100% - vancouver · design rationale booklet 9 october 2013. ... open-air circulation space with...

100%Renta l Housing Mixed-UseDeve lopment

The Duke, 333 E 11th Avenue Vancouver CIT Y OF VANCOUVER

Urban Design Panel - No. 2Design Rat ionale Booklet

9 October 2013

Acton Ostry Architects Inc111 E 8 AvenueVancouver BCCanada V5T 1R8

[email protected]

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3 3 3 E 1 1 t h A v e n u e 1 0 0 % R e n t a l H o u s i n g M i x e d - U s e D e v e l o p m e n t

open-air circulation space with translucent membrane roof cover

Contents

1.0 Introduction 42.0 Changes In Response to UDP Comments 63.0 Policies & Guidelines 11 3.1 Mount Pleasant Community Plan

3.2 City-Wide Policies & Strategies

3.3 Incentives

4.0 Context & Site 15 4.1 Context

4.2 Site

5.0 Rezoning Summary 176.0 Statistics Summary 197.0 Design Rationale 20 7.1 Precedent Projects & Architectural Innovation

7.2 Form & Massing

7.3 Architectural Expression

7.4 Materials

7.5 LEED & Sustainability

7.6 Landscape

8.0 Parking, Loading, Bicycles & Services 289.0 Community Consultation 28 9.1 Mount Pleasant Implementation Committee

9.2 Public Open House

10.0 Drawings & Reports 31 • Architectural – Acton Ostry Architects Inc.

• Landscape – Durante Kreuk

• Survey – Matson Peck & Topliss

• LEED Scorecard & Sustainability Narative – Integral Group

• Acoustic Report – Daniel Lyzun & Associates

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1.0 Introduction

Urban Design Panel

The project was reviewed by the Urban Design Panel on 11 September 2013

The evaluation of Panel members in attendance was non-support (2-4). Section 2.0 Changes in Response to UDP Comments of this report provides detailed information regarding changes made to the design in consideration of comments made by the Panel, as summarized in the Urban Design Panel Minutes dated 11 September 2013.

Concurrent Rezoning and Development Application

The purpose of this concurrent Rezoning and Development Permit Application is to rezone the site located at 333 E 11th Avenue (formally 275 Kingsway) in Mount Pleasant from C-3A (Commercial) District to CD-1 (Comprehensive Development) District. The site is located within the Uptown Shopping area of the Mount Pleasant Community Plan (MPCP) approved by Council on 18 November 2010.

Changes to the Form of Development

Key changes to the form of development of the project include the addition of a substantial south-facing vertical opening along E 11th Avenue that divides the building into two apparently separate buildings and which also provides views into and out of the circulation atrium. In addition, the top two storeys have been set back to further reduce the apparent mass of the building.

To compensate for the loss of floor area resulting from the incorporation of the the vertical opening and the set back of the top two floors, the floor-to-floor height of the storeys has been reduced so as to allow for the introduction of an additional storey in the development with no change to the overall height of the project.

The proposed development is defined as 15-storeys with a building height of 41.75m (137’-0”) with a total area of approximately 15,770 m2 (13,145 m2 gross FSR) and an overall FSR of 8.64. Additional information regarding project data and statistics can be found in Section 5.0 Rezoning Summary.

The proposed form of development respects the context of the area and meets the intent of applicable City policies and plans. The development and transformation of the existing under-utilized site with increased commercial and rental housing uses will improve the public realm and benefit the surrounding neighbourhood with activities that support the viability, sustainability and security of the community.

The addition of new transit-oriented, rental housing in Mount Pleasant will strengthen the existing neighbourhood housing mix and encourage the retention of the existing diverse and varied community. Approval of the application would allow a development of a transit-oriented, mixed-use residential and commercial development with 100% market rental housing under the Secured Market Housing Policy.

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2.0 Changes In Response to UDP Comments

The project was reviewed by the Urban Design Panel on 11 September 2013

The evaluation of Panel members in attendance was non-support (2-4). The Panel’s consensus on Key Aspects Needing Improvement are summarized in the Urban Design Panel Minutes as follows:

1. Design development to reduce the bulkiness of the building;

2. Design development to improve the expression of the building;

3. Design development to allow for visual access into the atrium space;

4. Design development to improve the privacy issues with the SOMA;

5. Design development to improve the landscaping in the atrium;

6. Consider improving the sustainability strategy.

The following sections summarize changes made in consideration of the Panel’s comments.

1. Design Development to Reduce the Bulkiness of the Building

An 8.6m wide vertical opening to the atrium, located midway along the south-facing facade on E 11th Avenue, has been provided. The vertical opening reduces the apparent bulk of the building by creating a physical separation of the streetwall massing on E 11th Avenue that enables views into and out of the circulation atrium. To further reinforce the physical separation, the cladding treatment of the facades located to the east and west of the vertical opening are treated differently.

The top two storeys have been set back by 3m along Kingsway, E 11th Avenue, and the lane and 1.8m along the north elevation. The cladding treatment will be light in appearance through use of a glazing and glass-spandrel treatment.

Horizontally, a 2-storey masonry base has been provided around the entire building. The mid-portion of the building will be clad with high quality cement board panels and floor-to-ceiling glazed openings with shallow, bolt-on balconies. reduction of apparent mass through vertical separation and upper level set back

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2. Design Development to Improve the Expression of the Building

The expression of the building has been improved by means of the following changes:

• provision of an 8.6m wide vertical opening to the circulation atrium at E 11th Avenue to create a physical separation of the streetwall and to enable views into and out of the atrium space

• provision of three south-facing outdoor amenity decks in the vertical opening complete with horizontal planters to be filled with cascading evergreen landscape to animate the public realm

• redesign of the form of the translucent canopy atop the circulation atrium to enliven its form and visibility from the surrounding public realm

• identification of the east side of the vertical opening as a potential location for public art that would be visible from Kingsway and E 11th Avenue

• incorporation of a glazed elevator, instead of the previously proposed solid, that provides access to and from the base level of the atrium circulation space

• provision of a 3m setback for the uppermost two residential levels with a cladding treatment of a glass and glazed spandrel panel system that contrasts with the cement board cladding pattern used at the mid-portion of the building

• refinement of the patterning and expression of the cement board cladding system to further enhance differentiation of the south/west and south/east facades

• provision of cement board cladding at the north party wall elevation in the event that development of the adjacent parcel does not take place in general alignment with the proposed development

• provision of a two-storey masonry base that contributes to reduction of the apparent mass of the development

refined expression of the building

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3. Design Development to Allow for Visual Access into the Atrium Space

An 8.6m wide vertical opening to the atrium, located midway along the south-facing facade on E 11th Avenue, has been incorporated into the design. The vertical opening increases the amount of natural daylight and ventilation into the central atrium and also enables views both into and out from the space.

The elevator providing access to the atrium level will be a glazed system to further increase visual access into the space while also increasing animation of the space.

At approximately every third floor of the vertical opening a landscaped, south-facing outdoor amenity gathering area has been provided for the enjoyment of residents. This amenity will further enhance the animation of the atrium space and pubic realm.

The incorporation of the vertical opening also provides views up to the underside of the translucent atrium cover.

The east side of the vertical opening has been identified as a potential location for the incorporation of public art that would be visible from Kingsway and E 11th Avenue and provide further animation to the public realm.

4. Design Development to Improve the Privacy Issues with the SOMA

The detailed minutes of the Panel’s comments were divided regarding the matter of separation between the proposed development at the lane in relation to the existing SOMA development.

City Planning confirmed that the setback of the building at the lane complies with the zoning guidelines and requirements.

We note that the proposed 3m setback of the top two floors provides increased separation between the two developments.

vertical separation provides views and daylight into and out of the circulation atrium

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5. Design Development to Improve the Landscaping in the Atrium

The 8.6m wide vertical opening to the atrium, located midway along the south-facing facade on E 11th Avenue, increases the amount of natural daylight and ventilation into the central atrium thereby creating an environment conducive to the planting of tall bamboo within the space that could potentially reach a height of 30’ in the climate of Vancouver.

At approximately every third floor of the vertical south-fcing opening a landscaped, outdoor amenity gathering area has been provided for the enjoyment of residents. These south-facing amenity decks at levels 6, 9 and 12 include horizontal planters that will be filled with cascading evergreen planting that will contribute natural greenery to the public realm.

The commercial space along Kingsway and E 11th Ave is setback 1.8m to increase the sidewalk width with street trees added where acceptable to City Engineering. A feature tree would be provided at grade level of the entry to the residential development. Grade-level rental units have landscaped terraces.

Atop the building is a translucent roof canopy that marks the project in the Mount Pleasant skyline while protecting the open-air circulation space from rain and snow. Social amenity space suitable for singles, couples, families and children is located in a small penthouse on the roof. The rooftop amenity space includes outdoor play space for children, deck space for social activities, opportunities for urban agriculture and a green roof.

For additional information regarding landscape, refer to section 10.0 Drawings.

6. Consider Improving the Sustainability Strategy

With reference to the detailed UDP Minutes, it was noted by a member of the panel that treatment of the west facade was the same as the east and they needed to be acknowledged that they are different. In response, the shallow bolt-on balconies have been designed to provide south-facing panels that will provide increased solar protection. In addition, the area of glazing for each unit has been decreased due to the reduction of the floor-to-floor height.

