SECTION 04

DESIGN
RATIONALE

SECTION 04. DESIGN RATIONALE

4.1 Design Principles

4.2 Key Design Considerations
4.3 Organization of Functional Programme
4.4 Form and Massing
4.5 Architectural Character Concept
4.6 Proposed Development Elevations

45
46
4.1 DESIGN PRINCIPLES

4.1.1 BING THOM’S NINE BIG IDEAS 4.1.4 REUNITE THE DRIVE
Bing Thom Architects proposed nine ‘big ideas’ through which the Commercial Drive is interrupted at the intersection of Broadway by
design of the Broadway and Commercial development would be the east/west rail corridor ‘the Cut’. The nature of Commercial Drive
tested to ensure that the project vision was fulfilled. These ‘big ideas’ to the north is quite different to that south of the cut. The location of
remain relevant to the current scheme and form core principles the Safeway site to the south of the cut provides an opportunity for a
through which design decisions have been indexed against. development catalyst for reunification of south Commercial Drive to
the more vibrant northern part of the street. The Safeway site can be
At the heart of these principles is the term ‘community social’ which
considered as a ‘weld point’ where the strength of the connection is
was used by Bing Thom Architects to capture ideas of the particular
greater than the current adjacency.
vitality of the neighborhood, the eclectic nature of the project and its
transformative potential.

The nine ‘big ideas’ are summarized below; 4.1.5 A VIBRANT LOCAL ECONOMY
The immediate area around the Safeway site is quite ambiguous,
and suffers from a lack of positive identity. The development has the
4.1.2 DYNAMIC GATEWAY OPPORTUNITY
potential to reinvigorate this area and to complement the dynamic
The Broadway and Commercial site (hereafter referred to as the qualities of north Commercial Drive. The scale of the development
Safeway site) is an important and recognizable node within the City. will provide a “critical mass” enhancement of the on-site commercial EAST BROADWAY

Development of the Safeway site has the potential to create positive activities as well as support a vital and diverse local economy.
activation and to act as symbolic gateway between the downtown
urban core and the metropolitan areas beyond. The highly visible
scheme will become precedent setting, and it is important that in
architectural terms that it is bold and assured, even heroic.

COMMERCIAL DRIVE
4.1.3 A REASON TO BE HERE
The Safeway site is a logical location for high density development.
The scale of the development provides critical mass for enhancement
and invigoration of the neighborhood. It is somewhere that suffers
from being a point of transition, whereas it should become a
destination. The site location is important as the busiest transit
interchange within the city, and its elevation marks it as a powerful
symbol of positive change.

THE SITE SITS AT ONE OF THE MOST DYNAMIC NODES WITHIN THE CITY. IT IS A GATEWAY PROJECT
AND A CATALYST FOR POSITIVE SOCIAL DEVELOPMENT.

47
 4.1 DESIGN PRINCIPLES

4.1.6 NEW HOMES 4.1.9 ARCHITECTURE AND CULTURE

The development is considered in terms of the creation of new Not only is this development seen as a catalyst for change, but also
homes, not units. Each home must be composed of livable spaces, as a reflection for the drive of our community for what is progressive
supported by meaningful amenity and access to gardens and a range and positive. The dynamic culture of Vancouver must inform the
of safe outdoor spaces. Bing Thom Architects had characterized the project which in turn must act as a symbol of optimism. Perhaps
potential of the site as the creation of a true vertical village. paradoxically the development must also embrace continuity,
memories and evolution of forms of living that look forward, but that
respect the essence of the ‘genius loci’ of both its immediate and
4.1.7 FAMILY SPACE City context.

At the heart of the project is the belief of the importance to create

homes for families. This must inform the size and layout of the
4.1.10 PROGRESSIVE ARCHITECTURE
individual homes but also to extend beyond the threshold of the
home. Spaces must be considered in respect to the family and the Although the notion of what is progressive in terms of design often
child, be safe and secure, but also stimulating and life enhancing. The becomes confused with subjective notions of style and superficial
Dutch architect, Aldo Van Eyck, proposed that the city be considered concerns, the development has an important role in challenging
in respect to the house, and that the house be considered in respect narrow orthodoxies. Truly progressive, the project should embrace
to the city. This development must embrace the common values of performance as well as formal based design criteria. The project
both the intimate and the broader, societal family of Vancouver. should be environmentally responsive and fully committed to
becoming an exemplar for future development within the city.

4.1.8 GREEN URBANISM

The development must consider landscape strategies as major
generators of design. This is not landscape as a mediating edge but
fully integrated into a cohesive and coherent structured approach to
high density urban development. The architecture of the development
must be responsive to the creation of meaningful green spaces but
to do so in a manner that captures the idea of ‘green urbanism’, a
microcosm of the garden city.

