PROJECT TEAM. Main & Union L-1. Bonnis has assembled a highly qualified project team.

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1 minimum sizes. edition of the British Columbia Landscape Standards as a minimal ction of the Landscape Standards for nursery stock. Extend search for and B.C. PROJECT TEAM for particle size, Ph, and Nutrient levels, and recommendations up to acceptable horticultural quality for the desired plant material, trees, or lawn areas, 18 for shrub beds and ground cover plantings. Install 2 eds after planting and rake smooth. nd toward lawn drains and catch basins. Slope away from building at a e approved by the Consultant prior to application of top soil mixtures and 4%. maintenance after the date of Substantial Completion. Maintain to level andards. Contractor to provide a one year guarantee for all plant Jan 1 and June1) shall be under extended warranty until the June 1 of Bonnis has assembled a highly qualified project team. nstall temporary tree protection fencing at drip line of existing hedges, ain the fencing during construction. No storage of materials or hin the protection zone during construction until final landscape work is cing and landscape as directed. e approval of the Parks Dept. prior to installation. Size, species and. on system to IIABC standards. Bonnis Development Corporation Landowner & Developer Bonnis is a family owned and operated company and has been developing homes for over four decades. The Bonnis tradition of incorporating functional design with superior materials and construction will continue with its vision for the proposed development in Vancouver s historic Chinatown neighbourhood at. Jan 17, 17 Issue for Review Jan 15, 17 Issue for Review Studio One Architecture Architects Studio One Architecture is a full service firm with broad experience in architecture, urban planning, interior design, and development consulting. The firm has completed a variety of projects from initial design to completion and construction, including commercial, residential, and hospitality projects. Studio One s design philosophy focuses on project individuality, honesty and quality. Revisions : J o n a t h a n L o s e e L t d. Landscape Architecture # W. 2nd Ave. Vancouver, B.C. V6J 1H3 Ph: info@jonathanlosee.com Project: Sheet Title: Landscape Plan Ground Level Scale: 1:100 Date: Jan 2017 Project No L-1 Jonathan Losee Ltd. Landscape Architects Jonathan Losee s professional practice is rooted in a deep respect for the natural environment as well as the cultural and historical significance of the site. Their practice has been involved with significant projects in the Downtown Eastside, including the restoration of Victory Square and Thornton Park, the S.U.C.C.E.S.S. Foundation building, Lori Krill Housing Co-operative, and Skwachàys Healing Lodge. Brook Pooni Associates Planning Consultant Brook Pooni Associates is a leading urban planning and land development consultancy based in Vancouver. Their team of skilled planners and professionals bring industry-leading knowledge, strong community relationships and a solid understanding of local perspectives. 1

2 BONNIS Development Corporation Bonnis is a family-owned company with a commitment to investing in and building communities in Vancouver. Bonnis has been active in developing mixed use commercial and residential multi-family buildings for over four decades. The company has focused on downtown Vancouver for the past two decades, playing an integral role in the City s coming of age. Principals Dino Bonnis and Kerry Bonnis were recently recognized by the Downtown Vancouver Business Improvement Association for their work in effecting positive change along Granville Street, including the heritage restoration of the Commodore Ballroom, which they have owned for almost two decades. Sterling 1050 Smithe Street Multi-level retail centre 798 Granville Street Commodore Ballroom heritage restoration 2

3 WHAT INFORMS PLANS FOR THIS PROPERTY? Plans for the property are informed by City of Vancouver policies, property owner aspirations, community input, and existing site conditions. City of Vancouver Policy Property Owner Aspirations Main & Union Existing Property Conditions and Constraints Community Input 3

