5.1 Site Planning & Building Form

Transcription

1 5 Built Form

2 5.1 Site Planning & Building Form Pearson Dogwood Policy Statement Site Planning & Building Form The redevelopment of Pearson Dogwood will create an attractive and sustainable urban community that is complementary to the surrounding neighbourhoods. Sun access to the site, integration with the surroundings, responding to the site s topography, public views and architectural variety will be keys to a successful site design. Intensity of uses and buildings heights will be focused around the transit station, with lower buildings forms to the south and west. The master plan for the Pearson Dogwood site is based on creating a series of development blocks that can accommodate a variety of building types and uses, with the greatest intensity of development in the east and northeast, close to the proposed transit station. Mixed-use parcels will provide a critical mass of people and activity, supported by a diverse set of open spaces. To the south and west, building types are predominantly residential, accommodating Pearson Housing Units, Figure 5-1: Block & Building Plan affordable housing and market units. Buildings heights step with the grades, and transition from 6 stories or greater to 3 stories along 59th Avenue, in order to integrate with the surrounding single family neighbourhood. Building forms are more organic, with curved façades reinforcing diagonal connecting paths, and sizable courtyards for residents enjoyment. The buildings in the east are envisioned to have a more urban character, which will also be expressed in the ground plane and open space treatment. The tallest residential towers and building forms are located in proximity to transit, ensuring the greatest density has immediate access to sustainable modes of transportation. A strong street-wall of buildings with ground oriented units is created around the new City Park, ensuring the space is framed and animated. A new, iconic YMCA facility will be highly visible from the City Park and proposed transit station, reinforcing the important civic function of the facility and services offered. Residential Retail Affordable Housing 69-space Child Daycare Community Health Centre Amenity YMCA Residential Complex Care Property Line Parcel Boundary PEARSON DOGWOOD REZONING

3 Figure 5-2: View looking into the Pearson Plaza and at the YMCA 5.1 Site Planning & Building Form cont d PEARSON DOGWOOD REZONING 141

4 5.2 Building Heights Pearson Dogwood Policy Statement Relevant Policies Scale Incorporate a range of building types, forms and heights. Building heights should include a balance of high-rise, mid-rise and low-rise forms. Heights up to 28 storeys in a pattern that emphasizes transit orientation of the site. Towers above 12 storeys should be slender (floorplate is 6,500 sq.ft max.) W. 57th Avenue: Great Street Ensure building forms and heights at western end of W. 57th Ave to provide a transition in scale. The master plan incorporates a variety of building heights, with the tallest up to 28 storeys located in the northeast of the site, in close proximity to the proposed transit station. Tower buildings decrease in height to the west and south, creating an overall skyline of decreasing height transition across the site. Mid-rise buildings range in height from 12 stories at the western end of the development along 57th Avenue, which serves as a signature building at the western gateway to the site, to 6 stories, which terrace to lower heights. Figure 5-3: Building Heights Plan Taller buildings are transitioned to adjacent neighbourhoods through the use of upper floor stepbacks and terracing, similar to the typologies seen in Figure 5-4 and Figure 5-6. Such transitions will ensure compatibility with surrounding single family uses, especially to the south along 59th Avenue, but also along the western portion of 57th Avenue, for those buildings that will be across from Langara Gardens. In addition, in several locations, such as residential uses over retail and office uses, and at the northwest corner of the City Park, taller buildings are stepped back from a lower building portion, creating a lower podium that reduces the overall mass of the buildings at street level, as seen in Figure 5-5 and Figure 5-7. Finally, building heights are strategically set to maximize solar access onto the City Park and open spaces, inner courtyards, and retail streets and plazas W. 59th Avenue Transitional Edge Limit building heights to 6 storeys, stepping to 3 or 4 approaching W. 59th Avenue. Explore opportunities for 3 and 4 storey townhouses and stacked townhouses along W. 59th Avenue Southwest Quadrant Locate and design low-rise and mid-rise buildings in the southwest quadrant, with a possible tower form taller than 12 storeys at the western end of the public open space Solar Access Solar access on parks and public spaces should guide the form, height and placement of buildings, with emphasis on the City Park, open spaces, and retail areas with seating Variation Upper levels of taller street-wall buildings should be terraced and stepped back. Long frontages should be expressed as a series of distinct adjacent buildings or building forms. 3 6 stories (relative to building lobby) 7 12 stories (relative to building lobby) stories (relative to building lobby) Downward height transition Proposed greater height Property Line Parcel Boundary PEARSON DOGWOOD REZONING