We note that the proposed development will meet City requirements for LEED Gold certification.

landscape at entry, atrium, south-facing amenity decks, and roof-top amenity area

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3.0 Policies & Guidelines

3.1MountPleasantCommunityPlan

The Mount Pleasant Community Plan integrated many City initiatives, including EcoDensity, Greenest City, the Homeless Action Plan, the Rental Housing Study, the Metro Core Jobs and Economy Study, Vancouver’s Transportation Plan and City Plan, the UBC Rapid Transit Line, the Social Sustainability Policy, the Heritage Register Upgrade Program, and the City of Vancouver Cultural Plan and Cultural Facilities Priorities Plan. Alongside these initiatives were a set of Council priorities – homelessness and affordable housing; building strong, safe, and inclusive communities; environment and sustainability; and creative capital and a growing economy – which provided further guidance to the planning process.

Key planning process principles involved balancing the rights and uniqueness of the community with its responsibility as part of the City and Region and that the MPCP be consistent with city-wide plans, policies, and initiatives.

The concurrent Rezoning and Development Permit Application proposal for the 333 E 11th Avenue site supports the intent of the Mount Pleasant Community Plan. Selected relevant sections include the following:

Housing and Population Mix

The proposed mixed-use rental housing development will contribute to diversity in housing, land uses, businesses and services in Mount Pleasant. Livability will be ensured for a variety of types and sizes of families and households through the development of new rental housing that will serve a diverse population with a mix of unit sizes designed for singles, co-housing and families.

Transportation

The proposed development maintains priority support for walking, cycling and public transit as the preferred modes of travel in Mount Pleasant by mitigating the impacts of traffic and parking on the livability of Mount Pleasant through reduced provision of parking spaces and integration of a car-share facility.Fig.1 view into circulation atrium

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Fig.2 aerial view from southeast

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Fig.4 commercial at grade with rental housing above

Fig.3 100% rental housing mixed-use development

K I N G S W A YE 1 1 t h A v e

Housing

The proposed development will provide more housing and more affordable housing in Mount Pleasant for low to middle income households, including families, seniors, new immigrants, and aboriginal people through the provision of new market rental housing [Fig. 3]. The MPCP supports such development by allowing for increased housing density in Mount Pleasant near transit hubs and commercial centres along arterial streets.

Laneways

The proposed development will encourage cleaner and safer laneways through redevelopment of an existing automobile service use into a mixed-use rental housing project with units facing the lane, including units at or near grade level with landscape treatment that will enhance the experience of the existing lane.

Uptown Shopping Area

The proposed development will increase permitted residential, with some commercial space, at a location just south of Broadway on Kingsway [Fig. 4], recognizing that Broadway and Main is, and will continue to be, a busy transit interchange, and that Broadway and Main is an important neighbourhood focal area situated near the summit of the Mount Pleasant hilltown topography.

3.2City-WidePoliciesandStrategies

The proposed rezoning and development supports the following policies, strategies and plans that the City of Vancouver has approved in recent years to direct future planning across the city:

Secured Market Rental Housing Policy (Rental 100)

The goal of Rental 100 is to increase supply of market rental housing and ensure security of tenure over time by encouraging the development of projects where 100% of the residential units are rental. Development proposals are considered in multi-family areas, locations close to transit and areas that provide community services etc. Affordability is designed to be achieved through location, reduced parking, modest unit size, limited on-site common amenities,

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Fig.6 family units and rooftop amenity space

Fig.5 open-air day-lit circulation space provides access to rental housing units

modest level of finishing and other design considerations [Fig. 5].

Greenest City Action Plan

The Greenest City Action Plan identifies a variety of actions and strategies to allow Vancouver to become the Greenest City by 2020. The plan calls for the development of green construction with complete, compact communities that promote walking and cycling and are well served by services, amenities and green space [Fig. 6].

Housing and Homelessness Strategy

The Housing and Homelessness Strategy provides a framework for addressing homelessness and increasing the variety of affordable housing options across the entire housing continuum to improve choice and affordability for all residents within the City. The three strategic directions are to: increase the supply of affordable housing; encourage a housing mix across all neighbourhoods that enhances quality of life; and, provide strong leadership and support partners to enhance housing stability. The Strategy targets the delivery of a variety of housing types by 2021. Relevant to this proposal is the target of 11,000 new market rental housing units.

3.3Incentives

In consideration of the proposed mixed-use rental housing development of the 333 E 11th Avenue site, the applicant, Edgar Development Corp. is seeking confirmation from the City of Vancouver that the following incentives will be granted for the project:

1. DCL waiver for rental residential and commercial use;2. Relaxation of permitted minimum unit size of rental housing units to be 36m2;3. Parking requirement reductions; 4. Additional density beyond what is allowed under existing zoning; 5. Concurrent processing of Rezoning and Development Permit Application; 6. CAC waiver for rental residential and commercial use.

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Fig.7 location plan

Fig.9view of site from Kingsway and E 11th Ave Fig.10view of site from E 11th Ave and lane

Fig.8 context aerial looking east

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4.0 Context & Site

4.1 Context

As Vancouver and the Greater Vancouver Region expands, concentrated urban nodes will continue to grow and develop at significant points along busy arterial routes, such as Broadway and Kingsway. The Broadway and Kingsway node offers conditions that supports high density, transit-oriented developments [Fig. 7].

The proposed development site at 333 E 11th Avenue is situated at the geographical centre of the ‘Uptown’ neighbourhood of Mount Pleasant near the high point in a rising topography that overlooks the downtown core.

The proposed land uses of mixed-use retail and 100% market rental housing are consistent with the current pattern and dominant land uses existing in Mount Pleasant and the surrounding district.

The Main-Kingsway Sub-Area has the highest number of residential units located within its boundaries in a C-3A district. Nearby residential developments include: Soma on E 11th to the east; Uno on Kingsway to the southeast; Stella on Kingsway to the south; Sophia on E 11th to the west; the Rize development to the northwest at Broadway and Kingsway. An application for a new mixed-use residential development immediately north and adjacent to the site is currently under review. Additional significant developments in the immediate vicinity include: the Biltmore Hotel, Best Western Hotel, and Kingsgate Mall, which has been identified in the MPCP as a future large-scale mixed-use residential development site [Fig. 8].

The area is the focus and centre for community shopping activity with four distinctive shopping quarters fanning out from the community nexus at Main Street and East Broadway. The sub-area has a large stock of affordable rental housing and a strong residents’ group. The community is home to a greatly diverse population, including newcomers from all over Canada and the world.

Mount Pleasant enjoys a reputation as a hub of creative activities and cultural and artistic expression. There is a strong and vibrant arts community, vigorous Neighbourhood House and several associations formed around community and commerce.

The proposed mixed-use retail and 100% market rental housing development reinforces the existing land development pattern and composition of existing and future land uses.

4.2 Site

The proposed development site is the existing Tireland site located at 333 E 11th Avenue [Fig. 9] in the heart of Mount Pleasant in an area historically known as the Uptown area of Vancouver. The corner site is bounded by Kingsway, E 11th Avenue, a lane [Fig. 10] and an adjacent site for which a development application is currently under review by the City. The site is currently occupied by Tireland, an automotive service use housed in a single storey building fronted by open, surface parking.

The site is trapezoidal in shape measuring 28.27m at Kingsway, 44.88m at E 11th Avenue, 53.41m at the lane, and 37.23m in depth. The area of the site is 1520m2. There is a change of elevation of approximately 2.5m along the length of the site at the lane.

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Fig.11 permitted form of development under current C3-A Zoning in existing context Fig.12 proposed form of development under CD-1 Zoning in future anticipated context

Fig.11a view north along Kingsway Fig.11b view south along Kingsway Fig.12a view north along Kingsway Fig.12b view south along Kingsway

All drawings and related documents are the property of Acton Ostry Architects Inc and may not be reproduced in whole or in part without the Architect's permission. This drawing should not be used to calculate areas. Do not scale this drawing. All dimensions to be checked on site by the contractor and such dimensions to be their responsibility. All work must comply with the relevant Building Code or Building Bylaw and related documents. Drawing errors and omissions must be immediately reported to the Architect.

111 E 8 AvenueVancouver BCCanada V5T 1R8t 604 739 3344f 604 739 [email protected]

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View A: Looking North at Kingsway & E.12th Ave. View B: Looking South at Kingsway & Main Street

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The Duke, 333 E 11th Avenue

Edgar Development Corp333 E 11th Avenue, Vancouver, BC

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3d Context View

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Fig.13 section along Kingsway showing existing and proposed forms of development





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Fig.14 rezoning summary table

SUMMARY Existing

Permitted UDP 11th September 2013 Proposed – UDP 9th October 2013

Zoning C3-A C3-A CD-1 CD-1 Use Commercial Outright Approval:

2.2.C [Cultural & Recreational] – Bowling Alley, Club, Community Centre, Fitness Centre, Hall, Library, Museum, Rink, Swimming Pool, Theatre 2.2.O [Office] – Financial Institution, General Office, Healthcare office 2.2.R [Retail] – Furniture or Appliance, Grocery or Drug Store, Retail Store 2.2.S [Service] – Auction Hall, Barber, Beauty Salon, Catering, Laboratory, Laundry, Dry Cleaners, photography, Print Shop, Repair Shop, Restaurant, School – Business, Vocational, Sign Painting Shop. Conditional: 3.2.C [Cultural & Recreational] – Arcade, Artist Studio, Billiard Hall, Bingo Hall, Casino, Park, Zoo or Botanical Garden 3.2.DW [Dwelling] – Multiple Dwelling, Multiple Conversion Dwelling, Principal Dwelling Unit, Residential Units as part of artists studio, Seniors Supportive or Assisted Housing 3.2.I Institutional – Ambulance Station, Child Day Care, Church, Detox Centre, Hospital, Public Authority, Scholl, Social Services, Community Care, Group Residence. 3.2.R [Retail] – Farmers Market, Adult Retail, Gas Station, Liquor Store, Pawnshop, Secondhand Store, small-scale Pharmacy, Vehicle Dealer

Market Rental Residential with Commercial at grade Market Rental Residential with Commercial at grade

FSR 0.49 3.0 8.77 8.64

Site coverage 49.8% N/A 91% at grade, 82% at residential levels 91% at grade, 82% at residential levels

Building height +/- 23’-0 (6.7m) 4.3.1 Maximum Building Height 30’-2” (9.2m) 4.3.2 The Development Permit Board may permit an increase in the maximum height of a building with respect to any development.