BING THOM ARCHITECTS BIG IDEAS INCLUDE GREEN URBANISM TO INFORM DEVELOPMENT OF THE DESIGN CONCEPTS

48
4.1 DESIGN PRINCIPLES

4.1.11 HEALTHY CITY GOALS - HAPPY CITY 4.1.12 HOUSING 4.1.13 SHARED SPACE 4.1.14 MOBILITY

In addition to the nine ‘big ideas’ the set of pre-planning Offer collective housing options that nurture Build a generous and inclusive public realm Make walking wonderful
guidelines prepared by Happy City to address the goals of social support and relationships
Public open space should be provided that supports Support the public realm along the edge on Broadway.
the Healthy City form sets of principles through which the
Amenities which offer opportunities for community models regular, casual and satisfying social encounters not just Although previous recommendations called for an active
design has been critically reviewed and developed.
such as Co-housing and household clustering should be for the residents of the development but for the whole commercial edge on Broadway, this has been determined
The current proposal has addressed the headline issues safeguarded. These amenities should be meaningful and neighborhood. Creation of a beloved and significant public as being unrealistic. However the design of the grocery store
raised by Happy City following the earlier Bing Thom be supported by a range of spaces of different scales to plaza; it was recognized that an elevated plaza would be frontage along Broadway should provide visual permeability
scheme. promote social interaction within proximity of smaller groups unworkable as a truly public space and that such a space and avoid the perception of a blank façade.
of homes within the overall development. should have active commercial edges.
These include the size and location of the grocery store, Provide a safe well lit pedestrian link between Broadway
ground level parking, and the status of the public plaza. Public art on the site should offer a strong sense of meaning and East 10th Avenue to provide permeability and address
for residents, businesses, visitors and transit users. Public concerns of the site becoming a barrier to active mobility.
Help people stay longer / support longer tenure
art should reflect the diverse cultural aspects of this part of
The recommendations which are reflected in the design A modular approach to the planning of homes may facilitate the City.
proposal are summarized below; longer term flexibility in internal plan arrangement. A variety Reduce car dependence
of home types should be provided, but where the type plans
Bike share stations and great bike services should be
• Housing are regular and accommodate a degree of modification Create semi-private and shared spaces that
provided and be easily accessible, within close proximity to
without the challenge of irregular geometry. Homes should enrich village life
the Skytrain station, both at grade and as dedicated resident
• Shared Space be designed to support a range of tenure options which are
The Podium green space (hereafter referred to as the bike parking within the parkade. Designated car parking for
spatially non-discriminatory and which support broad social
courtyard garden) should provide an active front yard for pool car share vehicles should be considered.
• Mobility integration.
residents. Main entrances to the residential blocks should
be located off the courtyard. The concierge facility should
• Green Space and Nature
serve both a social and security function. The design should
embrace all-season use of the courtyard with a range of
• Building Construction and Design
‘social magnets’ integrated into the design. Communal
amenities at this level should be designed to boost foot
traffic. Arrange homes to overlook the courtyard and so
convey a sense of passive security.

49
 4.1 DESIGN PRINCIPLES

4.1.15 GREEN SPACE AND NATURE 4.1.16 BUILDING CONSTRUCTION AND DESIGN

Ensure diverse nature and green space is Become a city of Vancouver best practice in e to
pons Hous
Homeless ing and
accessible to residents, visitors and transit environmental sustainability and human wellbeing Res g Women y
sin Inquir ness
Mis ssion of Stra
users m mi teg
y Ma
The location of the Safeway site demands that noise mitigation Co on yor
ly
LTHY PEOPLE
Shared gardens throughout the residential development is considered in both the design and the selection of building nd an Me ’s T

HEkA
rie Plan d nt as
Ad al k
F
should be considered and provided in a variety of forms materials. These considerations will also inform landscape e- ion are of the bas
in c
di H
g ic ct

Fo alth
t s
Ta

A g

e ns
A
and scales. strategies throughout the development and the creation of

rc
c

io

e
well insulated internal and social spaces which are conducive
titvse
an A Good
to pro-social activities. ore hip
AAH
abnm s Start oH

g
l

Tra
l er thy EvEev m ome
Cvoireoad

nin
toHeaInl ll reyro efofro

ns
n L a e rA yno
ene r

lan
E v
The development should showcase best practices in respect r i fo

po
s foThrity

yP

t
C

Thun to en

rta
Fe O
to the new standard for sustainable building, and be an

O W
Aro ttinognm
unit

eFd rlvse ll
A

ur eW

tion
In

eien lsve
sue ll e
e
rivd
exemplar of the Renewable City Strategy.

Genvir

d
gin s
Comm

2040
E

g
HEALTHY

HealtHhe
ServSic

e future
ting
s nd

HumH
Support small business and local

intg
eu
Vancouver Econ y

S
ro
ExpresGse

au
ee
OurseAlv
HEALTH
entrepreneurship

yalthy
nman
rv

NMENT
CITY

Action Strat

sices

Strategy
Food couver
VI nd into th
ngo nedet a Ends
Small retail destinations should provide a range of commercial

Expr elLveas

Well
C u lti v

inllg nd
O urs
FOR ALL

Van
experiences within the public realm at ground level. The retail

or t aM indgs
esLs

ed e ee MgaEkn
eg

rke
ifneg rning

W
nature should be complementary to that of Commercial Drive,

om

ati

RO
lo

in
YC

kiW
ic

S Mdak
ng L
and have a strong local ambience.

ENnow a
ng

ud afM
an
Li e
eA g
ar loncti

W
f
idn g

Co
nian g ve Baen ealfien cl

Va

OM
Opportunities to work within the site should be considered ngd LA g

s
i in gFeS eIdn
Ou Get vcintigve

nn

ive
Be

y
co
tsi tianngd L ivin g inegelin calund

li t
and ideas such as an innovation hub have been suggested. a t

ec

iat
de C t i v F ns I n

u
io l
Ge ti ultivatCinug

bi
Out tC ctio d a

ve
ng
N n ioonnsne an

it
t
sideonnectC
li v

Y
IT s TH

In
r Cu
ing

re
IE r L

ltu

ca
u
S E ns A

ld
re
HE

hi
an

Pl

C
Va
n co n
uv ti o
Pa er I c ili a
rt n m m on
e rs ig r ec
h i p at i o n o fR
Greenest City C it y
Action Plan

Vision, Focus areas, and goal areas

of the Healthy City Strategy with examples of related City initiatives.

