W King Edward Ave
Oak S
treetSubject
Property
Architect
SHAPE Architecture lnc Nick Sully, Architect AIBC Principal 534 W Pender StreetVancouver, BC V6B 1V3
Landscape Architect
Durante Kreuk Ltd. Jennifer Stamp, MBCSLA102 - 1637 West 5th Avenue Vancouver, BC V6J 1N5
Rezoning Application1037 West King Edward Avenue
North
1037 West King Edward Avenue Rezoning Application
Prior to submitting a rezoning application the project team initiated meetings with the following stakeholders groups to present early design strategies and gather feedback:
• First Shaugnessy Advisory Design Panel (FSADP) in November 2013
• Arbutus Ridge Kerrisdale Shaughnessy Advisory Panel in April 2015
• Residential and commercial neighbours immediately adjacent to the project site in April 2015
• Public Open House in April 2015 (invitations were distributed to neighbours within a 10 block radius of the project site)
Comments and feedback from these public engagment meetings have been incorporated into the rezoning application where possible.
Women + Children’sHospital
West King Edward Ave
Oak
Str
eet
Osl
er S
t
Laurier AveWest 23rd Ave
FSD
CD-1
CD-1
CD-1
RS-5
RS-5
RS-1
RS-1
RT-2
RT-2
RM-3
CD-1 C-2
RT-2
Gra
nvill
e S
tree
t
West 16th Ave
Douglas C
r.
RS-7
H
5 m
inut
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alki
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00 m
eters)
Subject Property C-2
Oak St. commercial corridor
Nei
ghbo
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od C
onte
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North
First Shaughnessy Comprehensive Design District
Multiple Dwelling Districts
One-Family Dwelling Districts
Two-Family Dwelling Districts
Comprehensive Development Districts
Commercial Districts
Pre-Application Public Engagement
Context Zoning Map
1037 West King Edward Avenue Rezoning ApplicationCon
text
+ A
ppro
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North
C2 & RM-3zoning
FSDzoning
Zoningedge condition = transition site mature landscape for privacy
LandscapeFrontagestreet setback transition
Massingstepped height transition
The Proposal: A Courtyard Building TypologyThe proposal is for a 100% secured rental development comprising 36 units ranging from studios to one, two, and three bedroom units.
The siting concept is based on a courtyard and roof garden typology, where all units benefit from a strong relationship to fresh air, natural light, landscape, and usable outdoor space. The architecture character and massing will implicitly take cues from the context, yet be confident of its age through its bold simple contemporary vocabulary.
Landscape is key to addressing issues of adjacency and context to the surrounding neighbourhood. The approach of the development is to integrate and weave landscape into the built form.
Housing for Borneo-Sporenburg - Amsterdam Accordia - Cambridge
Precedent Projects
Accordia Housing Interior Courtyard - Cambridge
1037 West King Edward Avenue Rezoning Application
Massing
The density and massing responds to the transitional nature of the site which bridges between the adjacent commercial/multi-family and First Shaughnessy zones. A predominantly 2 storey massing on the west side of the site, steps up to 4 storeys along the east to match the commercial, mixed-use building across the lane.
EntranceThe principal entrance and address to the development is located at the south-west corner of the property along West King Edward Avenue. This is the location for visitor and parcel delivery as well as emergency services response. Four walk-up townhouse style units front directly onto West King Edward Avenue. Informal entrances along the laneway provide secondary everyday access for tenants and contributes to the principal of “eyes on the street.”
Frontage Along West King Edward Avenue the walk-up townhouse style units are pushed to the east side of the site to provide a 6.4 meter wide setback for filtered viewes into the site, layered landscape treatments and a primary pedestrian entrance to the development. The third floor of the townhouse style units steps back to reduce the massing along the sidewalk and street edge.
Edges The massing along the western edge of the site is 2-storeys and set back from the adjacent property by 4 meters to allow area for a pedestrian walkway and mature landscape buffering. The northern edge of the building steps back on the upper floors to reduce shadow casting. The massing along the eastern edge is 4 storeys which matches the height of development across the lane.
Courtyards Three interior courtyards are used to bring natural light and ventilation deep into the center of the development while providing shared spaces for communal rather than private use. Opening these courtyards to the laneway together with landscape treatments and secondary entrances regenerates the utility lane into a “mews-like” character.