137’-2” (41.8m) 13 storeys + penthouse amenity pavilion

137’-2” (41.8m) 14 storeys + penthouse amenity pavilion

Setbacks Front yard – Kingsway

none None / 1.2m for any parking area 6’-0 (1.8m) 6m from Kingsway curb

Front yard – 11th Avenue

none none none none

Rear yard – Lane 20’-0” (6.1m) 10’-2” (3.1m) minus the lane width to centre line 24’-11” (7.6m) residential setback to centre of lane

24’-11” (7.6m) residential setback to centre of lane

24’-11” (7.6m) residential setback to centre of lane

Side yard – side none none none none

Parking As per parking by-law As per parking by-law Required: 121 residential, 11 commercial Proposed: 121 residential, 11 commercial

Required: 121 residential, 11 commercial Proposed: 121 residential, 11 commercial

Loading As per parking by-law As per parking by-law Required: 1 class B residential, 2 class B commercial Proposed: 1 class B residential, 2 class B commercial

Required: 1 class B residential, 2 class B commercial Proposed: 1 class B residential, 2 class B commercial

Bicycles As per parking by-law As per parking by-law Required: 244 class A & 6 class B residential, 2 class A commercial Proposed: 244 class A & 8 class B residential, 4 class A & 4 class B commercial

Required: 244 class A & 6 class B residential, 2 class A commercial Proposed: 244 class A & 8 class B residential, 4 class A & 4 class B commercial

5.0 Rezoning Summary

18


Fig.15 aerial view showing existing and future development along Kingsway

K I N G S W A Y

E 1 1 T

H A

VE S t e l l a

U n o


B i l t m o r e H o t e l

S o m a


R i z e

2 2 5 K i n g s w a y

E B r o a d w a y

S o p h i a

19


6.0 Statistics Summary

Fig.16 statistics summary table





scale date

project code status

drawn checked

na Oct 2013

K275 RZ / DP

KW MO / RA

A0.02

Data & Context Plandrawing number

issues

revisions

DATA

Civic Address:

Legal Description:

PID Number:

Survey:

Building Grades:

Zoning:

Site Area:

Building Area:

FSR:

Site Coverage:

Height:

Use:

Setbacks:

Parking:

Loading:

Bicycles:

333 E. 11th Avenue (formally 275 Kingsway, Vancouver, BC)

LOTS 12, 13 & 14 ALL OF BLOCK 117 DITRICT LOT 301 GROUP1 NEW WESTMINSTER DISTRICT PLAN 187

LOT 12: 015-607-623, LOT 13: 015-607-640, LOT 14: 015-607-666

conducted by MPT dated 6th November 2012

conducted by Rhys Williams/Patrick Brown at City of Vancouver on 6th May 2013 [BG 130041]

existing/allowed

C-3A

16,370 sf (1,520.8 sm - 0.152 ha)

existing: approx. 757.4 sq m (8153.10 sq ft)

current zoning: 3.00existing FSR: 0.49

existing: 49.8% (based on 0.152 ha site area)

existing: +/- 23' (+/- 6.7m), allowed: 9.2m but DPB may permit increase subject to section 4.3.2 of section C-3A of Zoning & Development By-law.

existing: single storey commercial

front: none (Kingsway) none requiredrear: 20' (lane) 7.6m from c/l of laneside: none (E 11th), non (Car Dealership) none required

existing: unkown

existing: unkown

existing: unknown

required/proposed

CD1

16,370 sf (1,520.8 sm - 0.152 ha)

13,144.89 sq m (143,532.02 sq ft) [FSR]

Residential: 8.18, Commercial: 0.52 Total: 8.64

91.3% (based on 0.152 ha site area)

from base surface elevation to amenity space roof parapet = 45.4mfrom lowest building grade to roof level parapet = 42.2m

multi-storey mixed use residential

front: 6m from curb (Kingsway)rear: 7.6m from c/l of lane (lane)side: 18" (E 11th), none (adjacent site)

required: 121 residential spaces, 11 commercial spacesproposed: 3 level below grade parkade 132 max total spaces

required: residential: 1 class B, commercial: 2 class Bproposed: residential: 1 class B, commercial: 2 class B

required: residential; class A - 244, class B - 6, commercial; class A - 2, class B - not requiredproposed: residential; class A - 244, class B - 8, commercial; class A - 4, class B - 4

PROJECT TEAM

DEVELOPERS:

ARCHITECTS:

SURVEYOR:

STRUCTURAL:

MECHANICAL:

ELECTRICAL:

LANDSCAPE:

Edgar Development Corp.#413 - 375 Water StreetVancouver BCV6B 5C6

Acton Ostry Architects Inc111 East 8th AvenueVancouver BCV5T 1R8

Matson Peck & Topliss Ltd.#320-11120 Horseshoe WayRichmond BCV7A 5H7

Read Jones Christoffersen Ltd.3rd Floor – 1285 West BroadwayVancouver, BCV6H 3X8

Rocky Point Engineering Ltd302 - 2425 Quebec StreetVancouver, BCV5T 4L6

MCW Consultants Ltd1400-1185 West Georgia StreetVancouver, BCV6E 4E6

Durante Kreuk Ltd102 - 1637 West 5th AvenueVancouver, BCV6J 1N5

AREA

P3

P2

P1

L1 (main)

L2 (Mezzanine)

L3 (inc. podium)

L4

L5

L6

L7

L8 (above adjacent building)L9

L10

L11

L12

L13

L14

Roof

TOTAL

-

-

-

644.65 (6,938.95)

789.69 (8,500.14)

1,220.47 (13,137.02)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

11,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,046.42 (11,263.56)

754.10 (8,117.06)

192.18 (2,068.61)

14,595.93 (157,109.13) (A)

gross residential sq m (sq ft)

-

-

-

134.11 (1,443.55)

-

-

-

-

-

-

-

-

-

-

-

-

-

192.18 (2,068.61)

326.29 (3,512.15) (B)

exclusions sq m (sq ft)

-

-

-

11.10 (119.48)

21.55 (231.96)

48.30 (519.90)

48.30 (519.90)

48.30 (519.90)

48.30 (519.90)

48.30 (519.90)

47.60 (512.36)

47.60 (512.36)

47.60 (512.36)

47.60 (512.36)

47.60 (512.36)

17.25 (185.68)

17.25 (185.68) -

546.65 (5,884.09) (C)

in-suite storage sq m (sq ft)

-

-

-

74.05 (797.07)

131.74 (1,418.04)

30.79 (331.42)

30.79 (331.42)

30.79 (331.42)

30.79 (331.42)

30.79 (331.42)

54.66 (588.35)

54.66 (588.35)

54.66 (588.35)

54.66 (588.35)

54.66 (588.35)

369.13 (3,973.28)

76.81 (826.78)

-

1,078.98 (11,614.04) (D)

balconies/terraces sq m (sq ft)

-

-

-

3

7

17

17

17

17

17

17

17

17

17

17

17

7

7

194

# suites

-

-

-

681.57 (7,336.35)

497.02 (5,349.87)

- -

-

-

-

-

-

-

-

-

-

-

-

1,178.59 (12,686.22) (E)

commercial sq m (sq ft)

20

19

8

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

47

# full parking

13

11

3

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

27

# small parking

4 (counts as 8)

4 (counts as 8)

1 (counts as 2)

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

9 (counts as 18)

# accessible parking

(A) x 8% = 14,595.93 x 8%Balcony Allowance = 1,167.67 sm

(A) - ((B)+(C)+(D))/site area = 14,595.9 - (326.3 + 546.7 + 1,078.9)/1,520.8

Residential FSR= 8.12

(E - F)/site area = 1,178.59 - 385.3 / 1,520.8

Commercial FSR= 0.53

TOTAL FSR = 8.64

Residential (5.2.1)class Aclass Bclass C

Commercial (5.2.7)class Aclass Bclass C

LOADING REQUIREMENTS Required Proposed

nr -1 space 1 spacenr -

nr -2 spaces 2 spacesnr -

Residential (4.5B)

Visitor (4.5B)

Commercial (4.2.5.1)

P1

P2

P3

PARKING REQUIREMENTS Required

106 (inc. 8 handicap spaces)

15

11 (inc. 1 handicap space)

132

Parking calc & reductions

1 handicap count as 28 car share count as 40

4 handicap count as 8


Parking spaces/floor

20

34

37

Parking spaces provided

53

38

41

132

Residential (6.2.1.2)class Aclass B

Maximum no. of vertical spaces allowed (30%)

Minimum no. of bike lockers to be provided (20%)

Commercial (6.2.4.1)class Aclass B

BICYCLE REQUIREMENTS Required Proposed

244 spaces 244 spaces6 spaces 8 spaces

56 spaces 50 spaces

49 spaces 54 spaces

2 spaces 4 spacesnot req'd 4 spaces

-

-

8 (counts as 40)

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

8 (counts as 40)

# car share

notes

-

-

-

-

-

-

-

to face of buildingto face of buildingto face of building

based on sections 4.5B & 4.2.5.1 of VPBL-

based on sections 5.2.7 & 5.2.1 of VPBL-

based on sections 6.2.1.2 & 6.2.4.1 of VPBL-

DRAWING LIST

A0 GeneralA0.01A0.02A0.03A0.04A0.05

A0.10

A1 PlansA1.01A1.02A1.03

A1.11A1.12A1.13

A1.20A1.21A1.22A1.23A1.24A1.25A1.26A1.27

A2 SectionsA2.01

CoverProject DataContext Plan & PhotosMassing ComparisonProposed Massing & Site Sections