4 REGIONAL & CITY PLANNING CONTEXT A number of Regional and City of Vancouver policies have informed plans for Main & Union. The City of Vancouver is currently updating the Chinatown Economic Revitalization Action Plan to provide clarity with respect to the density and form of development permitted in Chinatown. This process is ongoing and the updated plan has not yet been considered by Council. As the proposal for is already in the application stream, only those policies that are currently approved will apply to the property. Regional Growth Strategy (2010): The Metro Vancouver Regional Growth Strategy (RGS) provides direction for growth in the Lower Mainland up to is located within the Metropolitan Vancouver Core, which is identified as the business, employment, culture, and entertainment centre for the region, and is characterized by high and medium density housing, including affordable housing choices. Downtown Eastside Plan (2014): The Plan provides direction for the Downtown Eastside and includes a number of policies specific to the Chinatown area, including policies supporting the area s retail and commercial character and residential intensification through mixed-use development. The Plan requires new multi-family developments to include 25% two- and threebedroom units, which are suitable for families. The proposal includes 38% family-oriented units. Chinatown Neighbourhood Plan & Economic Revitalization Strategy (2012): The Plan outlines the City s approach to development and economic revitalization in Chinatown, including retaining the fine-grain character of the neighbourhood. The policy encourages intensification of residential and other uses as part of the renewal strategy for the area. The proposal for includes a mix of retail and residential uses, active ground-floor frontages, and a scale that responds to and integrates with the scale of adjacent buildings. Chinatown HA-1A Design Guidelines (2011): The Guidelines are intended to encourage new development that responds to the established and historic cultural identity of the Chinatown area, while facilitating creative architecture and contemporary design. The design for Main & Union takes a contemporary approach that responds to the historical evolution of the surrounding neighbourhood, including through the distinct portions of its facade, which reflect the area s incremental development patterns. Rezoning Policy for Chinatown South (HA-1A) (2011): falls within the Main Street subarea of Chinatown South. Rezonings to allow heights up to 150 feet may be considered for this site, and street-oriented retail is encouraged on Main Street. The proposal includes a mixeduse building within the height limits set out by the Policy. The commercial spaces on the ground level will contribute to streetscape activation on Main Street and Union Street. Single Room Accommodation (SRA) Bylaw (2015): The SRA Bylaw provides regulations that prevent the loss of housing stock geared toward lowincome residents. will include 19 replacement social housing units given to the City and managed by a social housing provider. Units will be self-contained, with improved conditions from the current units, and will include a shared amenity space. 4

5 NEIGHBOURHOOD CONTEXT is located at the crossroads between historic Chinatown to the north and some of Vancouver s most exciting new planning projects to the south. The property is located at the edge of Chinatown, in close proximity to traditional shops, services and significant cultural attractions, as well as rapid transit, parks, and community amenities. Planning projects of regional importance, such as the future St. Paul s Hospital, the removal of the viaducts, and the development of Northeast False Creek, will shape the adjacent area to the south in the coming years. Historic Pender Street Area Chinese Cultural Centre Dr. Sun Yat-Sen Classical Chinese Garden Viaduct Removal & Future Neighbourhood Future St. Paul s Hospital Site Pacific Central Station International Village Main Street Science World Station Andy Livingstone Park Future Creekside Park Extension Creekside Park Rogers Arena Telus World of Sience Future Neighbourhood 5

6 A CHANGING COMMUNITY LANDSCAPE The City s Northeast False Creek planning initiative envisions significant changes to the areas surrounding the property. With the removal of the viaducts, two new city blocks are planned for mixeduse development next to the property. As part of this process, the City of Vancouver is currently developing plans for local businesses, and cultural amenity spaces. These two blocks are anticipated to accommodate social housing units, as well as childcare, cultural, and social facilities. for mixed-use buildings up to 22 storeys on the West Block. City Staff are also working with the Hogan s Alley Working Group to envision the future of the Hogan s Alley Block, located immediately south of the property. Preliminary plans for these sites include a mix of market The Project Team looks forward to the development of plans for these properties and potential opportunities to tie in with the streetscape design and commemorative works associated with these developments. and non-market housing, opportunities da9c00 Hogan s Alley Block (future development site) Rendering of mixed-use buildings proposed for the West Block. West Block (future development site) 6

7 Heritage CONTEXT The Project Team is exploring opportunities to commemorate the history of the area, particularly for its importance to Vancouver s African descent community. A study of the heritage value of the buildings located at 207 Union Street and 798 Main Street, known as a Statement of Significance, was conducted by heritage consultants Donald Luxton & Associates. While the property s buildings were not found to have significant heritage value, the history and context of the area particularly for Vancouver s African descent community should be recognized and commemorated. Vancouver s African descent community had a firmly established presence in the area by the 1920s with the founding of the African Methodist Episcopal Fountain Chapel, located near Jackson Avenue and Prior Street. The community continued to flourish due to the proximity of the Great Northern Railway station, where many were employed. The area came to be known for its restaurants and music halls, which developed around an area known as Hogan s Alley, located between Union Street and Prior Street. Hogan s Alley became a social hub and popular gathering place for the area s growing community. Most of Hogan s Alley was destroyed by the early 1970s with the construction of the first phase of the Georgia Viaduct. Originally intended to pass through much of Strathcona, Gastown, and Chinatown, the plan met strong community opposition and was eventually abandoned. The Project Team is exploring how the history of the area can best be commemorated in the new design, particularly with respect to honouring the history of Vancouver s African descent community. Additionally, the proposal includes the re-use of bricks from the Brickhouse building and taxi stand. Hogan s Alley, back of Main Street, (Photo source: City of Vancouver Archives, A59008) Hogan's Alley, back of Main Street, 1970, CVA A Area Map (Source: City of Vancouver Archives, AM1594-: MAP 547) 7