5 5.2 Building Heights cont d Representative Sculpting Examples Figure 5-4: Precedents Upper level stepback Figure 5-6: Precedents Building terracing Arbutus Walk Millennium House, Olympic Village King s Landing, Yaletown Cammelview Village, Scottsdale, AZ Figure 5-5: Precedents Residential stepback over retail Figure 5-7: Precedents Lower scale fronting street; upper levels behind Marinaside Crescent, Yaletown Cross Roads, Fairview Slopes Carina / Callisto, Coal Harbour The Erickson, False Creek PEARSON DOGWOOD REZONING 143

6 5.3 Coverage Pearson Dogwood Policy Statement Relevant Policies Parks and Open Space Frontage Define and shape park and open space frontages with strong street-wall buildings Diagonal Desire Lines Shape and express diagonal desire lines through the site in the form and footprint of the buildings Views Create visual and physical connections through the site to significant green spaces including Langara Golf Course and Langara Gardens. A figure ground of the Pearson Dogwood plan is provided in Figure 5-8. The intent is to demonstrate the ways in which building massing and form reinforce the diagonal connections through the site, frame the City Park and open spaces, and ensure the overall legibility of the plan. For comparative purposes, the figure grounds of various other locations in the area are provided in Figure 5-9 through Figure 5-12, all of which are at the same scale as the Pearson Dogwood plan below. Figure 5-8: Figure Ground A primary driver for building form is to ensure views to the parks and open spaces, as well as the YMCA facility are provided from multiple locations surrounding the site. These views are reinforced through the use of curving or chamfering building faces where appropriate. In addition, views to the surrounding uses are emphasized, including the Langara Golf Course, proposed transit station, Langara Gardens, and the Sir Winston Churchill schools. Larger buildings with greater site coverage are located in the east, accommodating a variety of uses with large ground floor requirements: CHC, YMCA and therapeutic pools, grocery store and local serving retail, and the Residential Care facility. In the west, building sizes are reduced in scale, with many building oriented north-south to allow greater sun penetration into courtyard areas. This orientation also improves solar gain for residential units Variation Blocks are to be composed of distinctive buildings, varied in scale and limited in length Permeability and Livability Establish an efficient building footprint while ensuring livability and site permeability. Ensure all courtyard configurations and widths provide amenable outlooks, access to sunlight. Ensure building footprints support highly livable dwellings in terms of depth, outlook and daylight access. Support the intended permeability of the plan with building form and massing that clearly signals public access where appropriate. Building footprint View corridor PEARSON DOGWOOD REZONING

7 5.3 Coverage cont d Comparative Examples Figure 5-9: Figure Ground Arbutus Walk, Vancouver Figure 5-11: Figure Ground Shannon Mews, Vancouver Figure 5-10: Figure Ground Park Royal, North Vancouver Figure 5-12: Figure Ground Wesbrook Village, UBC PEARSON DOGWOOD REZONING 145

8 5.4 Setbacks Pearson Dogwood Policy Statement Relevant Policies Retail and Commercial Uses Retail uses should be local serving in character (e.g. café, bakery, deli, restaurant, etc.) W 57th Avenue: Great Street Build on W. 57th Avenue as a great street, knitting Pearson Dogwood and Langara Gardens. Reinforce existing neighbourhood shopping located at Langara Gardens. There are a variety of setbacks proposed to accommodate the various uses and edge conditions envisioned in the plan. The setback zone provides the transition between the public and private realm, offering an opportunity to create spaces that improve livability for residents, outdoor seating for retailers, and security through ensuring eyes on the street. The typical residential setback is between ft., which is sufficient to provide an outdoor patio or stoop that can accommodate outdoor living and/or seating. Figure 5-13: Building Setbacks Plan The setback along Cambie is also between ft., in order to accommodate a large outdoor seating area with significant landscaping or other landscape features, consistent with the Cambie Corridor Plan. Other commercial or retail areas have a typical setback of 5 ft., which will increase the overall width of the sidewalk zone, while allowing for outdoor seating, signage or other requirements, while not impacting the path of travel on public sidewalks. Several setbacks are increased in order to accommodate existing trees, such as along 59th Avenue, and to accommodate stormwater management features, such as the areas surrounding the City Park and central open space, and/or to provide relocation areas for existing trees or to allow larger trees to grow in the years to come. ly, an approximate 60 setback is provided between the Complex Residential Care facility and the Parcel E Residential Building to ensure sufficient spatial separation to meet the glazing requirements of each building Cambie Frontage Create a rhythm and typology along the Cambie frontage that expresses the uniqueness of the site along the Cambie Corridor. Building placement should set up the opportunity for a public frontage that enhances for future station and reinforces the Green/Blue Corridor Concept of the Cambie Corridor Public Realm Plan directions Views Building placement should protect the Cambie Heritage Boulevard wide view through setting tower forms back from Cambie Street Travel Within the Site Integrate all ages and abilities in the street right-of-way. Design sidewalks as Wellness Walkways that include areas to rest, landscaped areas, benches, and other street furniture Property Line Parcel Boundary PEARSON DOGWOOD REZONING