Site Plan

Parkade Key Plans Commercial / Entry Level Key PlansResidential Level Key Plans

Parkade Plan - Level P1Parkade Plan - Level P2Parkade Plan - Level P3

Plan Level L1 [Entry Level]Plan Level 2/Mezzanine LevelPlan Level L3 [Podium]Plan Level L4Plan Level L5 to L7Plan Level L8 to L12 [Typical]Plan Roof LevelPlan Roof

Sections AA & BB

nanananana

1/16" = 1'

1/16" = 1'1/16" = 1'1/16" = 1'

1/8" = 1'1/8" = 1'1/8" = 1'

1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'

1/16" = 1'

A3 ElevationsA3.01A3.02

A4 MiscA4.00

A8 FSR Area CalculationsA8.01A8.02

LandscapeL01L02L03

SurveyV-13-17150-TPG

BG 130041

Elevations Elevations

Shadow Studies

L1 & Mezzanine FSR PlansResidential Level FSR Plans

Landscape Level 1 PlanLandscape Level 2 PlanLandscape Roof Plan

Matson Peck & Topliss Site Survey

Building Grades

1/16" = 1'1/16" = 1'

nts

1/16" = 1'1/16" = 1'

1/8" = 1'1/8" = 1'1/8" = 1'

1:200

1:400

FSR CALCULATION

ACOUSTIC:

CODE:

ELEVATOR:

CIVIL

Daniel Lyzun and Associates Ltd.367-901 West 3rd StreetNorth Vancouver, BCV7P 3P9

B.R.Thorson Consulting Ltd.769 Roslyn BoulevardNorth Vancouver, BCV7G 1P4

Gunn ConsultantsUnit 207, 338 West 8th AvenueVancouver, BCV5Y 3X2

CREUS Engineering LtdSuite 200, 901 West 16th StreetNorth Vancouver, BCV7P 1R2



-

-

-

128.05 (1,378.32)

285.18 (3,069.65)

- -

-

-

-

-

-

-

-

-

-

-

-

385.30 (4,147.33) (F)

comm excl. sq m (sq ft)

Note: Gross FSR area used to calculate parking requirements as per section 4.1.11

Residential Gross FSR Area = 12,351.69 sm

Commercial Gross FSR Area = 793.29 sm

Total Gross FSR Area = 13,144.89 sm

3 June '13 Updated area schedulefollowing FSR compliancedrawings submission

29 Aug '13 Updated for UDP following rearranged commerical core & parking/cycle layouts. Address updated. Civil engineer contact added


20


7.0 Design Rationale

The MPCP seeks to “distinguish new development in Mount Pleasant from predominant forms of development in other parts of the City in ways that respond to the unique social, economic, and physical qualities of the neighbourhood” and to “keep finding a good way for contemporary design to also fit into the neighbourhood... and support architectural innovation that creates new legacies.”

7.1 PrecedentProjects&ArchitecturalInnovation

In response to the MPCP call to distinguish new development in Mount Pleasant from forms of development that are predominant in other parts of the City, and in the interest of creating new, innovative housing typologies, the concept for the proposed development has been inspired by two award-winning precedent mixed-use residential projects located in Manchester, UK. The precedent projects are designed around the idea of elimination of dead space and corridors, efficient stacking of units, and economic savings through repetition and prefabrication.

Both of the precedent projects feature a soaring central circulation core surrounded by apartments located around the perimeter of the site. Units are designed with form and function foremost in mind to achieve lean layouts that are distinctively individual and yet expressive as a whole.

The first development, Abito Greengate [Fig. 17], completed in 2007, fills a lozenge-shaped site with one storey of commercial at grade with eight storeys of residential above. A 14’ clear floor-to-ceiling height for the residential units means that the height of the residential portion alone is roughly the equivalent of 13 storeys in Vancouver. The vast majority of the 256 residential units are approximately 32m2 in size with larger units located at the rounded corners of the site.

Fig.18 soaring, open-air central circulation space at Abito Greengate

Fig.17 precedent project: Abito Greengate, Greater Manchester, UK

21


The central circulation core is unheated space that is open to the air. The space is protected from the elements by means of a translucent membrane canopy [Fig. 18].

The follow-up development, Abito Salford Quays [Fig. 19], completed in 2009, fills a rectangular site with one storey of commercial at grade with ten storeys of residential above. A generous 4.3m (14ft) clear floor-to-ceiling height for the residential units means that the height of the residential portion alone is roughly the equivalent of 16 storeys in Vancouver. The vast majority of the 290 residential units are 32m2 in size [Fig. 20] with larger units located at the uppermost stepped storeys.

The central circulation core is unheated space that is open to the air and protected from the elements by a translucent, membrane canopy.

The innovative features of the Abito developments in the UK have been adapted for the 333 E 11th Avenue project to suit requirements of City building by-laws, the Vancouver rental market, and local construction practices.

Typical units for 333 E 11th Avenue are larger in area than the Abito precedent projects [Fig. 21] at 36.5 to 48m2 with 2.45m ceiling heights and shallow balconies. Approximately 25% of the units for 333 E 11th Avenue are designed for families with two & three-bedroom apartments.

Amenities are located on the roof with meeting and social spaces, gathering and play areas for families and children, and urban agriculture activities.

Fig.19 precedent project: Abito Salford Quays, Greater Manchester, UK

Fig.21 floor plans of Abito Greengate and Abito Salford Quays with typical 32m2 unitsFig.20 typical 32m2 unit at Abito Salford Quays

.floorplate622 Sq Ft57.8 Sq M

347 Sq Ft32.2 Sq M

View from above.

Right side elevation.

.apartment views

22


Fig.22 massing concept diagrams

KINGSWAY

11th AVENUE

KINGSWAY

11th AVENUE

KINGSWAY

11th AVENUE

KINGSWAY

11th AVENUE

High floor to ceiling height creates spacious interior

Large windows for daylighting

Efficient flexible plan arrangement

Regular building grid allows units to be combined to provide 2bed apartments

full height entrance cut in the building provides visual permeability & light into the centeal atrium space

Open circulation space with artwork & planting

Sophia

Stella

Uno

Rize

Soma225333 E 11TH

Kingsgate Mall

BestWestern

1.highlyefficient,flexiblemodularfor100%marketrentalunits

2.rentalunitsarrangedaroundanopen-aircentralcirculationspace

3.centralcirculationspaceencouragessocialinteractionandprovidespassivesurveillance

4.activecommercialspacealongKingswaywrapsonto11thAvenue.

largeunitswithbalconiesarrangedtobreakupmassing&animateelevations.

5.rooftopsocialandfamilyspaceswithurbanagricultureopportunities

6.strongstreetedgeandblock-formmassingreflectsexistingandemergingcontext

23


7.2 Form&Massing

The proposed form of development responds to influences from existing contemporary mid-rise buildings located in the neighbourhood and, in particular, those located along Kingsway such as Stella, Uno, and No. 1 Kingsway.

The proposed massing is a 14-storey block-form with a floorplate of approximately 1070m2 (11,517ft2) and a height of 41.75m (137’-0”) to the roof deck, plus an additional 3.6m (11’-11”) to the top of the residential amenity penthouse. The massing will contribute to a strong street edge along Kingsway and E 11th Avenue and public open space definition through provision of a mid-rise street-wall massing on the primary commercial arterial of Kingsway, consistent with the height and massing of mid-rise buildings along the street. For comparison purposes:

1. Stella is a mid-rise, 13-storey slab-form with a double-loaded corridor arrangement of suites and a floorplate of approximately 757 m2 (8,150 ft2) and height of 42m (137’). Stella is currently the tallest building in Mount Pleasant. Stella is relevant with respect to general proximity, height, massing and floorplate size. The project was approved under the current C-3A zoning.

2. Uno is a mid-rise, 11-storey block-form with a floorplate of approximately 922 m2 (9,900 ft2) and a height of 35m (115’). Uno is relevant with respect to general proximity, height, massing and floorplate size. The project was approved under the current C-3A zoning.

3. No. 1 Kingsway is a mid-rise, 10-storey block form with a floorplate of approximately 818m2 (8,800 ft2) and a height of 32m (105’). No. 1 Kingsway is relevant with respect to general proximity, height, massing and floorplate size. The project was approved under the current C-3A zoning.

The recently approved rezoning of the Rize development at Kingsway and Broadway is also relevant as it will have multiple block forms varying in heights with 5-storey to 9-storey mid-rise block forms and a 19-storey (22 storeys currently proposed under DP application) highrise block form of approximately 834m2 (8,980 ft2) and height of 65.5m (215’), making it the future tallest building in Mount Pleasant. The Rize project is relevant with respect to general proximity, height, massing and floorplate size. The project was approved through CD-1 rezoning.

Pedestrian interest and street vitality will be achieved for the 333 E 11th Avenue development through a variety of ground-oriented activities and uses including commercial retail along Kingsway that will wrap around the corner onto E 11th

Avenue. A large full height entry portal located on E 11th Avenue will be the location for the proposed residential building entry and will provide animation on the predominantly residential street, including views into the central ciricualtion space.

Rental housing units will line the outside perimeter edge of the trapezoidal-shaped site to create a soaring, open-air circulation space within from which the housing units will be accessed [Fig. 22]. The open-air circulation space will be protected from the elements by a translucent canopy that will allow natural daylight and fresh air to invigorate the space while also animating the Mount Pleasant skyline. The arrangement creates a semi-protected common space with access to apartments via stairs and elevators that rises up through a generous day-lit common space. An open walkway circuit overlooks the courtyard and provides access to apartments, as well as spaces for residents to socialize.

