Intracorp and Strand are partnering together to develop real estate communities that enrich the fabric of the neighbourhoods they are built in.

Transcription

1 Intracorp and Strand are partnering together to develop real estate communities that enrich the fabric of the neighbourhoods they are built in. Through their partnership, Strand and Intracorp are committed to delivering a community that complements the West End s textured character, while establishing itself as a landmark for the neighbourhood. Recognizing the trend towards intelligent urbanization, Intracorp has concentrated its efforts on bringing new homes to where people actually want to live. Today, every home we create is designed to fit in an established neighbourhood and enrich that neighbourhood s profile at the same time. You ll see this principle at work at The Jervis in Vancouver. You ll see it at MC2 and Jacobsen in Vancouver, at Orizon in North Vancouver and at Chancellor Place at UBC. Canadian-owned, Intracorp has earned widespread recognition as a premier designer and builder of quality homes that provide lasting lifestyle and investment value. With more than 0 years experience, at Intracorp, we are committed to building extraordinary real estate communities and creating an extraordinary experience for everyone. The Jervis, West End Belpark, Vancouver MC 2, Vancouver Founded in Vancouver in 196, Strand has been actively involved in a number of real estate sectors, including: the development and acquisition of multi-family garden style and high-rise apartments and condominium projects; single family land and housing developments; the development of multi-unit warehouse projects; and the acquisition of office building properties; and, the provision of mortgage financing to developers for residential and commercial developments throughout North America. While Strand has maintained a relatively low profile, consistent with the philosophy of its major shareholders and financial partners, Strand has developed an established reputation for successfully and conscientiously developing real estate. Strand is active throughout several regions in North America and has its head office in Vancouver, with regional offices in the southeastern and western United States. Strand s active projects are comprised of over six thousand residential units in seven states and British Columbia, of which 600 condominiums and 50 rental apartments are planned for Metro Vancouver W. King Edward, Vancouver 681 Victoria Drive, Vancouver 205 West 12 th Avenue, Vancouver For more information, visit

2 Project Overview Pendrell St. Jervis St. Bute St. Davie St. St. Paul's Hospital Sunset Beach Park English Bay Beech Ave. 28 Pacific St Burnaby St (B) 25 (A) (D) 1 (C) 19 Drake St Hornby St. Howe St. Bridge Building Heights by Storey EXISTING POLICY CONTEXT The following City of Vancouver policy documents were referenced in the development of this rezoning proposal: West End Rezoning Policy West End Community Plan High-Density Housing for Families with Children Guidelines Transportation 200 Plan Green Buildings Policy for Rezoning Housing Design and Technical Guidelines Laneways 2.0 (under development) SITE DESCRIPTION The site has a civic address of 1055 Harwood Street and is located in Area G of the Burrard Corridor Neighbourhood under the West End Plan; it is currently comprised of 2 separate legal lots occupied by an existing -storey co-op housing structure. The site is 11 feet deep and 12 feet wide for a total site area of 1, 292 square feet. The site has a southward downslope of approximately 10 feet from lane to street pavement with the west property line situated approximately 10 feet east of Thurlow Street. OVERALL DEVELOPMENT PROGRAM The development proposal is designed to be consistent with the new West End Community Plan, which requires the provision of Social Housing in conjunction with new development applications with increased density. The site itself, while envisioned for development potential in the West End Plan, is constrained by a very small footprint of 1,292 square feet and a tower in the park typology, rather than a podium, a compact and slender, 5,500 square foot floorplate above 60 feet and an overall height restriction of 00 feet. The following is a summary of the key statistics for the development proposal. Overall density is not restricted to a specific FSR value, but the form of development must adhere to the requirements listed in the West End Plan as well as other respond to other key policy documents previously noted. Please refer to the architectural statistics in the drawing package for more detail: Area: Density Achieved: Social Housing Density Provided: Total Market Units Proposed: 1,292 s.f FSR (25% required),612 s.f. 2 Bedrooms 68 Units Bedrooms 8 Units Bedrooms 6 Units Total Social Housing Units Proposed: Studio Total 82 Units Units 1 Bedroom 1 Units 2 Bedrooms 18 Units Bedrooms 6 Units SOCIAL HOUSING Total Units The Social Housing component is a very important element of the proposed development. Livability and functionality have been important considerations driving the design of the lower portion of the building. Proposed social housing layouts, unit mix and sizes are generally consistent with COV Housing Design and Technical Guidelines, BC Housing Design Guidelines and Standards and High Density Housing for Families with Children Guidelines. Meeting the guidelines in every respect is challenging due to numerous project specific constraints, including the following: Multi-level, small floorplate configuration Sloping site Social housing floors intersected by the tower elevator shaft for the market housing above The need to match social housing and tower structural column locations In addition to their impacts on social housing floor plate efficiency and individual unit layouts, the above listed constraints also affected the social housing unit mix. As shown below, the proposed mix deviates in several respects from the one suggested in the applicable Guidelines. Importantly, the proposed unit mix achieves and exceeds the minimum of 50% of familyoriented 2 and bedroom units. Unit Type City Guideline Mix Proposed Unit Count Proposed Mix Studio 25% 15% 1 Bed 25% 1 0% 2 Bed 0% 18 1% Bed 20% 6 1% Total 100% Units 100% EXISTING BUILDING OCCUPANCY The site was purchased from the equity owners of the existing aging cooperative building. As confirmed in the September 0, 2016 Enquiry Response Letter, a tenant relocation plan is not required as part of the rezoning application for this site HARWOOD REZONING APPLICATION JULY 12 TH, 201