Focus and Goal Areas

the framework contains a clear vision statement and
three major areas of focus:

• Healthy People – taking Care of the Basics

50
• Healthy Communities – Cultivating Connections

• Healthy environments – ensuring livability now and

4.2 KEY DESIGN CONSIDERATIONS

4.2.1 AT GRADE PUBLIC OPEN PLAZA 4.2.3 PEDESTRIAN ACCESS TO GROCERY STORE
FROM BROADWAY AND EAST 10TH
The Grandview Woodland Community Plan requires that the site
AVENUE
provides a generous public plaza at grade. Previous iterations of
the development scheme proposed that this be translated as an The Grandview Woodland Community Plan suggests two
elevated ‘breezeway’ on multiple levels spanning from East 10th alternative conceptual strategies for the location of the grocery
Avenue to Broadway with sets of monumental stairs at either end. store, the configuration of the public plaza and the route through
the site. Convenient access from both Broadway and East 10th
To support this strategy it had been also proposed that a more
Avenue to the single entry point for the grocery store needs to be
suitable location for a grade level public plaza be considered at
provided.
the intersection of Commercial Drive north and the cut.
Where the grocery store is elevated to the second floor, as in EAST BROADWAY
It is recognized that the conception of the breezeway, although
previous iterations of the scheme this has proved problematic to PEDESTRIAN
architecturally arresting, did not satisfy the intention of the
fulfill the intention of these criteria, and the design must integrate ACCESS
requirement and that an at-grade public plaza of approximately
the grocery store location, elevation and entrance with the public
20,000 sqft (open to the air) is required to be satisfactorily
plaza and direct connection between Broadway and East 10th
integrated into the proposal.
Avenue.
The plaza should be legible in urban terms; functional and
a meaningful public space providing connectivity between

COMMERCIAL DRIVE
Broadway and East 10th Avenue.

The design rationale for the plaza is discussed in more detail POTENTIAL
MIDBLOCK
within Section 5.0 of this report. CONNECTION SKYTRAIN GROCERY
STORE
PUBLIC
4.2.2 ANIMATION OF EDGES PLAZA
It has been recognized that the planning of a large format grocery
store on the site poses a number of challenges in terms of
animation and avoidance of ‘sterile edges’.

The design must reconcile the functional demands of this type of

retail with measures to provide activation of the public plaza and
generosity to its address on Broadway and East 10th Avenue. PEDESTRIAN
ACCESS EAST 10TH AVENUE

N
DIAGRAM AT COMMERCIAL-BROADWAY ILLUSTRATING PEDESTRIAN ORIENTED PUBLIC PLAZA AND
SAFEGUARDING OF MIDBLOCK CONNECTION

51
 4.2 KEY DESIGN CONSIDERATIONS

4.2.4 SMALL SCALE RETAIL 4.2.6 TRANSIT

N
GR
The relationship of the scheme to its immediate context, and The relationship of the adjacent Skytrain station is an important AN
DV
particularly to the character of Commercial Drive North is seen as design consideration. The main entrance to the station is at grade IEW
HW
being of fundamental importance to its success. The large format from Broadway with a secondary at grade entrance from east 10th Y
grocery store should be complimented by small and micro retail Avenue. BI
CY
MI CL
opportunities which contrast in scale and use and which may offer LL ER
The Grandview Woodland Community Plan illustrates a potential EN OU
non-conventional formats for retail. IU TE
mid-block connection between the station and the development M
LIN
The location of such retail units has been considered in the past site which should be safeguarded, although the current design for E
and it has been suggested that the elevation of the development the expansion of the station makes no such concession.
along Broadway would benefit from active retail frontage.
The transit hub of Broadway and Commercial should be enhanced

099 BUS
The proposal presents an alternative recommendation, where the by the scheme, with the plaza connecting the two ends of the COMMERCIAL-
Broadway elevation at grade is dominated by a glazed elevation station and providing a vibrant active public open space providing BROADWAY STATION
for the grocery store. spatial amenity at the point of modal interchange.

Retail within the public plaza is clustered towards the southern 099 BUS
end, wrapping around onto East 10th Avenue. Micro CRU units EAST BROADWAY
have also been introduced along the East 10th Avenue elevation
009 BUS
to further animate the Greenway.

4.2.5 CONTEXT AND GENIUS LOCI

COMMERCIAL DRIVE
As discussed elsewhere in this report the character of this part of

EXPO LINE
the city is unique and specific. This development will, by its scale
and density, alter the nature of the neighborhood and how the
Broadway / Commercial Drive intersection is perceived throughout
the city.

The valued historic fabric of the area must be considered

alongside the zones of ambiguity and transition – particularly the
immediate area around the Safeway site. The scheme must aim
to be responsive to the spirit of the place whilst at the same time
EAST 10TH AVENUE BICYCLE ROUTE
offering an optimistic forward looking image for the demands of
the 21st century city.

N
INTERMODAL TRANSIT INTERCHANGE ELEMENTS AT COMMERCIAL/BROADWAY

52
4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME
N
IO

5.5
AT

BRO ms
ST

ADW

Y IAL
idew

NG
AY 40f

TR RC
,00 A
IN

alk

DI
20 PLAZ

EN ME
t

0S

OA
RA

YL
F RE

CO
YT

WA
0 S STO

FE
SK

SA
,00 Y
SIT

50 CER
E=

O
9,8

GR
GR

19. RET
1m2 AIL
AN

CC G
S
+ A ADIN
DV

ES
E1
IE

0TH

LO
mob
W

AVE i sp
N ace
CU

UE

Y IAL
T

TR NT
6 sto

EN SIDE
reys

RE
1 2 3 4
SITE CONSTRAINTS SETBACKS GROCERY STORE AND RETAIL PLAZA AND LOADING BRIDGES

• Front: Broadway • Front setback of 5.5 m • ± 50,000 sf Grocery store • 20,000 sf public plaza

• East: Grandview Cut • 40 ft. building separation for all • Small-scale retail at-grade at the southern end of • Loading and commercial access off Broadway
buildings above 60 ft. in height the plaza and micro-retail along East 10th Avenue
• South: 10th Avenue • Residential access off E 10th Avenue