View from northeastView from southwest
View from northwest: massing stepping down View from the east: activated laneway
Form
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1037 West King Edward Avenue Rezoning Application
UP
UP
DN
UP
UP
UP
DN
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UP UP
UP
Unit 1
Unit 2
Unit 3
Unit 4
Unit 5 Unit 6 Unit 7 Unit 8
Unit 9 Unit 10 Unit 11 Unit 12
Garbage Recycling
Bicycle Storage
Existing Trees to be protected and retained
Address PierMetal Patio Gate
Metal Fence on Low Stone Wall
Lawn Boulevard (45cm/18" wide)
Boxwood Hedge (30cm/1' ht.)
Patio Pavers
Yew Hedging (90cm/3' ht.)
Small Flowering Tree (6m/20' ht. max)
Project Signage/ Entry Wall
Custom Wood Bench (Ipe)
Large Shrubs
Medium Sized Shade Tree (40' ht.)
Columnar Trees (1.8m/6' diameter, 10m/30'ht.)1.5m/5' ht. Garden Wall
L01
LANDSCAPE CONCEPT 1037 WEST KING EDWARD
WayÞnding SignYew Hedge along Property Line (1.5m/5' ht.)
Metal Fence (1.8m/6' ht.)
20cm/8" ht. Curb at Lane
Small Flowering Tree
PatioPatioPatio
Patio
Patio
Patio
Patio
Entry Walk
Garden Walk
Boston Ivy on Wall
Boston Ivy on Wall
Large Shrubs to allow screen view into courtyard
Line of Building over
Line of Building over
L A N E
W.
K I
N G
E D
W A
R D
PatioPa
tio
Patio
Patio
Courtyard
Courtyard
Visitor Bike Parking (2)
1m/3.3' ht. Garden Wall
SeatwallSeatwall
Seatwall
Columnar Trees (1.8m/6' diameter, 10m/30'ht.)
Visitor Bike Parking (2)
Line of Parking below
Plants hanging over edge of wall
Existing Lawn Boulevard
Existing Stree Trees to be protected
and retained
1m/3.3' wide Concrete Sidewalk
Green Roof
Garden Gate at Lane
Courtyard
1m/3.3' ht. Garden Wall
Patio
Relocated Magnolia Tree
Key Features of the Proposed Landscape Design include:
Retention of Mature Vegetation:• mature existing coniferous trees
along west property line will be retained + protected during construction
• several large existing shrubs will be retained and relocated
Durable High Quality Landscape Materials:• low stone walls• metal fencing and garden gates• stone paving
Reinforced Entry:• main entry off of King Edward
Avenue includes stone paving, a garden wall with address and project signage, a trellis, custom wood bench and visitor bike parking
• townhouse entries off of King Edward Avenue includes stone paving, metal fencing and garden gates, address piers and low stone walls
Screening, Layering, Filigreeing, Filtering and Enclosure• screening in the form of walls, small
trees and hedging creates privacy and blocks the building from the street
• layering, in the form of multiple bands of vegetation, forms a private landscape in front of the building
• filigree, in the form of open lacy texture of plant material, particularly vines, is proposed along the lane
• filtering is accomplished through the use of walls, fences and foliage from the streetscape
• revealing and views into the property from the street occur between the layers of planting and openings in the walls and fences enclosure, achieved through the above, creates a sense of boundary between the street and the garden
Internal Courtyards:• courtyards have been designed to
maximize greenery and provide open space for gathering
• large planters provide sufficient soil
volume for trees
How does the project propose to address landscape design and character within the context of First Shaughnessy?
• high quality durable materials are proposed
• along the south edge layered shrubs and tree plantings provide screening but also allow direct views into the property.
• along the west edge the garden walkway chicanes to buffer direct views from the street into patio areas.
• mature trees along the west property line will be retained
• large shrubs, medium sized trees and evergreen hedging along the west property line create a layered effect and buffer views from the
property towards the west.
How does the landscape design address the West King Edward Avenue boulevard?