9 5.4 Setbacks cont d Precedent Edge Conditions Figure 5-14: Typical Residential Patio Zone Figure 5-16: Cambie Corridor Wide Setback Figure 5-15: Typical Commercial Setback Figure 5-17: Setback to Accommodate Existing Trees or Stormwater Management PEARSON DOGWOOD REZONING 147

10 5.5 Site Cross Sections A Figure 5-18: Overall Section A B B 28 storeys 28 storeys / 89.84m / 89.18m 27 storeys / 86.39m 26 storeys / 84.15m 22 storeys / 72.26m A * All heights relative to lobby elevation. Figure 5-19: Overall Section B Public Plaza W. 58th Ave W. 59th Ave 23 storeys / 72.11m 23 storeys / 75.21m 26 storeys / 85.93m 28 storeys / 89.18m 28 storeys /89.84m 18 storeys / 57.57m 8 storeys / 27.79m Heather Street Private Open Space Proposed Affordable Housing Private Open Space Internal Street 1 High Street Commons Public Open Space Internal Street 2 Public Plaza Cambie Street 148 PEARSON DOGWOOD REZONING

11 C 5.5 Site Cross Sections cont d Figure 5-20: Overall Section C 26 storeys / 85.93m D D * All heights relative to lobby elevation. C 6 storeys / 20.07m 5 storeys W. 57th Ave Pearson Plaza Public Open Space W. 59th Ave Figure 5-21: Overall Section D 22 storeys / 72.26m 26 storeys / 84.15m 6 storeys / 18.6m 6 storeys 62.1 / 19.15m 6 storeys / 20.07m 6 storeys / 18.6m 5 storeys Heather Street Private Open Space Private Open Space Private Open Space City Park Internal Street 2 Cambie Street PEARSON DOGWOOD REZONING 149

12 5.5 Site Cross Sections cont d E Figure 5-22: Overall Section E 23 storeys / 75.21m E * All heights relative to lobby elevation. W. 57th Ave East / West Pedestrian Urban Farm City Park W. 59th Ave Connector SRW 150 PEARSON DOGWOOD REZONING

13 5.5 Site Cross Sections cont d F Figure 5-23: Overall Section F 12 storeys / 38.67m F 6 storeys 62.1 / 19.15m 7 storeys / 22.61m 8 storeys / 27.19m * All heights relative to lobby elevation. W. 57th Ave Private Open Space Internal Street 1 Proposed Affordable Housing Private Open Space W. 59th Ave PEARSON DOGWOOD REZONING 151

14 5.6 Massing Visualizations Figure 5-24: Overall view from Northwest 152 PEARSON DOGWOOD REZONING

15 5.6 Massing Visualizations cont d Figure 5-25: Overall view from Northeast PEARSON DOGWOOD REZONING 153

16 5.6 Massing Visualizations cont d Figure 5-26: Overall view from Southeast 154 PEARSON DOGWOOD REZONING

17 5.6 Massing Visualizations cont d Figure 5-27: Overall view from Southwest PEARSON DOGWOOD REZONING 155

18 5.7 Street Elevations Figure 5-28: Cambie Street Elevation W. 59th Avenue W. 58th Avenue W. 57th Avenue Figure 5-29: West 57th Avenue Elevation Cambie Street Internal Street 2 High Street Commons Internal Street 1 Heather Street 156 PEARSON DOGWOOD REZONING

19 5.7 Street Elevations cont d Figure 5-30: Heather Street Elevation W. 57th Avenue Internal Street 1 W. 59th Avenue Figure 5-31: West 59th Avenue Elevation Heather Street City Park Internal Street 2 Cambie Street PEARSON DOGWOOD REZONING 157