• West: Commercial-Broadway Station

53
 4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME

B
A
E
FIC
OF
SS

AME C
NE

ITY
NIT
FIT

EN
Y

AM
F&B

D
AR
TY
UR
ITY

CO
EN
AM

5 6 7 8
AMENITIES OFFICE RESIDENTIAL TOWERS ROOFTOP SKY-GARDENS AND COURTYARD

• Residential Amenities • 2 Levels of office space • Tower A: Market condo • Sky-gardens at various levels

• Retail: F&B, Fitness Centre • Residential Amentiy • Towers B, C: Market and Non-Market Rental • Courtyard, open to all residents of the site

• Porosity between amenity buildings

54
4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME

4.3.1 PUBLIC PLAZA 4.3.3 RETAIL

The provision of the 20,000 sf public plaza is the primary Retail is concentrated to the southern end of the public plaza
organizational driver of the design. and organized over three levels, with a generous public terrace
overlooking the performance area of the plaza.
The scheme proposes that this plaza run north south along the
eastern edge of the Skytrain station extension at the westernmost This zone would be ideally suited to uses such as a brewpub or other
boundary of the site. This location and configuration of the public F+B offerings.
open plaza is in accordance with the illustrative material set out in the
Ground level retail in this area has been designed to allow for a variety
Grandview Woodland Community Plan.
of demising strategies, but the intention is that all the retail would be
of a character to animate and enliven the public nature of the plaza
generally, and reflect the character of the Drive in particular.

Plaza retail is also designed to engage directly with East 10th Avenue
4.3.2 GROCERY STORE
and the upper terrace wraps around the corner providing access
The large format grocery store anchors the northwest corner of to outdoor south facing dining spaces which have been stepped
the site while providing the space required for the public plaza and down from the upper courtyard level of the podium, softening the
accommodating service loading and vehicular access to the site. relationship of the scheme along this edge.

In response to the specific requirements of the tenant, the store is a Micro CRUs have been introduced along East 10th to further animate
single level, rectangular plan form approximately 50,000 sf in area. this edge, while the introduction of Thermal Tank Park in the lower
courtyard provides additional interest and activity.
The store is located at grade relative to the public plaza, with the
main entrance to the store located at the north eastern corner of the The plaza has been designed to offer a high degree of adaptability of
public plaza, directly addressing the main Skytrain station entrance. use, and it is expected that temporary facilities including community
based retail will encouraged.
This location provides good visibility of the store entrance from
the Broadway and Commercial pedestrian crossing point, and the 4.3.4 OFFICE
adjacent bus interchange. The entrance addresses both Broadway
Commercial office space arranged over two floors is located above
and the public plaza and is visible and easily accessible from East
the level of the courtyard garden to the west of the scheme running
10th Avenue.
along the length of the public plaza parallel to the Skytrain station
The northern edge of the store which runs along Broadway is box.
considered to be largely glazed providing an animated edge with
The Office extends to both East 10th Avenue and to Broadway, where
visual generosity to the street frontage - and a unique opportunity for
the structural arrangement proposes that the office jetties out over
programming within the store.
the Grocery store entrance providing a dynamic focus to this critical
edge of the development.

Access to the office is provided within the public plaza close to both
the grocery store entrance and the Skytrain northern concourse.

The office is configured to provide large floor plates which provides PLAZA 1858 m 2 / 20,000 sf
flexibility in terms of sub-division and safeguards potential for high-
tech use over the full floor plate(s). CIRCULATION: 280 m2 / 2,970 sf

55
 4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME

4.3.5 COURTYARD, AND FAMILY ORIENTATED

RESIDENTIAL AMENITY
The roof of the grocery store creates the garden courtyard within
VIEW
which the front door lobbies of the residential towers are accessed.

The garden courtyard is dynamically connected to the public plaza

with dedicated elevators, and a generous public amphitheatre, which
AMENITY
provide access to the public edge of the courtyard. This public
FITNESS
edge forms the address for the fitness suite which helps to define
enclosure for the public plaza.
AMENITY
The fitness suite is located above the grocery store entrance, and
extends along the Broadway face of the development, animating
this elevation, highly visible from the Broadway / Commercial Drive
intersection.

A concierge office, which will accommodate the mailboxes for the

residential units defines the threshold between the public and private AMENITY
zones at the garden courtyard level, secure access beyond this point
into the garden courtyard will be controlled for residents and invited PLAZA COURTYARD OPEN TO
BELOW
visitors only.

Residential amenities are planned flanking the garden courtyard to

the north and east, providing a range of functions such as a communal
kitchen and dining space (both indoor and outdoor), social and study CONCIERGE
spaces, a small workshop for arts, crafts and carpentry and links to
a centralized recycling / re-use facility.
F&B
Residential amenity spaces, including dedicated and secure
childrens’ play areas, are also planned at the landscaped deck above
the lower bar of residential units, and the common areas within the
elevated sky gardens.

VIEW

DIAGRAM OF PUBLIC + PRIVATE AMENITY SPACES AND THEIR RELATIONSHIP TO THE GARDEN COURTYARD N

56
 4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME

TOWER A TOWER B TOWER C

4.3.6 RESIDENTIAL
MARKET STRATA MARKET RENTAL MARKET RENTAL
The residential component of the scheme is composed of three rectilinear tower forms; Tower
A to the west, Tower B to the north and Tower C to the east of the garden courtyard. Tower A
sits above the office bar, whilst towers B and C sit above a bar of additional residential floor
space which is elevated above the garden courtyard level.

The location of the towers and the lower bar are arranged so that they form an enclosure
to the south facing courtyard garden. Building mass is avoided on the south side of the
development to ensure maximum solar exposure into the heart of the project.