8 PROPOSAL COMPONENTS The proposal will help to enliven an underutilized property, while providing new housing options. Some of the key components of the proposal include: Photo credit: EatBigApple New market and non-market housing options The proposal includes a mix of studio, one-, two-, and threebedroom units, as well as 19 replacement social housing units with new amenities. 38% of units will be 2- and 3-bedroom suites, which are oriented toward accommodating families. Providing housing options within a 7-minute walk of the SkyTrain also helps to promote environmental sustainability and healthy lifestyles. Retail activation of Main and Union Streets The property is currently underutilized and includes undeveloped lots. New ground-level retail will enliven the intersection, connecting pedestrian activity to the bustling community that surrounds it, while supporting the growth of local businesses. Bonnis has also been in talks with the existing Brickhouse Bar about re-opening in the proposed new building. Photo credit: Eric Sehr, Flickr Activation of the laneway and commemoration of Hogan s Alley The retail component of the proposal will wrap around the corner from Union Street, helping to activate the laneway. Distinct paving will help to establish the character of the lane as well. The project team is also exploring how the history of the area, including Hogan s Alley, can be recognized and commemorated in the proposal. Public realm improvements The proposal will include an improved public realm, including active street frontages, improved paving, and planting. The Project Team is exploring how public realm improvements can be tied in with the anticipated removal of the viaducts to the south of the property, across Union Street. 8

9 DESIGN RESPONSE Guided by the Chinatown HA-1A Design Guidelines, the proposal takes a contemporary architectural approach while responding to the existing character and grain of Chinatown s development pattern. Upper building levels are visually lightweight, while stepbacks reduce the appearance of height and scale. The chamfered corner proposed for responds to the historical development pattern of the block. The balcony style of typical Chinatown buildings is used throughout the lower storeys of the building. The middle portion of building is welldefined and responds to scale of adjacent buildings, while the facade is broken into distinct volumes to reflect the incremental development patterns of the surrounding community. Solid wall elements and window patterns will conform to the scale, configuration, and look of Chinatown buildings and typical Victorian and Edwardian architectural styles present in both Chinatown and Gastown. The use of masonry, including the reuse of bricks from the Brickhouse and taxi stand will help to tie the building in with buildings typical of the area. Landscaping, including street trees, will improve the public realm. The Project Team is exploring how the future removal of the viaducts will tie in with public realm improvements on Union Street. Retail canopies help to define Main Street as a retail high street, while rolling overhead doors and additional space for market stalls create indooroutdoor permeability in the retail environment. A fine grain of retail and well defined, pedestrian-oriented base help to activate the streetfront and continue the vibrancy of the surrounding area. A belt line above the second level helps to distinguish the pedestrian base of the building. Unique paving and retail wrapping around the corner from Union Street will contribute to laneway activation. Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 9

10 RETAIL CONTINUITY On both Union Street and Main Street, the proposal features rolling doors with large canopies to create active retail spaces and connect with the vibrant energy of the surrounding community. Bonnis has been engaged in conversations with the owners of the Brickhouse Late Nite Bistro & Bar about re-opening once the new proposal is complete, which would provide continuity of the existing retail on the property. Existing Brickhouse Façade Proposed Ground Level Perspective Existing View of Union Street Retail Typical Ground Level Retail Condition Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 10

11 Adaptive reuse of HERITAGE elements The proposal includes re-using elements of the Brickhouse façade and the existing taxi stand in the new building. The re-use of existing elements will provide historical continuity and enhance the architectural interest of the building. Proposed View of Union Street and Laneway View of Existing Taxi Stand Building Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 11