The typical compact rental units have been carefully designed to allow for maximum use and flexibility of space. Each innovative apartment is split into two areas – one for living and one for sleeping. Each unit includes a shallow balcony with glazed sliding doors that can be opened to bring the outdoors in. Every unit has an 8-foot clear ceiling height, with floor-to-ceiling windows to allow maximum penetration of daylight.

Typical family rental units are located at the corners of the building to take advantage of extra useable floor area for the creation of two-bedroom family units. Family-sized units include an outdoor balcony accessed through glazed sliding doors. The family units also have high, 8-foot clear ceilings to allow natural daylight to penetrate deep into the space.

In order to reduce the apparant massing the top 2-storeys have been setback 3m along Kingsway, 11th Ave. & the Lane. This provides a better contextual relationship with the surrounding buildings.

Social amenity space suitable for singles, couples, families and children is located in a small penthouse on the roof. The rooftop amenity space includes outdoor play space for children, deck space for social activities, opportunities for urban agriculture and a green roof. Additional south facing amenity decks are provided at Level 6, 9 & 12 off the walkways within the central circualtion space.Fig.22 massing concept diagrams

24


Fig.23 aerial view showing contrasting Kingsway & E 11th Ave elevations and rooftop amenity features

K I N G S W A Y

E 1 1 T H A V E

S t e l l a

U n o


S o m a


2 2 5 K i n g s w a y

25


Fig.24 E 11th Ave showing contrasting elevations and residential entry portal

7.3 ArchitecturalExpression

The relatively dense, block-form massing of the development will have two different but complementary treatments that will contribute to the animation of the architectural expression of the project.

Along Kingsway, and half-way along E 11th Avenue, the facade will be clad with a series of panels placed in a staggered, offset pattern to reflect the orientation to the busy Kingsway arterial. A full building height cut located midway along E 11th Avenue will signal the main entry to the rental housing units through the open-air central circulation space. Along the remainder of E 11th Avenue, and onto the laneway, the facade will be clad with a series of panels aligned in a pattern that reflects the quieter aspect orientation of the building [Fig. 23].

A series of shallow balconies, fixed to the exterior of the typical, narrow rental units, are configured so as to provide solar shading to the unit & the unit below as well as provide additional colour & animation to the facades. Family units, located at the corners of the building, incorporate recessed balconies that further animate and sculpt the expression of the project. The top 2 storeys of the building also contain only 2-bedroom/family units. The 3m setback of these floors along Kingsway, 11th Ave and the laneway allow the formation of generous terraces and balconies for these unit. [Fig. 24].

Atop the building is a low-slung, translucent canopy that uniquely marks the project in the Mount Pleasant skyline.

At grade level, highly-glazed commercial retail space fronts onto Kingsway and part of E 11th Avenue with the remaining use being residential, loading and parking access.

A generous flight of stairs and accessible elevator are accessed through the large-scale entry cut that leads to a soaring, day-lit, central circulation space from which the rental housing units are reached via a double-bank of elevators and a stair core. The central space is landscaped with towering planting that reaches up toward the translucent roof cover. A ring of walkways at each level provide access to the rental units.

26


Fig.25 street level view of proposed development at Kingsway & E 11th Ave

Ste l la

U n o

Soma

2 2 5 K i n g s w a y

Sophia

27


Fig.26 open-air central circulation space with translucent membrane cover

7.4 Materials

The development will be constructed and finished with durable building and finish materials. Exterior cladding will be cement board and metal panels. The commercial component will be finished with masonry and glazing and the entry portal to the rental housing open-air circulation space will be lined with masonry to complement the typical exterior cladding panels [Fig. 25].

Shallow, bolt-on balconies will be prefinished coloured aluminum. Window frames will be prefinished, coloured aluminum with double-glazing. The top two storeys will be constructed from glazied window wall with insualted spandrel panels. The rooftop canopy will be a white, translucent membrane.

7.5 LEED&Sustainability

The proposed transit-oriented development targets LEED Gold certification and showcase principles of sustainable development that support City of Vancouver community planning policies and Greenest City goals and objectives.

The pre-certification LEED scorecard estimate shows a current total of 65 targeted points placing the project within the LEED Gold target zone of 60-79 points.

The proposed density and mix of uses combines and locates people close to transit, shops, jobs, amenities and services — all of which provide an opportunity to reduce the ecological footprint. Locating people near transit will contribute to increased transit use, lower dependency on the automobile and improve the feasibility of increased transit service in the area.

Building energy use will be reduced thereby lowering greenhouse gases, conserving water, reducing waste and providing a multitude of environmental benefits for the community and the city including: promotion of sustainable transportation through transit, walking, cycling and car-share programs; greater use of green building materials and processes; higher performance buildings, envelopes and systems; establishing healthier urban ecosystems; and mitigation of ecological damage resulting from greenfield development [Fig. 26].

For additional information, refer to the Appendices for LEED Scorecard & Sustainability Narrative.

28


9.0 Community Consultation

9.1 MountPleasantImplementationCommittee

A presentation to the Mount Pleasant Implementation Committee (MPIC)regarding the proposed vision for the 333 E 11th Avenue site was held at the NED Native Education Centre on 13 December 2013.

Prior to the presentation, City of Vancouver Planning and Development Services advised that the purpose of the meeting was an opportunity for the proponent team to hear directly from MPIC members at an early design phase, in accordance with the MPIC Terms of Reference. It was noted that the MPIC might choose to submit a written response to the development team.

Representatives from Edgar Development Corp., Acton Ostry Architects, and the City of Vancouver Planning and Development Services were present to provide background information, project specific information, and to answer questions.

A presentation was made by the architect that included: built form and character; precedent projects located in the UK; and excerpts from the rezoning inquiry regarding location, context, data, plans, sections, and 3-D imagery.

Discussion followed with some members expressing support for the use, form, density and height while others expressed concern that the proposal should not be more than six storeys and that the density shouldn’t be greater than 3.0 FSR.

On 28 January 2013 the City forwarded to the applicant MPIC Review of the Proposal for 333 E 11th Avenue for consideration regarding the proposed development. A subsequent presentation was made to the MPIC on June 6, 2013.

7.6 Landscape

The landscape concept for 333 E 11th Avenue is simple, yet evocative. The commercial space along Kingsway and E 11th Ave is setback 1.8m to increase the sidewalk width with street trees added where acceptable to the City. Grade-level rental units have landscaped terraces. The soaring, open-air central circulation space features tall, towering planting. South facing amenity decks at levels 6, 9 & 12 will provide additional outdoor spaces for residents and animate the elevation along 11th Avenue. Draped evergreen planting from planters at these levels will add natural greenery to the street.

Atop the building is a low-slung, translucent roof canopy that uniquely marks the project in the Mount Pleasant skyline while protecting the open-air circulation space from rain and snow. Social amenity space suitable for singles, couples, families and children is located in a small penthouse on the roof. The rooftop amenity space includes outdoor play space for children, deck space for social activities, opportunities for urban agriculture and a green roof.

For additional information regarding landscape, refer to section 10.0 Drawings.

8.0 Parking, Loading, Bicycles & ServicesParking and loading access is by way of the lane at the lowest point of the site. Commercial parking spaces (11) and Car-Share spaces (8 physical /40 actual) are provided at the first level of underground parking. Secured residential parking spaces (81), which include 15 visitor spaces are provided on two additional levels.

One class B residential and two class B commercial loading spaces are accessed directly from the lane. Garbage and recycling services are located in close proximity to the loading bays to provide efficient access for pick-up.Potential Future Bike Share facilities will be accommodated at grade on the corner of Kingsway and E 11th Ave under cover within the 2m setback that has been provided. Bicycle parking is provided at the underground parking: 244 class A and 8 class B residential; and 4 class A and 4 class B commercial.

29


!

275 Kingsway Public Consultation Summary Report Page 27 of 35

Brook Pooni Associates Inc.

!

Fig.27 public open house display board

9.2 PublicOpenHouse

A drop-in Public Open House regarding the proposed vision for the 333 E 11th Avenue site was held at the NED Native Education Centre on 12 March 2013 between 5:00 - 7:30pm.

Representatives from Edgar Development Corp., Brook Pooni Associates, Acton Ostry Architects, and the City of Vancouver Planning and Development Services were present to provide information and to answer questions. Presentation material was in the form of display boards and included information regarding: project team overview; area context; planning context; project vision and overview; community benefits; and precedent images [Fig. 27].

Approximately 7,400 invitations were distributed to neighbouring residents and businesses via Canada Post unaddressed mail. There were approximately 85 attendees at the event with 73% submitting comment forms.

General themes or topics raised by those that submitted comments related to:

• height and overall fit with the neighbourhood;

• need for rental units; and

• design of the proposed building.

Overall, a majority agreed that there is a need for rental in Vancouver, with some expressing the need for rental to be below market and housed in a different building form. Those in support felt the proposed development would be a positive addition to the neighbourhood, providing a form and tenure of housing that is needed and desired in a location well served by transit and amenities. Those that were generally not in favour of the proposal expressed preference for a lower building form with less density on the site and noted the importance of affordability of rental units.

A further Public Open House was held at the NED Native Education Centre on Tuesday June 25, 2013. The team are currently awaiting the summary feedback report from the City of Vancouver.

