOUBLE BLIND
Antonia Hirsch
5. RECLINING FIGURE
Michael Dennis
6. WILP
Norman Tait, Robert Tait, Isaac Tait,
Wayne Young, Harry "Hammy" Martin
11. GROW
Holly Schmidt
12. FALSE CREEK ENERGY CENTRE STACKS
Bill Pechet & Stephanie Robb
Memento-Envy
Memento-Pink
Untitled (Poodle)
18. COMMUNITY FENCE
Pat Beaton, Merle Adison, Haruko Okano
20. SURFACE
Fiona Bowie
15. MEMENTO
Gisele Amantea
23. GARDE-TEMPS
Tania Ruiz Gutierrez
Photo by Douglas Senft
7. THE PEACEABLE KINGDOM
Tom Dean
8. WALKING THE LINE
Douglas Senft
13. A FALSE CREEK
Rhonda Weppler and Trevor Mahovsky
16. MAINstREetBUS
Germaine Koh
Photo by Scott Massey
22.KINGSWAY LUMINAIRES
David MacWilliam