12 SRA REPLACEMENT The proposal includes 19 social housing units, with title to be given to the City of Vancouver, and to be operated by a social housing provider. The existing Single Room Accommodation (SRA) units on the property are not currently included in the City of Vancouver s inventory of housing targeted toward low-income residents. The proposal includes replacing the existing SRA units with modern, selfcontained units, as well as a dedicated amenity space for social housing residents. SRA SRA Relocation Strategy Relocation Strategy Existing Conditions The current building is aging and requires residents to use shared washrooms and other facilities. Hallways and stairs are dimly lit, and there is minimal amenity space available. The holds Rooms Roomsdesignated designatedunder underthe thesingle SingleRoom Room TheStanley Stanley Hotel Hotel currently holds Accommodation are older older and andin inpoor poorcondition. condition.the Thenew newproject project will Accommodation By-law By-law that are will replace social housing housingthat thatwill willprovide providein-suite in-suitebathrooms bathrooms replacethese these with with 80 units of social andkitchens. kitchens. and During construction, the existing existingunit tenantsprecedents will be and improvement relative to to During the be relocated relocatedto to andstaffed, staffed,and andwill willbebea asignificant significant improvement relative Newconstruction, Social Housing othersocial socialhousing housingwithin within the the downtown downtown area. inin order to to provide 2424 / 7 /support other area. The The majority majorityof of their theircurrent currentliving livingconditions conditions order provide 7 support New social housing units will include a dedicated cooking space and washrooms within this social housing has been recently renovated or upgraded services to the residents. this social housing has been recently renovated or upgraded services to the residents. the unit a significant improvement on current conditions. New SRA Replacement Unit Precedents New SRA Replacement Unit Precedents 2 Woodwards, 131 W Hastings St Woodwards, 131 W Hastings St 3 Hotel Irving, 101 E Hastings St Hotel Irving, 101 E Hastings St 2 4 Hotel Maple, 177 E Hastings St Hotel Maple, 177 E Hastings St 2 t t St.. 4 t r St. SITE de n a x A le t. S r e d n a Po well St. Alex Powell St. 10. Portland Hotel, 20 W Hastings St Portland Hotel, 20 W Hastings St

13 concrete sidewalk Landscape plan The proposal includes enhancements to the public realm, such as new street trees and sidewalk paving that reflects the character of the area. Saw cut broom finish concrete paving at loading bay and parkade entry. Tree Protection Barrier per City of Vancouver tree protection guidelines Existing Oak Tree to remain - protect from damage, all work under the drip line to be under the supervision of an arborist Mosaic Tile installation on PIP conc. slab from PL to building edge to reflect Chinatown details at commercial units. Sidewalk Paving Pattern - Chinatown stamped grid with Exposed Aggregate perimeters. Flame Textured Granite paving between PL and building thin set on conc. bed PIP Conc. sidewalk to CoV Street Restoration Manual guidelines with let downs at corners. inspection chamber MAIN STREET parking meter D20 door sill M door sill P.L. B.G ' (7.0M) D.E ' (7.0M) B.G ' (6.8M) P.L B.G ' (6.5M) '36" '10" 89 56'41" 5.87 UP 90 03'19" parapet elev.= '24" 89 56'14" M DN see Detail B building corner 0.3 clear of Road 0.2 onto Lot 7 building corner 0.2 clear of Road building corner 0.1 clear of Road B.G ' (6.5M) UP EL ' CRU#1 UP SOCIAL HOUSING UNITS LOBBY CRU#2 CRU#3 EL ' CRU#4 EL ' MEZZANINE ABOVE EL ' EL ' exterior face of O/H GATE TYP. existing building #796 DN parapet EL ' EL ' CRU# ,001 sq. ft. exterior face of existing building # H ,002 sq. ft. (vacant) building corner 0.1 clear of Road gutter D N EL ' concrete sidewalk B.G ' (6.5M) EL ' EL ' water value box parapet parapet Easement Explanatory Plan roof peak shed Easement Explanatory Plan RESIDENTIAL LOBBY UP UP EL ' BIKES EL ' RAMP TO U/G PARKING UP SOCIAL HOUSING UNITS REF / REC EL ' COMMERCIAL REFUSE / RECYCLE EL ' CRU# ,841 sq. ft building corner 0.1 onto Lane 0.7 onto Lot H SOCIAL HOUSING UNITS B.B SAUNA EL ' EL ' EL ' MEZZANINE ABOVE L ' electrical box 89 56'29" see Detail A O/H GATE LOADING 10' X 28' LOADING 12.5' X 28' B.G ' (6.5M) 90 03'39" 89 56'21" 89 56'04" 90 04'07" M M GAS P.L '56" B.G ' (6.5M) EL ' door sill DN door sill B.G ' O/H GATE P.L. M B.G ' (6.9M) transformer elev.= B.G ' (6.6M) M LANE M Stamped concrete lane way with Cobblestone detail and smooth drainage channel in centre swale. ADJACENT BUILDING UNIT UNION STREET 4-Parrotia persica New Street Trees - species selection and spacing to CoV Engineering and Parks Dept. Standards. M Sidewalk Paving Pattern - Chinatown stamped grid with Exposed Aggregate perimeters Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. Pavement and Tile Precedent Images Existing Chinatown commercial entry mosaic tiles. Existing Chinatown commercial entry mosaic tiles. Typical Chinatown paving pattern with granite surrounding tree planing. Detailed centre swale of cobblestone surfaced lane. 13

