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)
76 888 w bROAdwAY, vANCOuvER
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
98 888 w bROAdwAY, vANCOuvER
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
1110 888 w bROAdwAY, vANCOuvER
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
WiLLOW MEDiCAL BUiLDiNG
FAiRMONT MEDiCAL BUiLDiNG
FAiRMONT MEDiCAL BUiLDiNG
WiLLOW MEDiCAL BUiLDiNG
1312 888 w bROAdwAY, vANCOuvER
2 Planning Context
1514 888 w bROAdwAY, vANCOuvER
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
1716 888 w bROAdwAY, vANCOuvER
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
DOWNTOWNVANCOUVER BC PLACE
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
1918 888 w bROAdwAY, vANCOuvER
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
DOWNTOWNVANCOUVER BC PLACE
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
2120 888 w bROAdwAY, vANCOuvER
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
2726 888 w bROAdwAY, vANCOuvER
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.
2928 888 w bROAdwAY, vANCOuvER
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.
3130 888 w bROAdwAY, vANCOuvER
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
3332 888 w bROAdwAY, vANCOuvER
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)
3534 888 w bROAdwAY, vANCOuvER
VIEW OF SOUTH FROM LANE
3736 888 w bROAdwAY, vANCOuvER
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
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4140 888 w bROAdwAY, vANCOuvER
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
4342 888 w bROAdwAY, vANCOuvER
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
4544 888 w bROAdwAY, vANCOuvER
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 EAST EL.257.00’
PROPOSED BUILDING HEIGHT WEST EL.234.90’
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
PROPOSED BUILDING HEIGHT EAST EL.257.00’
PROPOSED BUILDING HEIGHT EAST EL.257.00’
PROPOSED BUILDING HEIGHT WEST EL.234.90’
PROPOSED BUILDING HEIGHT WEST EL.234.90’
4746 888 w bROAdwAY, vANCOuvER
3.10 SHadow STUdIES
SEPTEMBEr
9 AM
NooN
2 PM
W BROADWAY
LAUR
EL ST
REET
WILL
OW ST
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
WILL
OW ST
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
WILL
OW ST
REET
W 10TH AVE
W 8TH AVE
W BROADWAY
LAUR
EL ST
REET
WILL
OW ST
REET
W 10TH AVE
W 8TH AVE
JUNE dECEMBEr
W BROADWAY
LAUR
EL ST
REET
WILL
OW ST
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
WILL
OW ST
REET
W 10TH AVE
W 8TH AVE
MArCH
W BROADWAY
LAUR
EL ST
REET
WILL
OW ST
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
WILL
OW ST
REET
W 10TH AVE
W 8TH AVE
4948 888 w bROAdwAY, vANCOuvER
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
A d
raw
ing
Pack
age
5352 888 w bROAdwAY, vANCOuvER
a.1 STaTISTICS A.2 CONTExT PLAN
555454
A.3 SURVEY PLAN
-
-
A.4 SiTE PLAN
5756
-
-
A.5 FLOOR PLANS
ParKInG P2
-
-
PARKiNG P3-P6
-
-
-
-
-
-
-
-
5958 888 w bROAdwAY, vANCOuvER
-
-
-
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ParKInG P1 GroUnd
-
-
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6160 888 w bROAdwAY, vANCOuvER
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-
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LEVEL 02 LEVEL 03
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-
N
-
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N
LEVEL 04 TYP. LEVEL 05-10
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N
TYPiCAL L11 LEVEL 12-13
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N
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SEC
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SEC
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A.6 SECTiONS
6968 888 w bROAdwAY, vANCOuvER
SEC
TiO
N B
-B S
OU
TH-N
OR
TH
NO
RTH
ELE
V ATi
ONA.7 ELEVATiONS
7170 888 w bROAdwAY, vANCOuvER
WES
T EL
EVAT
iON
EAST
ELE
VATi
ON
SOU
TH E
LEVA
TiO
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2E
AS
T E
LEV
ATI
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1W
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T E
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ATI
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(LA
UR
EL
ST)
7372 888 w bROAdwAY, vANCOuvER
GroUdn
A.8 LANDSCAPE
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