architectural and urban design
TRANSCRIPT
BArchitectural and Urban Design
B.1 Form of Development .................B-2
B.2 View Analysis ............................. B-11
B.3 Urban Design ..............................B-18
B-1
B.1 Form of Development
Site Character Districts
Esquimalt Road
Victoria West Park
Sitkum Park
Songhees Hilltop
Dog Park
Lime Bay
Cat
her
ine
Stre
et
Sitk
um
Ro
ad
Saghalie R
oad
Kimta Road
Lime Bay Park
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2
3
4
5
DA-2
DA-3
DA-4DA-5
Roundho
use
Stores Building
Back Shop
Car Shop
Turntable
Housing Heart
Cultural Heart
Public Heart
Linear Park and Connections
Heritage Heart
Commercial/Residential Heart
• Apartment Rental District• Three Towers
• Performance Center• Two Signature Towers
• Rail to Sail• Mews to Ocean
• Roundhouse Twin Towers
• Turntable Center• Public Realm
• Roundhouse Market• Heritage District
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-2
B Architectural PackageB.1 Form of Development
Esquimalt Rd
Victoria West Park
Sitkum Park
Songhees Hilltop
Dog ParkLime Bay
Cat
her
ine
St
Sitk
um
Rd
Saghalie R
dKimta Rd
Lime Bay Park
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2
3
4
5
DA-2
DA-3
DA-4DA-5
Roundho
use
Stores Building
Backshop
Carshop
Tower Spacing and Building Heights
North Parcel
South Parcel
Tower Spacing
30 m
37 m
28 m
38 m
25 m
21 m
22 m
23 m
26 storeys
28 storeys
30 storeys
26 storeys26 storeys
B-3
BArchitectural PackageB.1 Form of Development
Design and Planning Rationale
View Historic Buildings as a Collection
• Historic buildings to be viewed as a collection of buildings that are connected.
• Frame Historic buildings with open space that set the buildings in the site context.
• Infuse the public open space with elements that interpret the history of the site and buildings.
• Link buildings with open space and pedestrian connections.
Build up the Ends, Carve out the Middle
• Focus additional density at the west and east ends of the site.
• Carve out the middle of the site, particularly around the Turntable Plaza.
Visually Connect the Site and Context
• Create views that connect the interior of the site with its immediate and distant context.
• Maintain site porosity to create connections to the context and neighbourhood integration.
Esquimalt Road
Kimta Rd
Esquimalt Road
Kimta Rd
Esquimalt Road
Kimta Rd
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-4
B Architectural PackageB.1 Form of Development
Create a Connected Landscape
• Connect the site to its adjacent, significant parks and open spaces.
• Create continuity of landscaped open space through the site.
Curated Rail Integrated Through Site
• Provide infrastructure for active, curated rail to be integrated throughout the site.
• Create hardscape character to open space associated with Historic rail activity.
• Create pockets of urban landscape distributed through the site to balance scale of open space.
Connected and Pedestrian Oriented
• Create a connected network of pedestrian links and pathways through the site.
• Route pedestrian activity along building faces to activate and animate buildings.
• Flank both sides of internal vehicle route with pedestrian circulation on both sides.
Esquimalt Road
Kimta Rd
Esquimalt Road
Kimta Rd
Esquimalt Road
Kimta Rd
B-5
BArchitectural PackageB.1 Form of Development
New Buildings that Respond to Existing
• Site new building relative to existing Historic buildings and surrounding public streets.
• Mitigate shading and massing impacts on Esquimalt Road and adjacent park.
Background and Foreground Buildings
• Create distinction between background and foreground buildings.
• Historic buildings are foreground buildings that are all unique in form and type.
• New buildings are background buildings that serve as a contrasting background to foreground buildings.
• New buildings should relate to the historic buildings in their orientation, form, and character.
Esquimalt Road
Kimta Rd
Esquimalt Road
Kimta Rd
Design and Planning Rationale (continued)
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-6
B Architectural PackageB.1 Form of Development
Massing: View looking South West
Esquimalt Road
Kimta Rd
B-7
BArchitectural PackageB.1 Form of Development
Massing: View looking North East
Esquimalt Road
Kimta Rd
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-8
B Architectural PackageB.1 Form of Development
Esquimalt Road
Kimta Rd
Massing: View looking South East
B-9
BArchitectural PackageB.1 Form of Development
Esquimalt Road
Kimta Rd
Massing: View looking North West
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-10
B Architectural PackageB.1 Form of Development
The following views have been created to visualize the development within the future and existing skyline from various vantage points.
