1 6 Wall Financial Corporation

Gate House

14

9

5

5

57th AVENUE

GRAN

VILL

E ST

REET

ADER

A ST

REET

14

44

5

4

4

13

30m

30m

40m

50m Amenity

512

4

5

9

Mansion

4

4

9

Block A

Block D

N0 5 15 30m

Townhouses

Public Gardens

Public Pedestrian Pathways

Stone Wall

Primary Building Entrance

Parking Entrance

4.1 Site Plan

This developed scheme explored the creation of a large public open space at the corner of 57th Avenue and Adera Street. It was thought that this spatial typology would be more inviting and encourage residents and the public to use it.

A continuous street wall was created along Granville Street to provide an urban response to a high traffic artery. Four tall structures, ranging in height from 12 to 14 storeys were concentrated away from the perimeter of the site and towards the centre. This ensures that all new buildings would fit within the self-imposed buildable envelop.

The proposal offers significant public benefits, amenities, heritage preservation, landscape enhancement and additional rental housing for the community.

Below are the key features of this scheme:

• Formalized new gardens mixing with restored heritage gardens • Discreet visual opening on 57th Avenue to the Mansion • Clearly identified and perceivable private pathways and gardens • Very visible and accessible large public open space • 4 to 9-storey street wall along Granville Street • Taller structures located away from the perimeter and concentrated in the centre of the site • The Gate House is retained, however the Coach House is not

FSR: 2.10New + Heritage

Site Coverage : 30%

4

Digits on buildings indicate number of full floors above highest adjacent grade

Scheme 3 - Site Plan

4. SCHEME 4 – CORNER PARK

9

Block B

20m

15m

9

9

5

4

Extent of parkingbelow grade

Extent of parkingbelow grade

25m

70m

50m

4

4

Block C

1 7

Granville Street at 57th Avenue - Vancouver, British ColumbiaWall Financial Corporation

Equinox - March/September 21 @ 12pm Equinox - March/September 21 @ 2pm

Buildable Envelope

4.2 Shadow Analysis

The proposed buildings consist of a mix of five-storey to nine-storey bar buildings as well as four towers at twelve to fourteen storeys. The public open space on the south west corner of the site is not impacted by shad-ows from the proposed buildings. Only two of the taller buildings on 57th Avenue penetrate the buildable envelop.

Equinox - March/September 21 @ 10am

4.3 Buildable Envelope

The majority of the proposed structures fit within the self-imposed build-able envelope. On the two towers along 57th Avenue penetrate that en-velop. The shadowing created by these two towers does not impact the adjacent properties.

Solstice - June 21 @ 12pm Solstice - June 21 @ 2pm Solstice - June 21 @ 10am

1 8 Wall Financial Corporation

Corner Park - Northeast View Corner Park - Southwest View

4.4 Axonometric Views

1 9

Granville Street at 57th Avenue - Vancouver, British ColumbiaWall Financial Corporation

4.5 Guideline Compliance

4.5.1 The eleven Council-Approved Guidelines

Council-Approved Guidelines Scheme Response

1. Replace and increase the amount of market rental housing units / Provide a variety of housing types

The number of market rental will increase, by approximately 32% from the current 162 units to 215. There would be a variety of housing types ranging from family-oriented ground level townhouses to units designed with the neighbourhood’s senior’s population in mind.

2. Pursue best practices in sustainable design for large sites. Sustainable design principles will be employed based on the City of Vancouver’s EcoCity Policy. Given the proposed site density, a wider range of green building strategies are possible.

3. Minimize or mitigate visual impact of development on residential neighbours and shadows on properties to the north of site.

Taller buildings are concentrated at the centre and south edge of the site. Lower massing is proposed on the remainder of the site. Buildings at the north of the site are kept low to minimize shadowing of the adjacent properties

4. Respect the historic values of the site as described within the Statement of Significance (SOS) / Explore retention and conservation of the maximum amount of “Character Defining Elements” described within the SOS.

The Mansion, Gate House and Coach House will be retained, restored and upgraded. The perimeter stone wall will also be maintained with selective and strategic openings introduced to create sightlines to the mansion and openings to the publicly accessible green space.

5. Provide public park amenity on site with multi-purpose and passive uses. Park design to be all inclusive providing accessibility and interest for all age groups and physical abilities

A publicly accessible open space is provided, at Adera and 57th Avenue and is complete with passive and active areas including sitting areas, open lawn and a kid’s play structure.

6. Organize building massing to:• Create new axial sight line views of the Mansion from

flanking public sidewalks and streets• Create well-proportioned private, semi-private, public

courtyards, and public rooms • Avoid overcrowding of the mansion and its contiguous

historic gardens• Create a variety of building forms

A generous axial site line is provided from 57th Avenue, centered on the Mansion and formal gardens framed in a symmetrical manner with buildings of similar massing. A peek-a-boo sight line is provided from Adera through a portal in the in the building, no sight line is provided from Granville Street. Various sized courtyards are provided throughout the site each with its own character both as a result of variety in the landscape and in the building massing and a publicly accessible green space is provided at the southwest corner of the site. Distances between new structures and the mansion are quite generous in an effort not to crowd the mansion. With the height of the tower in Block C & D, the new structure will have a strong presence on the site and careful attention to its massing will be required to create a compatibility with the architecture of the mansion. This proposal incorporates a wide variety of buildings forms from the 4 storey ground oriented town-home typology, terraced low and mid rise buildings and midrise tower forms.