The residential blocks are organized to introduce a number of landscaped decks at the
courtyard, at the roof of the residential / office bar and at ‘sky gardens’ within the tower forms.

As stated previously the residential clusters are planned with their main lobbies located within
the garden courtyard rather than at street level. This inward facing arrangement ensures that
the scheme encourages social mixing and promotes the ideals of the vibrant cohesive vertical
village.

Residential housing mix includes market strata within Tower A, market and non-market rental
distributed across Tower B, and Tower C. TOWER B, C
NON-MARKET RENTAL

LEGEND
STRATA RESIDENTIAL

MARKET RENTAL

NON-MARKET RENTAL

58
 RESIDENTIAL

4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME

P1
4.3.7 PARKADE
Ground level parking has been eliminated, with the grocery store located at grade. Three
full levels of parking are proposed to meet the requirements of the project and provide
appropriate separation between the different users.

Parkade Level P1 is to be dedicated to customers of the grocery store. This level of parking is
accessed from Broadway at the proposed mid-block signalized intersection.

Access to the grocery store is provided at Level P1 via a lobby with an opening to the public
plaza which accommodates dedicated commercial elevators and a generous communication
stair. Levels P1 and P2 are linked by an internal ramp for commercial parking.

P2
Parkade Level P2 provides the commercial parking, along with the commercial and residential
loading facilities.

Residential parking is provided at Level P3 and is accessed from East 10th Avenue via a
separate ramp system than that of the commercial parking.

In the event of an emergency, vehicles that have entered the parkade via Broadway can
exit via East 10th Avenue through a normally secured zone giving access to the residential
ramp system. The parkade accommodates the majority of the mechanical systems for the
development.

Secure, dedicated, bicycle parking for residents is provided on P3 of the parkade and is
accessed via dedicated elevator(s) located close to the bike share stations along the East
10th Avenue edge of the scheme.

P3

59
 4.3 ORGANIZATION OF FUNCTIONAL PROGRAMME

4.3.8 PUBLIC BIKE SHARE FACILITY

The location and extent of the Public Bike Share (PBS) facility has
been subject to a number of studies and discussion.

In the original submission the PBS was located along the southern
edge of the grocery store, integrated into the building facade.

Desire to animate the East 10th elevation with additional retail has
led to competition between the PBS and the new micro CRU spaces.

Operationally, the Safeway store cannot be further reduced in area

and so the competition between the PBS and the new retail provision
cannot be resolved at this location.

The scheme has provided approximately 50% of the required PBS

spaces in location A, balanced with the retail frontage to East 10th
Avenue.

Suggestions to locate either all, or the remaining PBS spaces within

the Public Plaza have been reviewed, but it is considered that to
locate this facility within the pedestrian area would compromise the
objectives of the plaza space.

PLAZA

CRU

MICRO-CRU
PUBLIC BIKE SHARE

E 10TH AVE

60
4.4 FORM AND MASSING

4.4.1 SCALE 4.4.3 ORIENTATION

The scheme is composed of mid-rise and high-rise components as The placement of the residential towers has been carefully
envisioned in the Grandview Woodland Community Plan. Developing considered to create a south-facing orientation to the interior heart of
the site will result in a vertical extension of mass within this site which the scheme, visually open towards east 10th Avenue. Towers A and
will be quite distinct from the scale of the immediate neighborhoods. B are placed orthogonally to the west and north to frame the interior
gardens, and whilst tower C frames the interior to the east it is also
Resultant large building masses will rise above the skyline, and

B
rotated about its center to formally address the City along the axis of

A
create a landmark reference for the Broadway Commercial Drive
the cut. The placement of towers A and B opens up the north-west
intersection.
corner to reinforce this diagonal axis through the site.
Residential floor plate considerations result in tower forms. The
Below the residential towers, the building mass is built up along
number of towers which can be accommodated on the site is limited
Broadway and new plaza edges to create an appropriate urban
due to tower off-sets. A three tower scheme balances the target
response to the scale and context of the public realm. As stated
residential densities whilst allowing the site to open to the south. In
previously the scheme steps down towards East 10th where the
this configuration, the towers become staggered rectangular blocks
scale of the development is softened and opens out to the expansive
rather than slender towers.
gardens. C
The stepped form of the towers, introduction of sky garden horizontal
The treatment of the building faces reinforces the reading of an
breaks within the tower forms and the external expression of the tower
urban exterior and a more generous, exuberant interior. However, this
superstructure are appropriate means to introduce scaling devices
compositional approach is prevented from creating an introverted
to the composition of forms and mitigate against an impression of
character as the oblique views between the tower forms reveal and
monolithic dominance.
present the interior gardens to the harder edges of the site.

4.4.2 RESIDENTIAL FLOOR PLATES

The proposed form of the residential towers creates a range of floor
plate sizes. The introduction of sky gardens at the levels where the
towers are set back avoids the creation of a simple extruded form for
the vertical elements of the architectural composition. The average
floor plate for the towers is below 7,000 sf.

BUILDING ORIENTATION AND SOUTH FACING GARDENS

61
 4.4 FORM AND MASSING

1 2 3 4
TOWERS SKY-GARDENS TOWER STEPPING & ROTATION BALCONIES
3 towers spaced to maximize separation distance within Sky gardens give garden access, and vertically break up Towers A & B step back in order to optimize daylighting Balconies are defined as inset to the building masses
site boundary. tower massing. and views. on the ‘street facing’ elevations of the towers, and as
suspended outboard elements facing into the garden
Tower C rotates and shifts to maximize daylighting on the
court.
south and views to the mountains on the north.

