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1569 W6th Ave, Technical/Design Comment, S. Bohus

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1569 W6th Ave, Technical/Design Comment, S. Bohus

  1. 1. Analysis: Rezoning Application 1569 West 6th Avenue Public Hearing, 19-Oct-2010 Technical and Design Comments on Development Proposal Stephen Bohus, BLA
  2. 2. Context <ul><li>Proposal out of scale, area is mid to low-rise </li></ul>
  3. 3. View corridor <ul><li>Established in Burrard Slope C-3A Guidelines </li></ul>
  4. 4. Granville & Broadway (views) <ul><li>Possible impact on view corridor (Broadway) </li></ul>
  5. 5. Granville & Broadway (views) <ul><li>Possible impact on view corridor (Broadway & Granville) </li></ul><ul><li>OpenData (source for Air Photos & Property Lines) </li></ul>
  6. 6. Granville & Broadway (views) <ul><li>Granville & Broadway in Google Earth </li></ul><ul><li>Proposal is grey building </li></ul><ul><li>Note: see 2D airphoto for locations of a few low buildings not yet modelled by Google </li></ul>
  7. 7. Granville & Broadway (views) <ul><li>Granville & Broadway in Google Earth </li></ul>
  8. 8. Granville Pedestrian Experience <ul><li>Walking </li></ul><ul><li>north on Granville </li></ul>(open sky, views, progression, experience)
  9. 9. Close to Off Ramp (60’) <ul><li>Top of tower cuts into tower above freeway height 60’ away </li></ul><ul><li>Recent update: staff now say that the 60’ distance is not applicable for this off ramp (but policy is for north of False Creek); original information from staff was a 60’ limit for parts of buildings higher than than the off ramp </li></ul>
  10. 10. Shadow impact on Park <ul><li>October 27, 3pm impacts park </li></ul><ul><li>Shoulder season impact </li></ul><ul><li>Should have additional analysis </li></ul><ul><li>Other cities precedents </li></ul>
  11. 11. Shadow impact on Park <ul><li>November 27, 3pm impacts park </li></ul><ul><li>Shoulder season impact </li></ul><ul><li>Shadow will be a bit longer (terrain drop) </li></ul><ul><li>After school hours </li></ul>
  12. 12. Shadow impact on Park <ul><li>Shoulder season impact </li></ul>
  13. 13. Views from nearby buildings
  14. 14. Views from dance studio
  15. 15. Street Views <ul><li>Pedestrian level analysis desired </li></ul>
  16. 16. Grade change (max height impact) <ul><li>Height at 6 th (grade) is in drawings in proposal, not height at north end of site </li></ul>
  17. 17. Previous Design / Permit <ul><li>Arthur Erickson & Milkovich (architects) </li></ul>3 storeys 4 storeys Under ramp level
  18. 18. Previous Design / Permit <ul><li>Arthur Erickson & Milkovich (architects) </li></ul><ul><li>Excellent design (UDP review) </li></ul><ul><li>Low-rise form, integrating with neighbourhood yet meets density targets </li></ul><ul><li>Erickson’s legacy (a lost opportunity) </li></ul><ul><li>Great example of how to do a development in this area in terms of form </li></ul>
  19. 19. Summary <ul><li>Proposed height is off the charts </li></ul><ul><li>Shadow impact on Park, Neighbours </li></ul><ul><li>fsr incrementally increased, non-compliant 1.8, 3.0. 3.3, 3.75, 4.95… </li></ul><ul><li>Already dense site (Granville South Lofts) </li></ul><ul><li>Role of covenant (previous agreement 3.0fsr) </li></ul><ul><li>Preserve our View corridor & pedestrian / cyclist experience </li></ul>

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