30


Fig.28 view from E 11th Ave showing entry portal to rental housing units

31


10.0 Drawings & ReportsAll drawings and related documents are the property of Acton Ostry Architects Inc and may not be reproduced in whole or in part without the Architect's permission. This drawing should not be used to calculate areas. Do not scale this drawing. All dimensions to be checked on site by the contractor and such dimensions to be their responsibility. All work must comply with the relevant Building Code or Building Bylaw and related documents. Drawing errors and omissions must be immediately reported to the Architect.




scale date

project code status

drawn checked

na Oct 2013

K275 RZ / DP

KW MO / RA

A0.02

Data & Context Plandrawing number

issues

revisions

DATA

Civic Address:

Legal Description:

PID Number:

Survey:

Building Grades:

Zoning:

Site Area:

Building Area:

FSR:

Site Coverage:

Height:

Use:

Setbacks:

Parking:

Loading:

Bicycles:

333 E. 11th Avenue (formally 275 Kingsway, Vancouver, BC)

LOTS 12, 13 & 14 ALL OF BLOCK 117 DITRICT LOT 301 GROUP1 NEW WESTMINSTER DISTRICT PLAN 187

LOT 12: 015-607-623, LOT 13: 015-607-640, LOT 14: 015-607-666

conducted by MPT dated 6th November 2012

conducted by Rhys Williams/Patrick Brown at City of Vancouver on 6th May 2013 [BG 130041]

existing/allowed

C-3A

16,370 sf (1,520.8 sm - 0.152 ha)

existing: approx. 757.4 sq m (8153.10 sq ft)

current zoning: 3.00existing FSR: 0.49

existing: 49.8% (based on 0.152 ha site area)

existing: +/- 23' (+/- 6.7m), allowed: 9.2m but DPB may permit increase subject to section 4.3.2 of section C-3A of Zoning & Development By-law.

existing: single storey commercial

front: none (Kingsway) none requiredrear: 20' (lane) 7.6m from c/l of laneside: none (E 11th), non (Car Dealership) none required

existing: unkown

existing: unkown

existing: unknown

required/proposed

CD1

16,370 sf (1,520.8 sm - 0.152 ha)

13,144.89 sq m (143,532.02 sq ft) [FSR]

Residential: 8.18, Commercial: 0.52 Total: 8.64

91.3% (based on 0.152 ha site area)

from base surface elevation to amenity space roof parapet = 45.4mfrom lowest building grade to roof level parapet = 42.2m

multi-storey mixed use residential

front: 6m from curb (Kingsway)rear: 7.6m from c/l of lane (lane)side: 18" (E 11th), none (adjacent site)

required: 121 residential spaces, 11 commercial spacesproposed: 3 level below grade parkade 132 max total spaces

required: residential: 1 class B, commercial: 2 class Bproposed: residential: 1 class B, commercial: 2 class B

required: residential; class A - 244, class B - 6, commercial; class A - 2, class B - not requiredproposed: residential; class A - 244, class B - 8, commercial; class A - 4, class B - 4

PROJECT TEAM

DEVELOPERS:

ARCHITECTS:

SURVEYOR:

STRUCTURAL:

MECHANICAL:

ELECTRICAL:

LANDSCAPE:

Edgar Development Corp.#413 - 375 Water StreetVancouver BCV6B 5C6

Acton Ostry Architects Inc111 East 8th AvenueVancouver BCV5T 1R8

Matson Peck & Topliss Ltd.#320-11120 Horseshoe WayRichmond BCV7A 5H7

Read Jones Christoffersen Ltd.3rd Floor – 1285 West BroadwayVancouver, BCV6H 3X8

Rocky Point Engineering Ltd302 - 2425 Quebec StreetVancouver, BCV5T 4L6

MCW Consultants Ltd1400-1185 West Georgia StreetVancouver, BCV6E 4E6

Durante Kreuk Ltd102 - 1637 West 5th AvenueVancouver, BCV6J 1N5

AREA

P3

P2

P1

L1 (main)

L2 (Mezzanine)

L3 (inc. podium)

L4

L5

L6

L7

L8 (above adjacent building)L9

L10

L11

L12

L13

L14

Roof

TOTAL

-

-

-

644.65 (6,938.95)

789.69 (8,500.14)

1,220.47 (13,137.02)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

11,072.90 (11,548.59)

1,072.90 (11,548.59)

1,072.90 (11,548.59)

1,046.42 (11,263.56)

754.10 (8,117.06)

192.18 (2,068.61)

14,595.93 (157,109.13) (A)

gross residential sq m (sq ft)

-

-

-

134.11 (1,443.55)

-

-

-

-

-

-

-

-

-

-

-

-

-

192.18 (2,068.61)

326.29 (3,512.15) (B)

exclusions sq m (sq ft)

-

-

-

11.10 (119.48)

21.55 (231.96)

48.30 (519.90)

48.30 (519.90)

48.30 (519.90)

48.30 (519.90)

48.30 (519.90)

47.60 (512.36)

47.60 (512.36)

47.60 (512.36)

47.60 (512.36)

47.60 (512.36)

17.25 (185.68)

17.25 (185.68) -

546.65 (5,884.09) (C)

in-suite storage sq m (sq ft)

-

-

-

74.05 (797.07)

131.74 (1,418.04)

30.79 (331.42)

30.79 (331.42)

30.79 (331.42)

30.79 (331.42)

30.79 (331.42)

54.66 (588.35)

54.66 (588.35)

54.66 (588.35)

54.66 (588.35)

54.66 (588.35)

369.13 (3,973.28)

76.81 (826.78)

-

1,078.98 (11,614.04) (D)

balconies/terraces sq m (sq ft)

-

-

-

3

7

17

17

17

17

17

17

17

17

17

17

17

7

7

194

# suites

-

-

-

681.57 (7,336.35)

497.02 (5,349.87)

- -

-

-

-

-

-

-

-

-

-

-

-

1,178.59 (12,686.22) (E)

commercial sq m (sq ft)

20

19

8

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

47

# full parking

13

11

3

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

27

# small parking

4 (counts as 8)

4 (counts as 8)

1 (counts as 2)

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

9 (counts as 18)

# accessible parking

(A) x 8% = 14,595.93 x 8%Balcony Allowance = 1,167.67 sm

(A) - ((B)+(C)+(D))/site area = 14,595.9 - (326.3 + 546.7 + 1,078.9)/1,520.8

Residential FSR= 8.12

(E - F)/site area = 1,178.59 - 385.3 / 1,520.8

Commercial FSR= 0.53

TOTAL FSR = 8.64

Residential (5.2.1)class Aclass Bclass C

Commercial (5.2.7)class Aclass Bclass C

LOADING REQUIREMENTS Required Proposed

nr -1 space 1 spacenr -

nr -2 spaces 2 spacesnr -

Residential (4.5B)

Visitor (4.5B)

Commercial (4.2.5.1)

P1

P2

P3

PARKING REQUIREMENTS Required

106 (inc. 8 handicap spaces)

15

11 (inc. 1 handicap space)

132

Parking calc & reductions

1 handicap count as 28 car share count as 40



Parking spaces/floor

20

34

37

Parking spaces provided

53

38

41

132

Residential (6.2.1.2)class Aclass B

Maximum no. of vertical spaces allowed (30%)

Minimum no. of bike lockers to be provided (20%)

Commercial (6.2.4.1)class Aclass B

BICYCLE REQUIREMENTS Required Proposed

244 spaces 244 spaces6 spaces 8 spaces

56 spaces 50 spaces

49 spaces 54 spaces

2 spaces 4 spacesnot req'd 4 spaces

-

-

8 (counts as 40)

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

8 (counts as 40)

# car share

notes

-

-

-

-

-

-

-

to face of buildingto face of buildingto face of building

based on sections 4.5B & 4.2.5.1 of VPBL-

based on sections 5.2.7 & 5.2.1 of VPBL-

based on sections 6.2.1.2 & 6.2.4.1 of VPBL-

DRAWING LIST

A0 GeneralA0.01A0.02A0.03A0.04A0.05

A0.10

A1 PlansA1.01A1.02A1.03

A1.11A1.12A1.13

A1.20A1.21A1.22A1.23A1.24A1.25A1.26A1.27

A2 SectionsA2.01

CoverProject DataContext Plan & PhotosMassing ComparisonProposed Massing & Site Sections

Site Plan

Parkade Key Plans Commercial / Entry Level Key PlansResidential Level Key Plans

Parkade Plan - Level P1Parkade Plan - Level P2Parkade Plan - Level P3

Plan Level L1 [Entry Level]Plan Level 2/Mezzanine LevelPlan Level L3 [Podium]Plan Level L4Plan Level L5 to L7Plan Level L8 to L12 [Typical]Plan Roof LevelPlan Roof

Sections AA & BB

nanananana

1/16" = 1'

1/16" = 1'1/16" = 1'1/16" = 1'

1/8" = 1'1/8" = 1'1/8" = 1'

1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'1/8" = 1'

1/16" = 1'

A3 ElevationsA3.01A3.02

A4 MiscA4.00

A8 FSR Area CalculationsA8.01A8.02

LandscapeL01L02L03

SurveyV-13-17150-TPG

BG 130041

Elevations Elevations

Shadow Studies

L1 & Mezzanine FSR PlansResidential Level FSR Plans

Landscape Level 1 PlanLandscape Level 2 PlanLandscape Roof Plan

Matson Peck & Topliss Site Survey

Building Grades

1/16" = 1'1/16" = 1'

nts

1/16" = 1'1/16" = 1'

1/8" = 1'1/8" = 1'1/8" = 1'

1:200

1:400

FSR CALCULATION

ACOUSTIC:

CODE:

ELEVATOR:

CIVIL

Daniel Lyzun and Associates Ltd.367-901 West 3rd StreetNorth Vancouver, BCV7P 3P9