62
4.4 FORM AND MASSING

TOWER A TOWER B TOWER C

4.4.4 BUILDING HEIGHT
29 STOREYS 28 STOREYS 24 STOREYS
The Grandview Woodland Community Plan stipulates that building (ABOVE RETAIL PLINTH) (ABOVE RETAIL PLINTH) (ABOVE RETAIL PLINTH)
height on the Safeway site is to be a maximum of 24 storeys above
the retail plinth.

Through discussion with the City of Vancouver it has been agreed

that the relative heights of Tower A, B and C are in alignment with
the spirit of the Grandview Woodland Community Plan and that the
stepping of height from 29 storeys to 24 storeys (above the retail
plinth) is a positive design response to the plan.

6900 SF

4700 SF

4700 SF

6900 SF 5500 SF

3800 SF

11,500 SF

63
 4.4 FORM AND MASSING
E BROADWAY
5.15 COURTYARD LEVEL PLAN 4.4.5 THE INTEGRATION OF LANDSCAPE –
COURTYARD GARDENS AND ELEVATED
GREEN SPACES
AN IMMERSIVE GREEN CENTRAL
THE CUT
COURTYARD The building form and massing must be considered in respect to the
A wooden deck, and metal grated pathways
float above a lush garden. Opportunities to
landscape strategy. The concept of ‘green urbanism’ is at the heart of
climb higher onto the knoll give vantage to Tower B DOG RELIEF the proposal and the configuration of building mass, orientation and
OUTDOOR
the neighborhood to the south, and the loop AREA treatment of edges have all been critically reviewed with the intention
GYM
connects the three towers in a single social
of creating a range of spaces where nature can flourish.
circle.

Resin-bound Conceptually, the building forms occur within the spaces between the
Aggregate landscape as opposed to landscape filling the voids between building
Elevator to
Amenity Level forms. Paths and routes are overlaid onto the landscape rather than
Wood Seating pockets of landscape occurring within the interstitial spaces.

PLAZA Wild and tamed gardens reveal themselves throughout the various
Key access point elevations within the project, balcony spaces are colonized and
INDOOR/
OUTDOOR cascade down and across the inner faces of the residential towers.
WORKSHOP Building edges are blurred as walls are festooned from above.

Tree Planting
PLAZA COMMUNITY Sloped Planting
GARDEN KIOSK System
Wood Bleacher PLAZA THE KNOLL
THEATRE
Resin-bound BELVEDERE
Lawn
Aggregate
Building
Elevated Wooden
Overhang SUN DECK
Boardwalk
THE LOOP
Elevated Steel Grate
Tower C
OPEN TO
Tower A
BELOW

F+B
THERMAL
Mezzanine DINING
TANK TERRACE
TERRACE

Courtyard
Trellis
E 10TH AVE Elevated Steel Grate

COURTYARD LANDSCAPE DRAWINGS

20

64
 PROPERTY L
4.4 FORM AND MASSING

4.4.6 ORDERING PRINCIPLES AND PROPORTION

The architecture of the project is ordered with a regular 2 foot
(600mm) modular grid. This module is extended three dimensionally
to form horizontal and vertical reference planes by which elements
can be related to each other within relationships of ratio and
proportion.

This arithmetic discipline of composition remains generally

consistent, but some modification or deviation is accepted (for
example, where tower C rotates, or where the north eastern edge
of the scheme recognizes the orientation of the cut, and induces
geometric relationships as opposed to strictly arithmetic ones).

Regular planning from the primary order of the unit and multipliers
results in orthogonal, rectangular plans for the individual homes
within the residential component of the scheme, and avoidance of
peculiar shaped units.

Structural discipline and clarity is a consequence of this approach,

and the expression of the structural framework in turn reinforces the
architectonic qualities of the building forms.
TOWER FACADES FACING COURTYARD
Transfer of load-paths within the frame to accommodate the stepped
form of the tower, and the change in planning grids between the
grocery store and the development above is given poetic expression.
It is at these points of transfer that changes in programme are
celebrated and communal functions and garden spaces punctuate
and modulate the forms in a meaningful way.

The modular approach to the design is also expressed within the

various cladding systems employed throughout, the base grid
allowing a high degree of variety and play within the compositional
framework without undermining the principles of that framework.

NORTH ELEVATION WITH STRUCTURAL + FACADE MODULE

65
 4.4 FORM AND MASSING

4.4.7 STRUCTURAL AND DIMENSIONAL CLARITY

The rigor of the dimensional order of the project is manifest in
its structural clarity. The structural elements are afforded clear
expression within all elements of the design and it is through this
expression that the ordering principles of the design are manifest.

Great care has been taken to ensure that the structural format of
the building is resolved to reinforce the arithmetic compositional
approach of the architecture and to synthesize the engineering and
the architectonic aspects into a cohesive expression which is both
poetic and pragmatic.

The dimensional purity of the scheme is revealed in the two grid

forms of 6 meters above the podium deck and 9 meters below. The
transition between the two grid systems is resolved at the garden
courtyard providing expressive, but logical, column interplay.

The structure of the building is fully revealed at the skygarden

levels where the stepping of the building is acknowledged in the
raking perimeter columns, which provide a motif element for the
architectural expression of the scheme itself.

This poetic expression, derived from the purity of the structural

arrangement is classical in inspiration, not only in terms of the
ordering of the architecture into a compositional language of bays,
but also in its resonance with the heroic age of nineteenth century
engineering, which is itself reflected in the industrial heritage of the
city.

Due to the constraints placed upon the site by the grocery store and
its functional programme the placement of the main cores for the
residential buildings was a key design driver.