• the distinct character of Shaughnessy is derived from its tree lined streets, wide lawn boulevards, and lush layered gardens
• the existing street trees and lawn boulevard along King Edward Avenue will be protected and retained
• layered planting, low garden walls with metal fencing, yew hedging and small trees will create layered and filigree planting that allows filtered views into the property
Main entry off of King Edward Avenue includes
stone paving, a garden wall with address and
project signage, a trellis, custom wood bench and
visitor bike parking
Form
+ D
evel
opm
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Filtering and Enclosure along
western property
Retention of mature Vegetation
courtyards maximize
greenery and provide open
space for gathering
Section Through Courtyard
Elevation along King Edward Avenue
Landscape Site Plan
1037 West King Edward Avenue Rezoning ApplicationDen
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KING EDWARD AVENUE
P
5:40 pm 7:18 am
6:35 am10:30 pm
Underground Parking Ground Floor Second Floor Third Floor Fourth Floor
Unit Plans
Site Plan
NorthUnit Type and ArrangementThe units are arranged around three open-air internal courtyards between two and four levels. The unit types range from studio to one, two and three bedrooms. Amenity space is provided for orderly storing of bicycles, recycling and garbage. Parking is located on one storey of underground parking.
Three storey town-houses with ground level access off of West King Edward Avenue adjoin the courtyard housing to the north. The primary access to the courtyard housing is from the southwest corner of the site along West King Edward Avenue. Secondary access to the development from the lane-way which runs north-south on the eastern edge of the site and east-west on the north edge of the site will serve to beautify and invigorate the lane-way.
Type A - studioType B - 1 bedType C - 2 bedType D - 3 bedCommon CirculationAmenity Space
Total
320 - 450 s.f.451 - 600 s.f.601 - 830 s.f.831 - 1,150 s.f.
$1,069$1,634$2,164$3,300
81693
36
Unit TypesQty. Unit AreasProjected
Average Rent
1037 West King Edward Avenue Rezoning ApplicationKey
Fea
ture
s
36 secured rental housing units added to the Vancouver housing market.
Green building strategies offered to the rental market. Opportunities for existing residents to downsize and young families to live near places of work.
Key Features
1037 West King Edward Avenue Rezoning ApplicationQue
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3 2-3 storey townhouses
4
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4-storey 1-3 bed units
2
FAQ’s
Q: What are you proposing for the site?
A: We are proposing 36 units of affordable rental housing with a development density of approximately 1.47 FSR. The development will be comprised of 28,000 square feet with a mix of studio, 1, 2 and 3 bedroom suites. The form of development is based on a “Courtyard Housing” typology where landscape plays an important role. Q: If a maximum of six storeys is allowed, why is the application for a maximum of four storeys?
A: We prefer to pursue a responsible density and massing in keeping with the surrounding neighbourhood which includes the mixed use building to the east.
Q: Are you designing the market rental housing with a specific tenant in mind? If so, who?
A: No, we want to provide secure family rental housing to give people an opportunity to live and raise their family in close proximity to where they work. This would include people working in the healthcare industries, in the downtown core, and at UBC. It may also include empty nesters who wish to downsize but stay in the neighbourhood. The development will be designed to promote community building by allowing residents to raise their families and age in place.
Q: What changes, if any, have occurred as a result of your public consultation to date?
A: The team has worked to reduce the overall massing of the building on the south, west and north edges.
A: In order to address questions relating to landscape design, the team has worked closely with our landscape consultants to improve and develop a consistent landscape strategy along all edges of the site. Specific attention has been given to the courtyard design.
A: The team has hosted several developer-led neighbourhood meetings for information sharing and feedback.
Q: Will you be incorporating green building practices into the proposed design and landscaping? How?
A: The proposal targets all Three Pillars of Sustainability:
Socially Sustainable – the mix of unit types will provide opportunities for a healthy
lifestyle for single professionals, families and elderly members of the community which will provide a positive contribution to building a sense of community. Environmentally Sustainable – residential dwellings will be constructed to match LEED Gold standards, and will meet or exceed all stringent guidelines for water conservation.
Economically Sustainable – both street oriented townhouses and condominium dwellings provide more affordable opportunities for young families and downsizers to move into the neighbourhood.
As a rezoning project, this development will meet a minimum LEED Gold standard.
Q: How will the project address landscape design and character both within the site and within the context of First Shaughnessy?