7. Investigate an increase in site density. This proposal increases the site density from the current 0.56 to 2.10, including the existing heritage structures.

8. Maintain high quality perimeter landscape screen and high qual-ity mature landscaping within site. Maintain and improve the garden character of the whole site. This includes minimizing the building footprint and increasing the pervious surfaces over the current condition

The Copper Beech trees are maintained. A detailed Arborist’s Plan has been undertaken to ensure all viable and healthy perimeter trees will be retained; the Landscape Architect has developed a detailed plan for new planting around the perimeter and the re-use of mature planting on site. Numerous open spaces are created, framed by continuous bar buildings including the large publicly accessible green space at the southwest corner of the site. The major structure along Granville Street incorporates generous south facing landscaped terraces. Existing asphalt driveways will be converted to pervious surfaces and new asphalt driveways have been minimized. The increased height in some buildings results in a reduced site coverage 30%.

9. Respect the various eras of the site’s history as part of an “evolved cultural landscape” while offering a contemporary interpretation (not replication) of older forms and detailing

Each era of the site’s history will be reflected in the retention of two of the historic buildings; historic landscape follies and historic landscape. New buildings will respond to the evolved cultural history of the site through the manipulations of building massing, fenestration and materials. These new buildings will be contemporary interpretations of the existing structures on the site

10. Limit access to underground parking to 57th Avenue and minimize surface parking areas; locate vehicular access away from public park areas.

Underground parking access limited to two entrances on 57th Avenue

11. Consider Retail opportunities at Granville street and 57th Avenue. In response to community input, no retail will be considered on the site

Additional Evaluation Criteria Scheme Response

A. Consider economic viability and feasibility The 2.10 FSR creates 911,883sf (84,714m2) of total project area. With this amount of development, the project is financially feasible and will allow for an increase in the number of rental housing units and provision of a significant contribution to community amenities through the CAC (Community Amenity Contribution) programme.

B. Consider the livability of the development for future residents in terms of light, view, shadowing, privacy and CPTED requirements

In all cases the perimeter veil of tall trees will remain in place where the trees are healthy and as they do today, they will continue to shadow the perimeter areas of the site. The shadow study indicates that the residents outdoor open space are largely unaffected by shadows during the sunny summer months and at the spring and fall equinoxes, the amount of site area impacted by shadow is comparable to the ARKS 1 Scheme as the amount of shadow is as sensitive to building site coverage as building height. As buildings are well separated from each other, daylight into units and views from units will be generous and as buildings grow in height, the views grow in expanse. Privacy on site for residents will be achieved by providing generous spaces between buildings however between Block A & B at 15m (50’) and the courtyard of Block B at 20m (65’), the face-to-face dimension of these buildings is less than desirable and would impact privacy and views of those units. There are some units facing the publicly accessible green space which will have a more active view and potentially less privacy during active hours however this will be by resident’s choice as there are many other options on the site with similar units. It is anticipated that public access to this green space will be controlled and limited to daylight hours.The inclusion of numerous units at grade and others looking onto the garden spaces and pathways will provide numerous “eyes on the street”. Landscape and sight lighting will be designed specifically with CPTED issues in mind providing clear sightlines throughout the development. With increased permeability of the perimeter wall and strategic pruning of the perimeter landscape, there will be greater surveillance of the site from the street.

C. Investigate Housing affordability The increased density provides the opportunity to create a wider range of housing types, tenures and cost. The number and variety of unit sizes and types being proposed will provide greater access and affordability to a broad range of people.

D. Review the ability to provide public benefits and services Community public benefits are obtained through the city’s CAC’s (Com-munity Amenity Contribution) programme. With the increased density in this proposal, significant funds will be generated to finance amenities in the neighbourhood. In addition to the CAC, the proposal provides for the heritage restoration of two of the three existing heritage buildings on site, restoration of the heritage landscape elements, perimeter wall and the po-tential transfer of heritage density to the site. In addition, this proposal introduces a publicly accessible green space at the southwest corner of the site which we believe is a public benefit.

E. Consider the impact on traffic and parking in the neighbourhood Any increase in density will result in an increase in traffic. Independent traffic studies indicate the existing streets and intersections can accom-modate the increased traffic associated with this proposal. With the City of Vancouver traffic engineers, a study will be undertaken to determine if modifications to the signalling at 57th and Granville will be beneficial and if any traffic calming strategies might be beneficial on neighbourhood streets.The proposal will provide underground parking for residents and visitor and so impacts on neighbourhood street parking should be minimal. As the publically accessible Green Space is intended as a community Green and not a destination park, it should not increase the demand for on street parking.