DIAGRAM ILLUSTRATING STRUCTURAL LOGIC AND TRANSFERS

66
 604 909 4150 604 909 4150 60
[Link] [Link] ha

4.5 ARCHITECTURAL CHARACTER CONCEPT

Trellis planting
Trelliswall
planting wall Trellis planting
Trelliswall
planting wall Neighbouring
Neighbouring
Building Building Neighbouring
Neighbouring
Building Building
treatment treatment
for hangingfor hanging treatment treatment
for hangingfor hanging
and climbing
andplants
climbing plants and climbing
andplants
climbing plants

4.5.1 STREETSCAPE AND EASTERN EDGE

There are three principal edges to the project that contribute to the The third urban edge is formed by the new public open plaza, which
urban grain of the neighborhood. The Broadway face of the scheme is described below. The eastern boundary of the site forms a party
is dominated by the main façade of the grocery store. Although there wall condition with the neighboring property. Trellis planting
Trelliswall
planting wall Trellis planting
Trelliswall
planting wall
treatment treatment
for hangingfor hanging treatment treatment
for hangingfor hanging
was an earlier requirement to see small scale retail arranged along and climbing
andplants
climbing plants and climbing
andplants
climbing plants
The eastern wall of the scheme encloses the service and loading bays
Broadway it was determined that an ‘open face’ to the grocery store
for the grocery store and is approximately 6 meters in height relative
would be appropriate and reflect commercial realities of footfall
to the ground plane in this area.
along the route (which is not equivalent to Commercial Drive), whilst
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
satisfying the desire to see this street-level animation.

With entrance of the grocery store located at the corner of Broadway

Opportunity
Opportunity
for 600mmfor 600mm Opportunity
Opportunity
for 600mmfor 600mm
and the new public plaza there is concentration of activity closer to Public BikePublic Bike
wide at-grade Public
wideplanting,
at-grade BikePublic Bike
planting, wide at-grade
wideplanting,
at-grade planting, 2 Review 2
for Progress
ReviewSept.
for Progress
21/18 Sept. 21/18 2
Share Station
Share Station minimize shoring Shareshoring
minimize Station
Share Station minimize shoring
minimize shoring 1 Issued for
1 ReviewIssuedSept.
for Review
07/18 Sept. 07/18 1

the Broadway / Commercial Drive intersection and recognition of the No. Description
No. Description Date Date No.

transport interchange within this vicinity. Bike ShareBike Share

Maneuvering
Maneuvering
Zone Zone
Bike ShareBike Share
Maneuvering
Maneuvering
Zone Zone

Activity and visual animation along East 10th Avenue is reinforced CONCEPTUAL BUILDING EDGE WALL SECTIONS
by the configuration of retail that connects East 10th with the Public Copyright Reserved. ThisCopyright
drawingReserved.
times the exclusive property
times of
is and remains
theHapa
exclusive
This drawing
Collaborative
at all is and remains at all
propertyand
of Hapa Collaborative and
Copyr
times

Plaza and the Thermal Tank Park above.

cannot be used modified cannot
or copied
be used
without
modified
the expressed
or copied without the expressed canno
written consent of the landscape
written consent
architect.
of the landscape architect. writte

X Skytrain
X Wall
Skytrain
PlazaWall
Interface
Plaza Interface
Section
X Skytrain
Section
X Wall
Skytrain
PlazaWall
Interface
Plaza Interface
Section Section
1 10th Ave
1 10th
Facade
AveSection
Facade Section
1 10th Ave
1 10th
Facade
AveSection
Facade Section 2 East Property
2 East Line
Property
Wall Section
Line Wall 2Section
East Property
2 East Line
Property
Wall Section
Line Wall Section
Lx.x 1:50 Lx.x 1:50 Lx.x 1:50 Lx.x 1:50 L3.11 1:50 L3.11 1:50 L3.11 1:50 L3.11 1:50 L3.11 1:50 L3.11 1:50 L3.11 1:50 L3.11 1:50
BroadwayBroadway
& Commercial
& Commercial Br
10TH 10TH
AVENUE
AVENUE
STREETSCAPE
STREETSCAPE EAST BUILDING
EAST BUILDING
FACE FACE
Although visual permeability into the Grocery store is not provided Vancouver,
Vancouver,
BC BC Va
Trailing Trailing
plantingplanting
from thefrom
mezzanine
the mezzanine
level outdoor
level outdoor
space space Trailing Trailing
and climbing
and climbing
plants grow
plantsalong
growa along
trellis atotrellis
help to help
along East 10th Avenue (due to functional considerations of store grows along
growsanalong
armature
an armature
that encloses
that encloses
the public
thebike
public
share
bike share animateanimate
the easttheside
east
of the
sidebuilding.
of the building.
The planting
The planting
providesprovides
a a
[Link].
The planting
The planting
helps animate
helps animate
the souththeside
south
of the
side of the soft facesoft
to the
facedevelopment
to the development
for the neighbours
for the neighbours
to the east.
to the east.
operations) there is a rich quality to this face of the project facing buildingbuilding
and theand
10 Avenue
the 10 Avenue
streetscape.
streetscape.
the street with retail, terraces and gardens cascading down from the SectionsSections S
Wall Sections
Wall Sections W
elevated garden courtyard.

Micro retail units are integrated into the southern elevation of the Date Jul. 02/18
Date Jul. 02/18
Drawing Number Drawing Number Date

1808Project No. 1808

L3.11 L3.11
Project No. Proje

podium in the same manner that the PBS bike share facility is with BroADWAY
BroADWAY
& CommerCiAL
& CommerCiAL
| rezoning
| rezoning
SUBmiSSion
SUBmiSSion
Scale

Drawn|Checked
1:200
Scale

aa|JF
Drawn|Checked
1:200
aa|JF
Scale

Draw

Hapa Hapa LandscapeLandscape

Architecture
Architecture
403-375 West
403-375
FifthWest
Avenue
Fifth Avenu6
the Thermal Tank Park above on the lower courtyard level. 2019-01-11
2019-01-11 Collaborative
Collaborative
Urban Design
Urban Design Vancouver,Vancouver,
BC V5Y 1J6BC V5Y 1J6 h

CONCEPT IMAGE OF VEGETATION AT EASTERN EDGE PERSPECTIVE VIEW OF STREET EDGE ALONG 10TH AVE

67
 4.5 ARCHITECTURAL CHARACTER CONCEPT

4.5.3 CRIME PREVENTION THROUGH

ENVIRONMENTAL DESIGN (CPTED) PRINCIPLES
The creation of the new public plaza and public spaces creates
both opportunities for positive change and immediate challenges in
respect to a balance of street life vibrancy and public safety.