B.R.Thorson Consulting Ltd.769 Roslyn BoulevardNorth Vancouver, BCV7G 1P4

Gunn ConsultantsUnit 207, 338 West 8th AvenueVancouver, BCV5Y 3X2

CREUS Engineering LtdSuite 200, 901 West 16th StreetNorth Vancouver, BCV7P 1R2



-

-

-

128.05 (1,378.32)

285.18 (3,069.65)

- -

-

-

-

-

-

-

-

-

-

-

-

385.30 (4,147.33) (F)

comm excl. sq m (sq ft)

Note: Gross FSR area used to calculate parking requirements as per section 4.1.11

Residential Gross FSR Area = 12,351.69 sm

Commercial Gross FSR Area = 793.29 sm

Total Gross FSR Area = 13,144.89 sm

3 June '13 Updated area schedulefollowing FSR compliancedrawings submission

29 Aug '13 Updated for UDP following rearranged commerical core & parking/cycle layouts. Address updated. Civil engineer contact added


Drawings

Reports

LEED Scorecard & Sustainability Narative – Integral Group

Acoustic Report – Daniel Lyzun & Associates


Confirm

ed

Targeted

Possible

LowPotentia

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NO Confirm

ed

Targeted

Possible

LowPotentia

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65 5 17 23 ProjectTotals(pre-certificationestimates) 110 Possible Points 6 8 Materials&Resources 14 PointsCertified 40-49 points Silver 50-59 points Gold 60-79 points Platinum 80 points and above

Prereq 1 StorageandCollectionofRecyclables Required

23 1 2 SustainableSites 26Points 3 Credit 1.1 BuildingReuse:MaintainExistingWalls,Floors,andRoof 1 - 3

1 Credit 1.2 BuildingReuse:MaintainInteriorNon-StructuralElements 1

Prereq 1 ConstructionActivityPollutionPrevention Required 2 Credit 2 ConstructionWasteManagement 1 - 2

1 Credit 1 SiteSelection 1 2 Credit 3 MaterialsReuse 1 - 2

5 Credit 2 DevelopmentDensityandCommunityConnectivity 3, 5 2 Credit 4 RecycledContent 1 - 2

1 Credit 3 BrownfieldRedevelopment 1 2 Credit 5 RegionalMaterials 1 - 2

6 Credit 4.1 AlternativeTransportation:PublicTransportationAccess 3, 6 1 Credit 6 RapidlyRenewableMaterials 1

1 Credit 4.2 AlternativeTransportation:BicycleStorage&ChangingRooms 1 1 Credit 7 CertifiedWood 1

3 Credit 4.3 AlternativeTransportation:Low-Emitting&Fuel-EfficientVehicles 3

2 Credit 4.4 AlternativeTransportation:ParkingCapacity 2 11 1 2 1 IndoorEnvironmentalQuality 15 Points1 Credit 5.1 SiteDevelopment:ProtectandRestorehabitat 1

1 Credit 5.2 SiteDevelopment:MaximizeOpenSpace 1 Prereq 1 MinimumIndoorAirQualityPerformance Required

1 Credit 6.1 StormwaterDesign:QuantityControl 1 Prereq 2 EnvironmentalTobaccoSmoke(ETS)Control Required

1 Credit 6.2 StormwaterDesign:QualityControl 1 1 Credit 1 OutdoorAirDeliveryMonitoring 1

1 Credit 7.1 HeatIslandEffect:Non-Roof 1 1 Credit 2 IncreasedVentilation 1

1 Credit 7.2 HeatIslandEffect:Roof 1 1 Credit 3.1 ConstructionIAQManagementPlan:DuringConstruction 1

1 Credit 8 LightPollutionReduction 1 1 Credit 3.2 ConstructionIAQManagementPlan:BeforeOccupancy 1

1 Credit 4.1 Low-EmittingMaterials:AdhesivesandSealants 1

4 2 4 WaterEfficiency 10 Points 1 Credit 4.2 Low-EmittingMaterials:PaintsandCoatings 1

1 Credit 4.3 Low-EmittingMaterials:FlooringSystems 1

Prereq 1 WaterUseReduction Required 1 Credit 4.4 Low-EmittingMaterials:CompositeWoodandAgrifibreProducts 1

2 2 Credit 1 WaterEfficientLandscaping 2, 4 1 Credit 5 IndoorChemicalandPollutantSourceControl 1

2 Credit 2 InnovativeWastewaterTechnologies 2 1 Credit 6.1 ControllabilityofSystem:Lighting 1

2 2 Credit 3 WaterUseReduction 2 - 4 1 Credit 6.2 ControllabilityofSystem:ThermalComfort 1

1 Credit 7.1 ThermalComfort:Design 1

12 3 12 8 Energy&Atmosphere 35 Points 1 Credit 7.2 ThermalComfort:Verification 1

1 Credit 8.1 DaylightandViews:Daylight 1

Prereq 1 FundamentalCommissioningofBuildingEnergySystems Required 1 Credit 8.2 DaylightandViews:Views 1

Prereq 2 MinimumEnergyPerformance Required

Prereq 3 FundamentalRefrigerantManagement Required 5 1 InnovationinDesign 6 Points8 11 Credit 1 OptimizeEnergyPerformance 1 - 19

1 6 Credit 2 On-SiteRenewableEnergy 1 - 7 1 Credit 1.1 InnovationinDesign 1

2 Credit 3 EnhancedCommissioning 2 1 Credit 1.2 InnovationinDesign 1

2 Credit 4 EnhancedRefrigerantManagement 2 1 Credit 1.3 InnovationinDesign 1

3 Credit 5 MeasurementandVerification 3 1 Credit 1.4 InnovationinDesign 1

2 Credit 6 GreenPower 2 1 Credit 1.5 InnovationinDesign 1

1 Credit 2 LEED®AccreditedProfessional 1

4 RegionalPriority 4 Points

1 Credit 1 DurableBuilding 1

1 Credit 2.1 RegionalPriorityCredit 1



ProjectName:275KingswayLEEDCanada-NC2009ChecklistCaGBCRegistration#/date:

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LowPotentia

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1.1 LEED Gold Strategy

Currently, the preliminary scorecards have been used to develop a LEED Gold development. The credit strategy has been summarized below. Additionally the LEED Scorecard has been supplied for reference.

1. Sustainable Sites

As an initial step towards sustainability the decision to develop on an existing site greatly affects the LEED sustainability strategy by developing in an existing urban fabric with connections to public transit and an established community with existing services. A requirement for this new development means a construction activity pollution prevention plan must be designed to reduce the pollution from construction activities. With the location of the project there are multiple forms of transportation strategies such as proximity to bus lines as well as inclusion of car share facilities on site.

Recreational space and green roofs are planned for the roof top patio space and these will serve to enhance biodiversity and allow for community gardening. By increasing the amount of vegetation the quantity of stormwater to be diverted to the stormwater system can be reduced which is a mandatory credit for COV. The green roof areas can also contribute to the reducing the heat island effect for roofs which can reduce the amount on heating energy energy used for a building and the amount of stormwater runoff. A high albedo canopy shall cover the external circulation space thereby reducing heat gains and energy consumption for cooling.

2. Water Efficiency

Water reduction strategies to be incorporated start with the reduction of water use. This must be followed for irrigation which requires native and adaptive vegetation and high efficiency irrigation. For the building interior, all plumbing fixture must be considered to be low flow fixtures such as dual flush toilets, low flow lavatories, showers, and kitchen sinks.

3. Energy and Atmosphere

This section contains the most amount of credits available and deals with the reduction of energy use and operational aspects of building systems. COV requires at least 6 of the 19 credits for energy reduction targets currently a total of 8 points are targeted. These 8 points correspond to a 26% energy cost reduction when compared to a baseline building. Strategies include a highly efficient building envelope, reduced lighting loads through LED fixtures and investigation is being carried out determining if Heat recovery Ventilation Units (HRVs) serve to benefit energy consumption.

An enhanced level of commissioning is required which means a third party commissioning authority must be directly contracted to the owners to assure all commissioning items are properly addressed. However, a commissioning authority is also required as a prerequisite of all LEED projects and will be targeted at the fundamental and enhanced commissioning levels. Solar thermal energy is also being investigated as a possibility to supplement domestic hot water loads.

4. Materials and Resources

This section focuses on 2 main issues: the environmental impact of materials brought into the building and the minimization of landfill disposal for materials that leave the buildings. As part of the preliminary LEED Strategy the targeted construction waste reduction is 75%. Vancouver has a large amount of material reclamation and recycling facilities which aid in credit achievement. Additionally all LEED buildings must contain a recycling storage area during operation. For material selection, recycled content for materials in Divisions 2-10 and 12 must be above 20% based on cost. This includes fly ash in concrete, recycled structural steel, drywall, etc. Locally harvested and manufactured materials must also be specified for a total of 30% of the total construction cost.

LEEDScorecard&SustainabilityNarative–IntegralGroup


5. Indoor Environmental Quality

Indoor air quality LEED strategies begin with the initial construction indoor air quality plan and will lead to additional benefits when the building is complete. Environmental smoke control is an important prerequisite that is easily achieved for office buildings but provides more effort for residential buildings. Smoking will not be allowed in this rental building. Further indoor air quality must be achieved through the specification of low VOC emitting materials which are beneficial to occupant health.

To improve the comfort of the occupants in the buildings, controllability lighting controls will be examined. This may come in the form of operable windows or thermostats and ventilation controls. The buildings will be designed to meet thermal comfort levels for all spaces. Access to views promote a connection between the indoor and outdoor environment and are targeted with balconies and sliding doors.