14 PROPOSAL DETAILS Current Zoning HA-1A Chinatown South Proposed Zoning CD-1 Comprehensive Development Height feet (150 feet allowed) Density 8.18 Floor Space Ratio Gross Floor Area 105,045 sq.ft Total Number of Units 118 Social Housing Units 19 Total Market Units 99 Studio Units 34 1-Bedroom Units 20 2-Bedroom Units 39 3-Bedroom Units 6 Parking 78 stalls Bicycle Parking 150 stalls 14

15 ELEVATIONS North Elevation South Elevation East Elevation West Elevation Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 15

16 SECTIONS Section A Section B Key Plan Main Street Section A Lane Union Street Section B Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 16

17 N Floor FLOOR PLANS Ground Floor Plan Mezzanine Plan - RESIDENTIAL UNITS - RESIDENTIAL COMMON AREA - RESIDENTIAL STORAGE AREA - BALCONY - DECK - AMENITY - SOCIAL HOUSING Level 2 Plan Level 3 Plan MAIN STREET LANE Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. UNION STREET MAIN & UNION 728 / 780 / 796 MAIN ST PROPOSED MIXED-USE DEVELOPMENT JAN.17TH,2017 1/16" = 1'-0" LEVEL 2 PLAN - S.R.A UNITS & AMENITY architecture inc West 8th Ave. Vancouver, B.C. V5Y 3X2 Tel: Fax: studioonearchitecture.ca Tomas Wolf Architect AIBC ,05,

18 FLOOR PLANS Level 4-8 Plan Level 9 Plan - RESIDENTIAL UNITS - RESIDENTIAL COMMON AREA - RESIDENTIAL STORAGE AREA - BALCONY - DECK - AMENITY Level 10 Plan Level Plan Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 18

19 FLOOR PLANS - RESIDENTIAL UNITS - RESIDENTIAL COMMON AREA - RESIDENTIAL STORAGE AREA - BALCONY Level 13 Plan Level 14 Plan Level 15 Plan Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 19

20 N FLOOR PLANS Parking Level 1 Plan Parking Level 2 Plan B 2.1 3" 119'-5" P.L. 6 1/4" 106'-3 1/2" 3" P.L. P.L. UP SMALL CAR RESI. 46 RESI '-8" RESI ' 21'-8" RESI. 49 RESI. 50 RESI. 51 SMALL CAR RESI. 52 SMALL CAR RESI. 53 RESI. 54 RESI. 55 RESI. 56 5% SLOPE EL ' EL ' RESI. 45 UP 18' RESI. 44 RESI. 43 RESI. 42 5% SLOPE 6'-7" 31'-6" EL ' RESI. LOBBY SMALL CAR RESI. 60 SMALL CAR RESI. 59 SMALL CAR RESI. 58 SMALL CAR RESI. 57 P.L. 3" 119'-5" Parking Level 3 Plan MAIN & UNION U/G PARKING LEVEL 4 PLAN 1/16" = 1'-0" Parking Level 4 Plan 728 / 780 / 796 MAIN ST PROPOSED MIXED-USE DEVELOPMENT SEP. 08TH, 2017 architecture inc West 8th Ave. Vancouver, B.C. V5Y 3X2 Tel: Fax: studioonearchitecture.ca Tomas Wolf Architect AIBC 1.16 AUG.25,2017 Please note: this design is not final and may change as the proposal moves through the City of Vancouver rezoning process. 20

21 SHADOW ANALYSIS Shadow studies have been conducted to ensure the proposal does not cast shadows on any parks or significant public spaces. March 21/September 21 Shadow Studies 10 am Noon 2 pm June 21 Shadow Studies 10 am Noon 2 pm 21

22 DESIGN CONCEPT MAIN STREET UNION STREET 22

23 DESIGN CONCEPT 23

24 DESIGN CONCEPT 24

25 View Analysis Current view looking east View including proposal Current view looking north on View including proposal Main Street 25