DESIGN RATIONALE Potential Building 6-Storey (Allowable) 9th Floor Setback Historic Marr Hotel 4-Storey Building Form of Development and Public Realm The form of the building was initially dictated by the economics of the project but, also taken into consideration, were the Downtown Eastside Community Plan and input from city staff. Recognizing the historic character of the area, the project includes design elements that place emphasis on verticality, while maintaining the street wall character of the area. Considering the relationship to adjacent buildings and the potential 50 to 75 ft new development to the east, additional setbacks were increased on the north facade along Alexander Street and along the eastern facade for the upper levels of the proposed 11-storey project. Focusing the vertical expression to the corner of Dunlevy Avenue and Alexander Street and differentiation in materiality provide a distinction between the two major massing components. To balance the design and to relate to neighbouring buildings emphasis was placed on the 5-storey relationship to the surrounding context. 50' Shoulder 50' Shoulder Building Articulation and Architectural Expression: The overall height of the proposed project steps down from Dunlevy Avenue several storeys as the building goes further east in order to reduce the prominence of the building mass along Alexander Street. Level 09 steps down 2-storeys with a setback from Alexander Street of 7.8 m (25.6 ft) and a setback from the eastern property by 11.7 m (38.4 ft). Level 08 steps down 1 additional storey with a setback from Alexander Street of approximately 1 m (3.2 ft) and a setback from the eastern property by 4.6 m (15.1 ft). Level 05 steps down an additional 3-storeys and is set back from Alexander Street by 0.5 m (1.6 ft) and is set on eastern property line. The overall proportions of the base building directly relate to the potential new development east of the site and the surrounding context. Jim Green Residence 5-Storey Building Evelyne Saller Centre Main Entrance Rodan Lodge Main Entrance To reinforce the mid-rise scale and historic street wall envisioned by the DTES Plan, the design integrates horizontal expressions along Alexander Street and Dunlevy Avenue. A window wall along Alexander Street begins midway along the building and continues vertically at level 08. The transition to glass lightens the overall presence of the mass, while creating a break in the building which defines two distinct articulated forms. A horizontal black frame emphasizes the 5-storey character of the building form and relates to the potential development to the east along Alexander Street. This expression continues along Dunlevy Avenue through the use of a horizontal white fin. The fin is emphasized at the fifth storey. This expression extends an additional 0.9 m (3 ft) framing larger balconies to create a relationship to the Marr Hotel and surrounding 5-storey context. A series of vertical expressions are incorporated into the building design to express narrow frontages and verticality. Along the north facade the use of wood-grained metal siding adds an element of warmth to the facade while emphasizing the vertical nature of the form at the intersection. To distinguish the two entrances into the building vertical elements are used in the form of black frames for the Evelyne Saller Centre entrance and a vertical break demarcated with coloured red glass to identify the Roddan Lodge Entrance. The colour red was chosen for its cultural significance to the Chinese residents. Clarifications for the Future CD-1 Zoning: Micro Dwelling Ceiling Height: In order to minimize building mass and maximize livability for the micro units we have prioritized our core objective of providing the maximum number of affordable housing units within the acceptable building mass, proposing 8'-5" clear floor-to-ceiling heights in the majority of the suites and 8'-0" clear in 25 suites. In lieu of additional height to address livability (daylight and ventilation) and minimize heat buildup in small suites we are providing: Generous glazing and/or Juliette balconies for the majority of micro-units. In-floor geothermal heating system throughout, which will minimize ceiling drops to maximize light penetration and provide residual in-floor cooling to the suites in the summer. Robust heat recovery ventilation to all suites. Primarily east and north facing micro-units. FSR Bonus: Rodan Lodge Entry Porch Window Wall Glass Facade Lighten the Massing Above the Shoulder Line Along Alexander Street Bays Emphasize Verticality and Narrow Frontages The Downtown Eastside Community Plan encourages the construction of the Evelyne Saller Centre as part of the Roddan Lodge renewal and encourages parking relaxation for projects with 100% social housing, subject to engineering review. Defined Entrance Roddan Lodge Entrance Defined by Strength of Color Red Glass Railings Wood Grain Textured Metal Siding Add Warmth to the Materials Emphasize Verticality Vehicle Parking Relaxation: Parking Required: 156 + 57 = 213 Units @ 1:10 = 21 Cars Evelyne Saller Centre = 7 Cars 28 Total Stalls Parking Provided: At Surface Parking: 2 Car Shares (Roddan Lodge) = 10 1 Van Stall (Evelyne Saller Centre) = 1 Underground Parking: 7 Regular Stalls (Roddan Lodge) = 7 2 H/C x 2 = 4 7 Regular Stalls (Evelyne Saller Centre) = 7 Total Parking Provided: 29 Stalls 124 Dunlevy Avenue Vancouver BC DESIGN RATIONALE DRAWN A0.07
DESIGN RATIONALE continued Building Articulation and Architectural Expression Juliette Balconies Livability: Daylight and Ventilation Level 10 Roof Deck Residential Deck and Amenity Space Level 08 and 09 Roof Decks Urban Agriculture Bay Windows Enhance views and modulate facade. Setbacks Overall volume shifted west to reduce the prominence of a single volume on Alexander Street and relate to the potential 50 to 75 ft development to the east of the site. 40' 23 ft. Wide Courtyard Level 01 Loading Driveway Entry Car Share Stalls Historic Marr Hotel (Secord House) Car Share Stalls Level 02 Outdoor Space Roddan Lodge Recessed Balconies Further Define 50 ft Shoulder Height Verticality Vertical Bays used where possible to place an emphasis on verticality and mimic narrow frontages. Vertical Break To enhance and identify the entrance of Roddan Lodge a vertical break was utilized to articulate a change in form and character. Coloured Glass Places emphasis on Roddan Lodge entrance while utilizing a colour of cultural significance to the area. Horizontal Fin (5-storey) Frames and places an emphasis of the 5-storey relationship the project has to the context of the DTES. 124 Dunlevy Avenue Vancouver BC DESIGN RATIONALE Roddan Lodge Entrance Separate Roddan Lodge private entrance emphasized with vertical break and culturally significant colour. DRAWN A0.08
VIEW 1 FROM ABOVE LOOKING SOUTHWEST VIEW 2 FROM ABOVE LOOKING SOUTHEAST VIEW 3 FROM ABOVE LOOKING NORTHEAST VIEW 4 FROM ABOVE LOOKING NORTHWEST 124 A0.09
VIEW 1 NORTH ELEVATION VIEW 2 SOUTH ELEVATION VIEW 3 EAST ELEVATION VIEW 4 WEST ELEVATION 124 A0.10
VIEW 1 LOOKING NORTH VIEW 2 LOOKING SOUTH VIEW 3 LOOKING EAST VIEW 4 LOOKING WEST 124 A0.11