A: Much of what gives Shaughnessy its distinct character is incorporated in the landscape design. The mature trees along the western property line are retained. The plantings that are located to provide screening yet allowed filtered views into the property. Layered plantings along King Edward Boulevard create a sense of depth. High quality materials such as low stone walls, metal fencing and stone paving are proposed. Finally the landscape design reinforces entranceway through the use of garden walls, trellis structures and garden gates.
Q: How will you address parking on the site?
A: Parking will be accommodated underground. Sufficient underground parking will be available to accommodate residents and visitors. There has been discussions about an overall parking reduction. Entrance and exit to the building will be along the side commercial lane which feeds directly to Oak Street and King Edward Avenue.
Primary Entrance
ParkingEntrance
2-3
4
2-storey 1-2 bed units
2
2
Secondary Entrance
SecondaryEntrance
1037 West King Edward Avenue Rezoning ApplicationStr
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SITE W KING EDWARD AVE
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Main entry off of King Edward Avenue includes stone paving, a garden wall with address and
project signage, a trellis, custom wood bench and visitor bike parking
South Elevation along King Edward Avenue
North Elevation along North Laneway
East
Lan
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Adj
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East Elevation along Lane
Wes
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Lan
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Wes
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Lan
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West Elevation along Adjacent Property
For elevations facing West and South, high quality
materials will be utilized to engender the First
Shaughnessy context.
1037 West King Edward Avenue Rezoning Application
Yes ? No
54 14 42 Project Totals (pre-certification estimates) 110 Possible PointsCertified 40-49 points Silver 50-59 points Gold 60-79 points Platinum 80 points and above
Yes ? No
16 5 5 Sustainable Sites 26 Points
Prereq 1 Construction Activity Pollution Prevention Required
1 Credit 1 Site Selection 1
5 Credit 2 Development Density and Community Connectivity 3, 5
1 Credit 3 Brownfield Redevelopment 1
6 Credit 4.1 Alternative Transportation: Public Transportation Access 3, 6
1 Credit 4.2 Alternative Transportation: Bicycle Storage & Changing Rooms 1
3 Credit 4.3 Alternative Transportation: Low-Emitting & Fuel-Efficient Vehicles 3
2 Credit 4.4 Alternative Transportation: Parking Capacity 2
1 Credit 5.1 Site Development: Protect and Restore habitat 1
1 Credit 5.2 Site Development: Maximize Open Space 1
1 Credit 6.1 Stormwater Design: Quantity Control 1
1 Credit 6.2 Stormwater Design: Quality Control 1
1 Credit 7.1 Heat Island Effect: Non-Roof 1
1 Credit 7.2 Heat Island Effect: Roof 1
1 Credit 8 Light Pollution Reduction 1
Yes ? No
5 0 5 Water Efficiency 10 Points
Prereq 1 Water Use Reduction Required
2 2 Credit 1 Water Efficient Landscaping 2, 4
2 Credit 2 Innovative Wastewater Technologies 2
3 1 Credit 3 Water Use Reduction 2 - 4
Yes ? No
8 7 20 Energy & Atmosphere 35 Points
Prereq 1 Fundamental Commissioning of Building Energy Systems Required
Prereq 2 Minimum Energy Performance Required
Prereq 3 Fundamental Refrigerant Management Required
6 13 Credit 1 Optimize Energy Performance 1 - 19
7 Credit 2 On-Site Renewable Energy 1 - 7
2 Credit 3 Enhanced Commissioning 2
2 Credit 4 Enhanced Refrigerant Management 2
3 Credit 5 Measurement and Verification 3
2 Credit 6 Green Power 2
Yes ? No
6 0 8 Materials & Resources 14 Points
Prereq 1 Storage and Collection of Recyclables Required
3 Credit 1.1 Building Reuse: Maintain Existing Walls, Floors, and Roof 1 - 3
1 Credit 1.2 Building Reuse: Maintain Interior Non-Structural Elements 1
2 Credit 2 Construction Waste Management 1 - 2
2 Credit 3 Materials Reuse 1 - 2
2 Credit 4 Recycled Content 1 - 2
2 Credit 5 Regional Materials 1 - 2
1 Credit 6 Rapidly Renewable Materials 1
1 Credit 7 Certified Wood 1
Yes ? No
13 0 2 Indoor Environmental Quality 15 Points
Prereq 1 Minimum Indoor Air Quality Performance Required Prereq 2 Environmental Tobacco Smoke (ETS) Control Required
