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