DESIGN RATIONALE - Vancouver...4 333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION DESIGN...
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333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION 4 DESIGN RATIONALE Parking for both 333 Seymour Street and 601 West Hastings Street underground parking is accessed through the 333 Seymour Street parking entrance on Cordova Street as approved with the 601 West Hastings Street Development Permit (see Appendix A). PARKING AND LOADING CONTEXT The existing tower at 333 Seymour has a strong reflective design aesthetic. The intention is to evolve this image with time to reflect more current technology and workplace. The podium insertion has been designed as a series of glass cubes to create both a clear connection to the street at grade and to provide a dignified base that the tower above can evolve from. This proposal is to rezone the 333 Seymour Street site to allow additional retail at grade, update fitness amenities and provide additional office area in the podium on levels one and two. The additions and renovations are intended to create more pedestrian friendly street frontages, improve retail viability and increase job space adjacent to mass transit while also increasing amenities for office employees at both 333 Seymour and the new development at 601 West Hastings. The removal of the second floor lane crossover to 601 West Hastings Street the allows the second floor lobby to be enhanced with an extended office area expanded over the Seymour St. colonnade as a feature glass box. The site is currently zoned CD-1 (164). The neighbouring buildings at 601 West Hastings Street CD-1 (666) and 320 Granville Street CD-1 (702) have recently been rezoned with modern office tower designs. Relevant context is the Sears Tower/Downtown SFU Campus across Seymour Street and the Waterfront Station across Cordova Street. This proposal is will greatly improve the urban design at Seymour and Cordova streets, an important gateway intersection located directly adjacent to Waterfront Station, by updating the 333 Seymour podium levels with an active, warm and compatible modern design. The 1970’s development connected an office tower at 333 Seymour Street to a public park at 601 West Hastings via a bridge. An office tower with an outdoor park has recently been approved with construction currently proceeding which removes the bridge connecting to 333 Seymour Street. The key elements of the renovation and addition to 333 Seymour street are to update exterior finishes and to bring a friendly commercial presence to the podium. Current retail frontages are set back a considerable distance from the street sidewalk and are raised 1.5 m above Cordova Street. This proposal brings the retail to the Cordova sidewalk while also extending the glass façade to provide the illusion of a storefront retail bordered with landscape and seating. A strong colonnade connection along Seymour Street from the recently approved 601 West Hastings Street site along 333 Seymour Street to the waterfront station is enhanced with enlarged retail frontage and the office entry vestibule. The colonnade soffit takes clues from the neighbouring 601 West Hastings slatted ceiling. The soffit is a continuation of vertical sunshades to the new office insertion that then draws your eyes into the office lobby and retail use. DESIGN CONCEPTS The proposed additions are minor however the project does include significant upgrades to the existing building as follows: • Addition of a vestibule to the existing office tower main lobby. • Existing single glazed retail glazing to be replaced with double glazing. • Mechanical and electrical equipment for podium supply to meet current energy requirements. • Exterior sunshades along the second-floor office addition along Seymour Street have been designed to provide 100% shading from mid-day solar heat gain. • Project lighting to be LED SUSTAINABILITY
Transcript of DESIGN RATIONALE - Vancouver...4 333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION DESIGN...
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION4
DESIGN RATIONALE
Parking for both 333 Seymour Street and 601 West Hastings Street underground parking is accessed through the 333 Seymour Street parking entrance on Cordova Street as approved with the 601 West Hastings Street Development Permit (see Appendix A).
PARKING AND LOADING
CONTEXT
The existing tower at 333 Seymour has a strong reflective design aesthetic. The intention is to evolve this image with time to reflect more current technology and workplace. The podium insertion has been designed as a series of glass cubes to create both a clear connection to the street at grade and to provide a dignified base that the tower above can evolve from.
This proposal is to rezone the 333 Seymour Street site to allow additional retail at grade, update fitness amenities and provide additional o�ce area in the podium on levels one and two. The additions and renovations are intended to create more pedestrian friendly street frontages, improve retail viability and increase job space adjacent to mass transit while also increasing amenities for o�ce employees at both 333 Seymour and the new development at 601 West Hastings.
The removal of the second floor lane crossover to 601 West Hastings Street the allows the second floor lobby to be enhanced with an extended o�ce area expanded over the Seymour St. colonnade as a feature glass box.
The site is currently zoned CD-1 (164). The neighbouring buildings at 601 West Hastings Street CD-1 (666) and 320 Granville Street CD-1 (702) have recently been rezoned with modern o�ce tower designs. Relevant context is the Sears Tower/Downtown SFU Campus across Seymour Street and the Waterfront Station across Cordova Street. This proposal is will greatly improve the urban design at Seymour and Cordova streets, an important gateway intersection located directly adjacent to Waterfront Station, by updating the 333 Seymour podium levels with an active, warm and compatible modern design.