3 Context Streetscapes Keyplan HARWOOD STREET - VIEW NORTH HARWOOD STREET - VIEW SOUTH Streetscapes Bute St. Hornby St. Howe St. HARWOOD STREET - VIEW NORTH Building Outline from North Elevation..... HARWOOD STREET - VIEW SOUTH HARWOOD REZONING APPLICATION JULY 12 TH, 201

4 View Analysis VIEW DOWN HARWOOD ST. LOOKING EAST The tower element in this proposal seeks to fit within the context of the existing community of towers, which identifies the West End as a particularly unique and special mixeduse neighbourhood that has paved the way for other urban developments in the Lower Mainland and around the world. VIEW DOWN HARWOOD ST. LOOKING WEST Proposed Tower From a skyline and streetscale the images here attempt to illustrate the fit within this urban context. Keyplan VIEW FROM BURRARD CIVIC MARINA 1055 HAR WOOD REZONING APPLICATION JULY 12 TH, 201

5 Private View Analysis 25 Storey Hotel 18 Storey 20 Storey Davie St. 18 Storey 21 Storey Storey 18 Storey Storey 10 Storey 1 Storey Storey 5 Storey Storey Storey Storey Storey Storey Storey Burnaby St. 15 Storey Storey 28 Storey Storey Storey 12 Storey 22 Storey 20 Storey Storey Pacific St. Storey Storey 1 Storey 25 Storey 2 Storey 8 Storey 21 Storey 28 Storey Davie St. Burnaby St HARWOOD ST. Affected Building Observation Height: 22 storey Complete View: 1.5º Incremental View Blockage: 0.9º Incremental View Blockage Existing View Blockage View Shed Pacific St HARWOOD ST. Affected Building Davie St. Observation Height: 2 storey Complete View: 16º Incremental View Blockage: 19º Incremental View Blockage Existing View Blockage Burnaby St. View Shed Pacific St. 100 BURNABY ST. Observation Height: 1 storey Complete View: 15º Incremental View Blockage: 25.0º Affected Building Incremental View Blockage Existing View Blockage View Shed 1055 HARWOOD REZONING APPLICATION JULY 12 TH, 201

6 D View From Southwest HAR WOOD REZONING APPLICATION JULY 12 TH, 201

7 Shadow Study HAR WOOD REZONING APPLICATION JULY 12 TH, 201

8 Conceptual Sketches VIEW FROM HARWOOD VIEW FROM LANEWAY 1055 HAR WOOD REZONING APPLICATION JULY 12 TH, 201