1 Credit 1 Outdoor Air Delivery Monitoring 11 Credit 2 Increased Ventilation 11 Credit 3.1 Construction IAQ Management Plan: During Construction 11 Credit 3.2 Construction IAQ Management Plan: Before Occupancy 11 Credit 4.1 Low-Emitting Materials: Adhesives and Sealants 11 Credit 4.2 Low-Emitting Materials: Paints and Coatings 11 Credit 4.3 Low-Emitting Materials: Flooring Systems 11 Credit 4.4 Low-Emitting Materials: Composite Wood and Agrifibre Products 11 Credit 5 Indoor Chemical and Pollutant Source Control 11 Credit 6.1 Controllability of System: Lighting 11 Credit 6.2 Controllability of System: Thermal Comfort 11 Credit 7.1 Thermal Comfort: Design 1
1 Credit 7.2 Thermal Comfort: Verification 11 Credit 8.1 Daylight and Views: Daylight 11 Credit 8.2 Daylight and Views: Views 1
Yes ? No
3 2 1 Innovation in Design 6 Points
1 Credit 1.1 Innovation in Design 1
1 Credit 1.2 Innovation in Design 1
1 Credit 1.3 Innovation in Design 1
1 Credit 1.4 Innovation in Design 1
1 Credit 1.5 Innovation in Design 1
1 Credit 2 LEED® Accredited Professional 1
Yes ? No
3 0 1 Regional Priority 4 Points
1 Credit 1 Durable Building 1
1 Credit 2.1 Regional Priority Credit 1
1 Credit 2.2 Regional Priority Credit 1
1 Credit 2.3 Regional Priority Credit 1
Sus
tain
abili
tyThree Pillars of SustainabilitySocial, Environmental and Economic. A series of common courtyards tie interior to exterior, architecture to landscape, in support of these pillars:
Socially Sustainable Positioning unit entrances off of semi-private courtyard spaces increases the likelihood of crossing paths with one’s neighbours. The mix of unit types will provide opportunities for a healthy lifestyle for single professionals, families and elderly members of the community, while at the same time making a positive contribution to the local neighbourhood through community building.
Environmentally SustainableThe courtyard typology brings natural light and cross ventilation to a majority of the units, with the potential to significantly reduce artificial lighting loads and heating/cooling energy. Other passive design elements include calibration of key facade exposures, deploying shading and balcony overhangs for solar protection.
Sefaira Analysis illustrating percentage of
occupied hours where illuminance is at least
28 footcandles, measured at 2.8 feet above the
floorplate
50%
75%
100%
0%
25%
Internal Courtyards aid with passive natural
ventilation and lighting
Impact on Heating
Impact on Cooling
Energy Flow Diagram Monthly Consumption (kWh)
Real-time Performance
Analysis
At an early stage of design, the consultant team utilized an environmental design software tool called Sefaira to inform orientation, glazing and massing decisions. The Sefaira plug-in for SketchUp analyzes the environmental performance implications of design decisions in real-time, at the crucial early design stage. The software asseses a three-dimensional computer model to distinguish between floor, roof, exterior and interior walls, and glazing, and produces energy and daylighting metrics. In combination with other parameters such as local energy sources and tarifs, fixture type, insulation values, and heating type, a complete environmental impact assessment is created, which was utilized to inform the design.
Annual Water Use (m3)Daylighting Analysis
In addition, this Rezoning Application will participate fully in the LEED® Program with a LEED® Gold minimum target, and will meet or exceed all stringent guidelines for water conservation and energy use. High quality, durable, locally sourced materials will be utilized where possible, and the predominant wood superstructure seeks to minimize the embedded material carbon footprint.
Economically SustainableStreet oriented townhouses and condominium dwellings provide opportunities for young families, single-parent families, students, young professionals and downsizers to enrich and enliven the neighbourhood. As a one hundred percent rental building, the project offers a significant increase to the rental stock in central Vancouver. This increase in rental opportunities at a key crossroads adjacent to the Women’s and Children’s Hospital and connecting transportation networks promotes an economically sustainable local economy.
Fabric Construction Loss (kWh)