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3
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1
Fairmont Empress
Fisherman’s Wharf Park
Laurel Point
Downtown Victoria
InnerHarbour
SongheesPoint
Johnson StBridge
Bayview PlaceHillside
Roundhouseat Bayview Place
LimeBay
West Bay
B.2 View Analysis
B-11
BArchitectural PackageB.2 View Analysis
Future Development
Promontory
Encore
Dockside Green
1 View from West Bay
1
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-12
B Architectural PackageB.2 View Analysis
2 View from Fisherman’s Wharf Park
Encore
Promontory
DocksideGreen
2
B-13
BArchitectural PackageB.2 View Analysis
Encore
Promontory
Dockside Green
3 View from Coast Interwest
3
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-14
B Architectural PackageB.2 View Analysis
Encore
PromontoryDockside Green
4 View from Laurel Point
4
B-15
BArchitectural PackageB.2 View Analysis
Encore
Promontory
Dockside Green
5 View from Ship Point
5
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-16
B Architectural PackageB.2 View Analysis
Bayview One
Promontory
Dockside Green
6 View from Harbour Road
6
B-17
BArchitectural PackageB.2 View Analysis
B.3 Urban Design
Stores Building
Backshop
Roundh
ou
seCar Shop
Esquimalt Rd
Victoria West Park
Sitkum Park
Songhees Hilltop
Dog Park
Lime Bay
Cat
her
ine
St
Sitk
um
Rd
Sitkum
RdKimta Rd
Lime Bay Park
Ro
un
dh
ou
seG
atew
ay
Car ShopPlaza
BackshopPlaza
StoresBuilding
Plaza
Turntable
Lime Bay Mews
E&N Rail Trail
RESIDENTIAL
LOBBY
LOBBY
LOBBY
LOBBY
SERVICECOMMERCIAL
BIKE STORAGE
FUTURE CULTURAL
LOBBY
LOBBY
LOBBY
PARKING
LOBBY
LOBB
Y
AMENITY
PARKING
PARKING
SER
VIC
E
AMENITY
AMENITY
AMENITY
AMENITY
AMENITY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
PARKING
PARKING
PARKING / SERVICE
PARKING
Esquimalt Edge
Lime Bay Mews
Backshop Entry
Stores Building Plaza
Turntable Plaza
E&N Tower
Public and Open Space Framework
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
1
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-18
B Architectural PackageB.3 Urban Design
Corten planters can provide seating and a space for community gardening, or a kitchen garden for a nearby restaurant.
Planters are scattered through the plaza like artifacts of the site’s industrial past.
Corten sculptures frame the stores building and create a bridge to the historical building.
1 Carriage Lane looking East Heritage public realm design elements
B-19
BArchitectural PackageB.3 Urban Design
Stores Building
Esquim
V
Cat
her
ine
St
Car ShopPlaza
StoresBuilding
Plaza
E&N Rail Trail
RESIDENTIAL
LOBBY
LOBBY
LOBBY
BIKE STORAGE
LOBBY
AMENITY
AMENITY
AMENITY
AMENITY
AMENITY
COMMERCIAL
COMMERCIAL
PARKING
PARKING
PARKING / SERVICE
PARKING
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
Public and Open Space Framework
Esquimalt EdgeUrban in nature, the Esquimalt Edge is largely residential, enlived by lobby and amenity areas. Made level with the adjacent sidewalk, these spaces are universally accessible which helps ensure continuous use.
Esquimalt Rd
Kimta Rd
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-20
B Architectural PackageB.3 Urban Design
BackshopRound
ho
use
Car Shop
malt Rd
Victoria West Park
Ro
un
dh
ou
seG
atew
ay
BackshopPlazaTurntable
LOBBY
PARKINGEsquimalt Road
Kimta Rd
Section A Building 1 on Esquimalt Road Looking East
Section B Stores Building Plaza Looking East
Esquimalt Edge
A B
B-21
BArchitectural PackageB.3 Urban Design
Section C Car Shop Plaza Looking East
Esquimalt Edge
Esquimalt Edge Looking West PrecedentEsquimalt Edge Looking East Precedent
Cat
her
ine
St
Esquimalt Road
Kimta Rd
C
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-22
B Architectural PackageB.3 Urban Design
Stores Building
Car Shop
Esquimalt Rd
Victoria Wes
Cat
her
ine
St
Car ShopPlaza
StoresBuilding
Plaza
Turn
E&N Rail Trail
RESIDENTIAL
LOBBY
LOBBY
LOBBY
BIKE STORAGE
LOBBY
AMENITY
AMENITY
AMENITY
AMENITY
AMENITY
COMMERCIAL
COMMERCIAL
PARKING
PARKING
PARKING / SERVICE
PARKING
Stores Building PlazaA public open space connected to and level with Esquimalt Road, the Stores Building Plaza provides the Stores Building itself greater presence and accessiblity, connecting it to the urban context.