6. Innovation in Design

In this section sustainable strategies that go beyond the scope of the LEED credits can be used to achieve additional points. Other “bonus” points can be achieved through exemplary performance on existing LEED credits. Strategies like green building education and green housekeeping plans have currently been identified for discussion. With a heavily programmed roof space for use by families and children, organic (chemical free) landscaping practices are proposed to reduce associated health affects of pesticides etc. Also targeted is exemplary performance for SSc7.1, as all parking has been located underground.

7. Regional Priority Credits

New to LEED are regional priority credits. These credits are earned by targeting credits within LEED that have significance in the local environment. As COV requires stormwater and water reduction credits regional priority credits can be earned in our location. Because the projects are located in the dense city core the issue of automobile reduction and being located close to public transportation can earn an additional credit.

Additional regional priority credit is the implementation of a durable building plan to be performed by a building envelope specialist. This will ensure building maintenance issues are simpler and ensures longevity, thereby reducing the amount of waste going to landfill when elements need replacing.


AcousticReport–DanielLyzun&Associates

DANIEL LYZUN & ASSOCIATES (DL&A) LTD.

Consultants in Acoustics and Noise Control

Daniel Lyzun & Associates Ltd. Griffin Centre, 367-901 W. 3rd Street, North Vancouver, BC V7P 3P9 Canada P: 604-998-4055 F: 604-998-0217 Email: [email protected] www.daniel-lyzun-associates.com - 2 -




May 23, 2013 File: AO.001.13 Acton Ostry Architects Inc 111 East 8th Avenue Vancouver, BC V5T 1R8 Attention: Kim Winston Dear Kim Re: Mixed-Use Residential Development, 275 Kingsway, Vancouver, BC

– Site Noise Impact Study We have now completed our updated review of the site noise impact for the proposed mixed-use residential development at 275 Kingsway in Vancouver, BC. The sections of the report that follow summarize the results of the detailed review and offer recommendations for upgrading the façade construction to meet the City of Vancouver requirements. Project Description Based on the information and drawings provided to us to date, it is our understanding that:

The proposed development is a 12-storey mixed-use residential development There are 195 residential housing units and ground floor commercial space along

Kingsway and E 11th Avenue There is a central external circulation space that is partially sheltered from the

elements by a translucent roof canopy The project is comprised of 2 consolidated sites There is a rooftop garden with a semi-covered children’s play space There will be a community garden space on the roof as well The project site is currently located in C-3A District Schedule. It is our

understanding that you intend to apply to rezone from C-3A to CD-1





document "Road and Rail Noise: Effects on Housing". The development authorities of the City of Vancouver accept this procedure. City of Vancouver Requirements - Acoustics For the project site, according to C-3A District Schedule of the City of Vancouver, the A-weighted 24-hour equivalent (Leq) noise levels in the portions of dwelling units listed below shall not exceed the following noise criteria: Portion of Dwelling Unit Noise Criteria Bedrooms 35 dBA Living, dining, recreation rooms 40 dBA Kitchen, bathrooms, hallways 45 dBA The above requirements are in line with the CMHC criteria. The CMHC guidelines also state that a traffic noise level between 55 dBA and 75 dBA is considered to be “normally unacceptable” for housing. This means that careful acoustical measures (over and above construction meeting the BC Building Code) may be required to achieve acceptable indoor noise levels. As for the ‘City of Vancouver - High-Density Housing for Families with Children Guidelines’ which applies to this project, it is our understanding that there is no specific indoor noise requirements with respect to the traffic noise impact review. In view of this, our current study is based on the C-3A District Schedule requirements as noted above. Detailed Review and Recommendations By using the IBANA-Calc software (which was developed by the National Research Council of Canada) and our site noise measurement data (i.e. frequency spectrum), we have determined the building envelope sound insulation requirements relative to the CMHC ‘indoor’ criteria. Based on the above approach, the recommendations to satisfy the acoustical requirement of the City of Vancouver are as follows: 1. Exterior Wall (non-glazed section)

Our review indicates that the non-glazed exterior wall section with Sound Transmission Class (STC) rating of STC 35, or higher, would provide adequate noise isolation for the residential suites in the proposed development. As indicated in your email of May 22, 2013, minimum STC 35 external wall system will be incorporated in the building design. This is acceptable acoustically. We will update our review once the exterior wall details are provided to us.




Site Conditions Based on our site visit made on April 29, 2013, we determined that the significant exterior noise source for this project site is the vehicular traffic on Kingsway. Traffic noise impact generated from E 10th Avenue, E 11th Avenue and Prince Edward Street is considered minimal. Our two-part analysis first involved an assessment of the environmental noise exposure at the building facades. The second part was a review of the exterior facade construction relative to the City of Vancouver's development permit requirements for acceptable interior noise levels. Traffic Noise Exposure Prediction of the 24-hour equivalent traffic noise exposure levels was based on the available traffic count data (24-hour traffic volume) obtained from The City of Vancouver VanMap (an official online mapping application). The data is summarised below:

200 Kingsway 200 E 10th Avenue 200 E 11th Avenue Prince Edward St. East/West Bound East/West Bound East/West Bound -

24-hours Traffic Volume [Note 1] 17010/16866 2090/2166 1230/562 No data

Percentage of Heavy Vehicles [Note 2] <5% - - -

Speed 50km/h 50km/h 50km/h - Note 1: As noted from the data sheets which we downloaded from the City of Vancouver VanMap, the 24-hour

traffic count for 200 Kingsway, 200 E 10th Avenue and 200 E 11th Avenue were made in 1999, 2012 and 2006, respectively.

Note 2: As the heavy vehicles traffic count data for 200 Kingsway (truck route) was not available, we have assumed this to be less than 5% based on our previous experience on other projects in the area.

Based upon the above traffic data and the current building design, we have estimated the A-weighted 24-hour equivalent noise exposure of the project site: Building’s Façade Traffic Noise Exposure Levels* North face (facing E 10th Avenue and Kingsway) 65-68 dBA West face (facing Kingsway) 68-71 dBA South face (facing E 11th Avenue and Kingsway) 65-68 dBA East face (facing lane, E 10th Avenue and Prince Edward St.) 55-60 dBA * Range of levels also reflects changes in elevation from street level to the upper floors The exposure levels presented are rounded to integral values and have included corrections for source-to-receiver distances (horizontal and vertical), as well as shielding effects from surrounding existing buildings and the development itself, following the procedure set out by the Canada Mortgage and Housing Corporation (CMHC) in their





Façades facing Kingsway and E 11th Avenue - All levels All units’ living room glazing and/or balcony door Our review indicates that exterior glazing (for fixed/open-able windows and balcony doors as indicated in the diagram below) with Sound Transmission Class (STC) rating of STC 30, or higher, would provide adequate noise isolation for the living room in the residential suites.




2. Balcony

As indicated in your email of May 22, 2013, the balcony glass will be minimum 6mm thick. This is acceptable acoustically.

3. Exterior Glazing and Balcony Doors

Façades facing Kingsway and E 11th Avenue - All levels ‘1 bed studio suite’ glazing and/or balcony door Our review indicates that exterior glazing (for fixed/open-able windows and balcony doors as indicated in the diagram below) with Sound Transmission Class (STC) rating of STC 35, or higher, would provide adequate noise isolation for the residential suites.

Façades facing Kingsway and E 11th Avenue - All levels ‘2 bed suite’ bedroom glazing and/or balcony door Our review indicates that exterior glazing (for fixed/open-able windows and balcony doors as indicated in the diagram below) with Sound Transmission Class (STC) rating of STC 35, or higher, would provide adequate noise isolation for the bedrooms in the residential suites.





4. Balconies and Outdoor Amenity Spaces

According to the C-3A District Schedule, it is our understanding that the City of Vancouver does not have specific acoustical requirements for open areas such as exterior balconies and outdoor amenity spaces.

5. Ventilation

Based on the CMHC guidelines, for sites where the exposure noise levels are in excess of 55dBA, the indoor noise criteria cannot be satisfied if the windows/balcony doors are opened appreciably. This does not mean that openable windows cannot be used for ventilation. What it does suggest, however, is that where an alternative means of ventilation is used in cases where rooms have noise impacted windows and/or exterior doors, noise mitigation of this system should be considered. There are a number of methods to provide fresh air ventilation to the units (for example, it may be possible to provide alternative ventilation through an acoustically treated exterior duct). We understand that there may be other code requirements regarding mechanical ventilation. The details of such systems are within the purview of the mechanical consultant. However, they can be provided to our office for review of compliance with our acoustical recommendations.

Call if you have any questions on items contained herein, or if we can provide any additional information at this time. Sincerely, Daniel Lyzun & Associates Ltd. per:

Daniel Lyzun, P. Eng. David Hung, B. Eng., MIOA Principal Consultant CC: Mark Ostry, Acton Ostry Arch. Peter Edgar, Edgar Dev. Corp.




Façades facing lane, E 10th Avenue and Prince Edward St. - All levels All units’ living room and bedroom glazing and/or balcony door Our review indicates that exterior glazing (for fixed/open-able windows and balcony doors as indicated in the diagram below) with Sound Transmission Class (STC) rating of STC 30, or higher, would provide adequate noise isolation for the living room and bedrooms in the residential suites.

For the STC 30 glazing, we recommend as a minimum:

6mm monolithic glass; or 3 mm float glass + 12 mm air space + 3 mm float glass; or equivalent STC rated glazing configuration.

For the STC35 glazing, we recommend as a minimum:

6mm float glass + 13mm air space + 6mm float glass; or equivalent STC rated glazing configuration.

The above windows/glazing should be specified to meet the code requirement for Air Tightness.

Acton Ostry Architects Inc111 E 8 Avenue

Vancouver BCCanada V5T 1R8

[email protected]

Acton Ostry Architects Inc111 E 8 AvenueVancouver BCCanada V5T 1R8

[email protected]

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