1569 w6th ave, technical/design comment, s. bohus
TRANSCRIPT
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Analysis: Rezoning Application1569 West 6th Avenue
Public Hearing, 19-Oct-2010
Technical and Design Comments on Development Proposal
Stephen Bohus, BLA
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Context• Proposal out of scale, area is mid to low-rise
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View corridor• Established in Burrard Slope C-3A Guidelines
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Granville & Broadway (views)• Possible impact on view corridor (Broadway)
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Granville & Broadway (views)• Possible impact on
view corridor(Broadway & Granville)
• OpenData (source forAir Photos & PropertyLines)
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Granville & Broadway (views)• Granville &
Broadway inGoogle Earth
• Proposal isgrey building
• Note: see 2Dairphoto forlocations ofa few lowbuildings notyet modelledby Google
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Granville & Broadway (views)• Granville &
Broadway inGoogle Earth
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Granville Pedestrian Experience Walking north on
Granville
(open sky,views,progression,experience)
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Close to Off Ramp (60’)• Top of tower cuts
into tower abovefreeway height60’ away
• Recent update:staff now say thatthe 60’ distanceis not applicablefor this off ramp(but policy is fornorth of FalseCreek); originalinformation fromstaff was a 60’limit for parts ofbuildings higherthan than theoff ramp
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Shadow impact on Park• October 27, 3pm
impacts park• Shoulder season
impact• Should have
additional analysis• Other cities
precedents
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Shadow impact on Park• November 27, 3pm
impacts park• Shoulder season
impact• Shadow will be a bit
longer (terrain drop)• After school hours
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Shadow impact on Park• Shoulder season impact
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Views from nearby buildings
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Views from dance studio
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Street Views• Pedestrian level analysis desired
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Grade change (max height impact)• Height at 6th (grade) is in drawings in proposal, not height at north end of site
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Previous Design / Permit• Arthur Erickson & Milkovich (architects)
3 storeys 4 storeys
Under ramp level
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Previous Design / Permit
• Arthur Erickson & Milkovich (architects)• Excellent design (UDP review)• Low-rise form, integrating with
neighbourhood yet meets density targets• Erickson’s legacy (a lost opportunity)• Great example of how to do a development in
this area in terms of form
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Summary
• Proposed height is off the charts• Shadow impact on Park, Neighbours• fsr incrementally increased, non-compliant
1.8, 3.0. 3.3, 3.75, 4.95…• Already dense site (Granville South Lofts)• Role of covenant (previous agreement 3.0fsr)• Preserve our View corridor & pedestrian /
cyclist experience