Analysis: Rezoning Application1569 West 6th Avenue

Public Hearing, 19-Oct-2010

Technical and Design Comments on Development Proposal

Stephen Bohus, BLA

Context• Proposal out of scale, area is mid to low-rise

View corridor• Established in Burrard Slope C-3A Guidelines

Granville & Broadway (views)• Possible impact on view corridor (Broadway)

Granville & Broadway (views)• Possible impact on

view corridor(Broadway & Granville)

• OpenData (source forAir Photos & PropertyLines)

Granville & Broadway (views)• Granville &

Broadway inGoogle Earth

• Proposal isgrey building

• Note: see 2Dairphoto forlocations ofa few lowbuildings notyet modelledby Google

Granville & Broadway (views)• Granville &

Broadway inGoogle Earth

Granville Pedestrian Experience Walking north on

Granville

(open sky,views,progression,experience)

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

Shadow impact on Park• October 27, 3pm

impacts park• Shoulder season

impact• Should have

additional analysis• Other cities

precedents

Shadow impact on Park• November 27, 3pm

impacts park• Shoulder season

impact• Shadow will be a bit

longer (terrain drop)• After school hours

Shadow impact on Park• Shoulder season impact

Views from nearby buildings

Views from dance studio

Street Views• Pedestrian level analysis desired

Grade change (max height impact)• Height at 6th (grade) is in drawings in proposal, not height at north end of site

Previous Design / Permit• Arthur Erickson & Milkovich (architects)

3 storeys 4 storeys

Under ramp level

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

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