20 5.8 View Studies Figure 5-32: View into the site from Cambie at West 57th Ave 158 PEARSON DOGWOOD REZONING

21 5.8 View Studies cont d Figure 5-33: View into the site from West 57th Ave at Heather Street PEARSON DOGWOOD REZONING 159

22 5.8 View Studies cont d Figure 5-34: View looking west along West 59th Ave 160 PEARSON DOGWOOD REZONING

23 5.8 View Studies cont d Figure 5-35: View along West 59th Ave near Cambie Street PEARSON DOGWOOD REZONING 161

24 Figure 5-37: Summer 2PM 162 n: J:\38293_Pearson\5.9 J:\38293_pearson\5.9 drawings\arch\current\acad\elements\x-site\xe-set drawings\arch\current\acad\elements\x-site\xe-context drawings\arch\current\acad\elements\x-site\xe-roads.dwg Drawings\arch\current\ACAD\Views\010-Info & Site\XV-Site-Plan.dwg Drawings\arch\current\ACAD\Elements\X-Consultants\XE-LS-Current.dwg Backs.dwg info.dwg November 16,9,2015, 2015, 16,by 17, 2015, byemma.artis 2015, emma.artis 19,by2015, emma.artis by emma.artis by emma.artis November :49:56 4:31:53 1:50:25 PM PM 12:58:37 byby 1:20:26 PM by AMArtis AM by Artis by Artis File Artis Location: Artis J:\38293_pearson\5.9 drawings\arch\current\acad\elements\x-site\xe-set J:\38293_Pearson\5.9 drawings\arch\current\acad\elements\x-site\xe-context drawings\arch\current\acad\elements\x-site\xe-roads.dwg Drawings\arch\current\ACAD\Views\010-Info & Site\XV-Site-Plan.dwg Drawings\arch\current\ACAD\Elements\X-Consultants\XE-LS-Current.dwg Backs.dwg info.dwg November 16,9,2015, 2015, 16,by 17, 2015, byemma.artis 2015, emma.artis 19,by2015, emma.artis by emma.artis by emma.artis November :49:56 4:31:53 1:50:25 PM PM 12:58:37 byby 1:20:26 PM by AMArtis AM by Artis by Artis Artis Artis Built Form 5.9 Shadow Studies Figure 5-36: Summer 10AM Figure 5-39: Summer 12PM Figure 5-38: Summer 4PM PEARSON DOGWOOD REZONING

25 Figure 5-41: Equinox 2PM PEARSON DOGWOOD REZONING File Location: J:\38293_pearson\5.9 drawings\arch\current\acad\elements\x-site\xe-set J:\38293_Pearson\5.9 drawings\arch\current\acad\elements\x-site\xe-context drawings\arch\current\acad\elements\x-site\xe-roads.dwg Drawings\arch\current\ACAD\Views\010-Info & Site\XV-Site-Plan.dwg Drawings\arch\current\ACAD\Elements\X-Consultants\XE-LS-Current.dwg Backs.dwg info.dwg November 16,9,2015, 2015, 16,by 17, 2015, byemma.artis 2015, emma.artis 19,by2015, emma.artis by emma.artis by emma.artis November :49:56 4:31:53 1:50:25 PM PM 12:58:37 byby 1:20:26 PM by AMArtis AM by Artis by Artis Artis Artis n: J:\38293_Pearson\5.9 J:\38293_pearson\5.9 drawings\arch\current\acad\elements\x-site\xe-set drawings\arch\current\acad\elements\x-site\xe-context drawings\arch\current\acad\elements\x-site\xe-roads.dwg Drawings\arch\current\ACAD\Views\010-Info & Site\XV-Site-Plan.dwg Drawings\arch\current\ACAD\Elements\X-Consultants\XE-LS-Current.dwg Backs.dwg info.dwg November 16,9,2015, 2015, 16,by 17, 2015, byemma.artis 2015, emma.artis 19,by2015, emma.artis by emma.artis by emma.artis November :49:56 4:31:53 1:50:25 PM PM 12:58:37 byby 1:20:26 PM by AMArtis AM by Artis by Artis Artis Artis Built Form 5.9 Shadow Studies cont d Figure 5-40: Equinox 10AM Figure 5-43: Equinox 12PM Figure 5-42: Equinox 4PM 163

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