Esquimalt Rd
Kimta Rd
Public and Open Space Framework
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
B-23
BArchitectural PackageB.3 Urban Design
Stores Building
Bac
Roundh
ou
se
Car Shop
Esquimalt Rd
Victoria West Park
Sitkum R
dKi
Ro
un
dh
ou
seG
atew
ay
Car ShopPlaza
StoresBuilding
Plaza
Turntable
Lime Bay Mews
LOBBY
LOBBY
SERVICECOMMERCIAL
BIKE STORAGE
LOBBY
LOBBY
LOBBY
PARKING
LOBBY
LOBB
Y
AMENITY
PARKING
PARKING
SER
VIC
E
AMENITY
AMENITY
AMENITY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
NG / SERVICE
PARKING
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
Public and Open Space Framework
Turntable PlazaTurntable Plaza is the heart of the community and accessible to pedestrians via Roundhouse Gateway, which connects the community to Victoria West Park.Framed by active commercial and cultural spaces, public space design is intended to highlight the Roundhouse, the site’s historic centrepiece.
Esquimalt Rd
Kimta Rd
1
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-24
B Architectural PackageB.3 Urban Design
ckshop
Sitk
um
Rd
BackshopPlaza
Y
1 Turntable Plaza Looking West
B-25
BArchitectural PackageB.3 Urban Design
Backshop
Roundh
ou
se
Car Shop
Esquimalt Rd
Victoria West Park
Sitk
um
Rd
Ro
un
dh
ou
seG
atew
ay
BackshopPlazaTurntable
LOBBY
LOBBY
PARKING
LOBBY
LOBB
Y
AMENITY
PARKING
PARKING
SER
VIC
E
COMMERCIAL
COMMERCIAL
COMMERCIAL
Backshop PlazaThe Backshop Plaza is the site’s pre-eminent pedestrian entry point, offering a direct link to Turntable Plaza. Definition of a plaza and adjacent residential lobby activates the Backshop while elevating the residential tower provides continuous views of historic structures.
Esquimalt Rd
Kimta Rd
Public and Open Space Framework
Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
3
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-26
B Architectural PackageB.3 Urban Design
3 Sitkum Road at Esquimalt Rd, looking south to Backshop
B-27
BArchitectural PackageB.3 Urban Design
Stores Building
Back
Roundh
ou
se
Car Shop
Esquimalt Rd
Victoria West Park
Sitkum Park
SonghHillt
Lime Bay
Cat
her
ine
St
Sitkum
RdKimta Rd
Lime Bay Park
Ro
un
dh
ou
seG
atew
ay
Car ShopPlaza
StoresBuilding
Plaza
Turntable
Lime Bay Mews
E&N Rail Trail
RESIDENTIAL
LOBBY
LOBBY
LOBBY
LOBBY
SERVICECOMMERCIAL
BIKE STORAGE
FUTURE CULTURAL
LOBBY
LOBBY
LOBBY
PARKING
LOBBY
LOBB
Y
AMENITY
PARKING
PARKING
SER
VIC
E
AMENITY
AMENITY
AMENITY
AMENITY
AMENITY
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL
PARKING
PARKING
PARKING / SERVICE
PARKING
Public and Open Space Framework
Esquimalt Rd
Kimta Rd
Lime Bay MewsLime Bay Mews, bordered by active commercial spaces and E&N Tower entry points, connects the site to the waterfront by providing a direct link from Turntable Plaza to Lime Bay Park.
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Legend
Residential
Commercial / Community
Residential Lobby
Residential Amenity
Bike Storage
Future Cultural Space
Parking / Service
Parking
ROUNDHOUSE AT BAYVIEW PLACE REZONING APPLICATIONB-28
B Architectural PackageB.3 Urban Design
ckshop
hees top
Sitk
um
Rd
BackshopPlaza
E&N Rail Trail and Sitkum Park
Completion of this portion of the E&N Rail Trail will connect cyclists and pedestrians to downtown Victoria while fortifying a strong regional connection. The trail is anchored by Sitkum Park, designed to provide residents and visitors flexible and programmable park space.
Lime Bay Mews character precedents4 Lime Bay Mews looking south
B-29
BArchitectural PackageB.3 Urban Design