The 1970’s development connected an o�ce tower at 333 Seymour Street to a public park at 601 West Hastings via a bridge. An o�ce tower with an outdoor park has recently been approved with construction currently proceeding which removes the bridge connecting to 333 Seymour Street.
The key elements of the renovation and addition to 333 Seymour street are to update exterior finishes and to bring a friendly commercial presence to the podium. Current retail frontages are set back a considerable distance from the street sidewalk and are raised 1.5 m above Cordova Street. This proposal brings the retail to the Cordova sidewalk while also extending the glass façade to provide the illusion of a storefront retail bordered with landscape and seating.
A strong colonnade connection along Seymour Street from the recently approved 601 West Hastings Street site along 333 Seymour Street to the waterfront station is enhanced with enlarged retail frontage and the o�ce entry vestibule. The colonnade so�t takes clues from the neighbouring 601 West Hastings slatted ceiling. The so�t is a continuation of vertical sunshades to the new o�ce insertion that then draws your eyes into the o�ce lobby and retail use.
DESIGN CONCEPTS
The proposed additions are minor however the project does include significant upgrades to the existing building as follows:
• Addition of a vestibule to the existing o�ce tower main lobby.
• Existing single glazed retail glazing to be replaced with double glazing.
• Mechanical and electrical equipment for podium supply to meet current energy requirements.
• Exterior sunshades along the second-floor o�ce addition along Seymour Street have been designed to provide 100% shading from mid-day solar heat gain.
• Project lighting to be LED
SUSTAINABILITY
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION 5
VIEW FROM WATERFRONT STATION ALONG CORDOVA STREET
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION6
GASTOWN
THE LANDING
WATERFRONT STATION
601 W. HASTINGS
HARBOUR CENTRE
CANADA PLACE
333 SEYMOUR REVITALIZATION FOR PODIUM ONLY(REZONING / DEVELOPMENT PERMIT APPLICATION)
CONTEXT PHOTOGRAPH
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION 7
333 SEYMOUR
320 G
RANVILLE
619 W
. HASTIN
GS
609 W
. HASTIN
GS60
1 W. H
ASTINGS
WATERFRONT STATION
GRANVILLE ST.
SEYMOUR ST.
RICHARDS ST.
W. HASTINGS ST.
PENDER ST.
W. CORDOVA ST.
WATER ST.
CONTEXT MAP
HA
ST
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S S
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PEDESTRIAN CROSSING
CITY BIKE SHARE PROGRAM
CO
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SEYMOUR STREET
LA
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320 GRANVILLEPROPOSED
WATERFRONT STATION
HARBOUR CENTREEXISTING
601 W. HASTINGSAPPROVED
333 SEYMOUREXISTING
NN
STREET PLANAERIAL PLAN
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION8
CONTEXT ELEVATION CORDOVA STREET
SEYM
OUR
ST.
GRAN
VILL
E ST
.
RICH
ARDS
ST.
ISSUED
SHEET NUMBER
ALL RIGHTS RESERVED, PROPERTY OF B+H ARCHITECTS, INC. USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION.
DRAWN REVISION
DRAWING TITLEPROJECT NO.
SCALE
B+H ARCHITECTS
400-1706 West 1st AvenueVancouver, BC, Canada V6J 0E4T/604.685.9913 F/604.685.0694
1 : 500
07/25/18
Author
SITESECTION-CORDOVAST
333 SEYMOUR ST. REVITALIZATION333 Seymour Street.Vancouver, BC
Unnamed1714106
1 : 5001 Section 49
320 GRANVILLE DP APPROVED
SITE BOUNDARY
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION 9
CONTEXT ELEVATION SEYMOUR STREET
W H
ASTI
NGS
ST.
W C
ORDO
VA S
T.
LANE
ISSUED
SHEET NUMBER
ALL RIGHTS RESERVED, PROPERTY OF B+H ARCHITECTS, INC. USE OR REPRODUCTION PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION.
DRAWN REVISION
DRAWING TITLEPROJECT NO.
SCALE
B+H ARCHITECTS
400-1706 West 1st AvenueVancouver, BC, Canada V6J 0E4T/604.685.9913 F/604.685.0694
1 : 500
06/28/18
Author
A.214
333 SEYMOUR ST. REVITALIZATION333 Seymour Street.Vancouver, BC
SITE SECTION-SEYMOUR ST1714106
1 : 5001 Section 4
SITE BOUNDARY
601 WEST HASTINGS STREETAPPROVED
333 SEYMOUR REZONING / DEVELOPMENT PERMIT SUBMISSION10
SITE CONTEXTAREA OF REZONING & DEVELOPMENT PERMIT WORK
EXISTING VIEW FROM WATERFRONT STATION ALONG CORDOVA STREET