The scheme addresses CPTED principles in the following ways.

Natural territorial reinforcement
Natural surveillance:
The care and maintenance of the scheme is of paramount importance
The public plaza has been designed to attract public activity.
to the project sponsors and will be fundamental to the creation of
The clear connection between East 10th Avenue and Broadway, the environments which will be valued by both the residents and the
location of the entrance to Safeway and the proximity of the Skytrain community.
station entrances create clear and understandable desire lines for
Care will be taken to ensure that all spaces, private and public are
pedestrian circulation along the north south axis of the plaza.
well-maintained and promote ‘ownership’ for those living, working
The geometry of the plaza itself creates clear lines of sight along the and finding enjoyment within the scheme.
length of the space.
The residential scheme will be characterized by extensive planting
The location of the retail entries within the plaza reinforces passive dominated by trees within the court.
overlook from the ground level and the upper terrace levels, as does
Amenity spaces are all clustered around the court, which through its
the location and configuration of the fitness area and the office levels.
design will promote active use.
Vestibule entrances at the ground level for the fitness and office are
transparent and do not promote loitering in spaces that are difficult
to monitor. Lighting

Retail as residential entries along E. 10th animate the streetscape Adequate lighting is effective not only in reducing crime; it also
and provide eyes on the street for natural surveillance. reduces the fear of crime.

Through design development, a detailed lighting plan will be provided

which outlines strategies to illuminate points of entry, the plaza and
Natural access control
upper terraced levels, with thoughtful design and fixtures that will
The amphitheatre access to the upper court is now wide and open enhance the public realm and architectural features, and promote
with clear lines of sight between the plaza and the court. social gatherings.

Thresholds between public, semi public and private spaces are

articulated within the design, in a manner that promotes visual
connection but provides control and security.

PERSPECTIVE VIEW ILLUSTRATING COURTYARD AND LOWER PUBLIC TERRACE

68
4.5 ARCHITECTURAL CHARACTER CONCEPT

1 FACADE SYSTEMS 2 EXPRESSED STRUCTURAL 3 SOFFITS AND DECKS

ELEMENTS

• Modular unitized aluminum cladding system • Expressed structural elements fully • Panellized zinc cladding system with
insulated with dry joined metal (zinc or outward returned fixing flanges
• High thermal performance metallic finish aluminum) cladding
• Glazed end walls of unitized curtain
• Thermally broken throughout wall system (full height glass)

• Triple glazed low iron glazing • Soffits of modular aluminum cladding

to compliment facades
• Copper / bronze finishes
• Decks of open jointed hardwood
• Panelized zinc cladding system with set in modular panels
outward returned fixing flanges

69
 4.5 ARCHITECTURAL CHARACTER CONCEPT

4 BALCONIES 5 TOWNHOUSES WITHIN 6 INTERIORS WITHIN COMMON

SKYGARDENS AREAS

• Modular lightweight thermally • Lightweight pre-fabricated metal construction • Sealed concrete screeds
broken from superstructure
• Thermally insulated from superstructure • Open metal plank ceiling systems
• Pre-fabricated decks of pre-cast
concrete or metal construction • High performance envelope • Galvanized metal work, stainless steel handrails

• Fully integrated planters and • Unitized full height glazing elements with • Terracotta type modular wall tiles
stainless cable plant supports integrated bi-fold doors at lower level
• Metal door frames, solid timber doors

• Stainless steel hardware

70
4.5 ARCHITECTURAL CHARACTER CONCEPT

7 BOUNDARY WALLS 8 LOBBIES + AMENITY 9 FEATURE STRUCTURES

SPACES

• Zinc and timber panelized modular cladding • Fabricated steel structural assemblies • Timber / steel hybrid structural system

• Integrated louver system • Large panel low iron glazing systems • ETFE envelope

• Stainless steel external doors and surrounds • Natural stone flooring

• Aluminum ceiling systems

• Stainless steel metalwork

71
 4.5 ARCHITECTURAL CHARACTER CONCEPT

10 GROCERY EXTERNAL 11 OFFICE 12 CIRCULATION ELEMENTS

GLAZING + CLADDING

• Structurally glazed gazing with fabricated • Unitized high performance • Stainless steel / glass assemblies
full height external mullions aluminum system
• Glazed elevator shafts
• Color backed and internally illuminated • Triple glazed window elements
glass spandrel cladding modules • Glazed stair shafts
• Integrated solar control
• Integrated aluminium/glass canopy sections. devices and ventilators • Steel stair assemblies

• Mirrored stainless steel soffits (office)

72
4.6 PROPOSED DEVELOPMENT ELEVATIONS

PROPERTY LINE

PROPERTY LINE
EAST BROADWAY

SITE
COMMERCIAL DR

VICTORIA DRIVE

E 10TH AVE

BROADWAY STREETSCAPE

73
 4.6 PROPOSED DEVELOPMENT - E 10TH AVENUE ELEVATION
PROPERTY LINE

PROPERTY LINE
EAST BROADWAY

SITE

COMMERCIAL DR

VICTORIA DRIVE
E 10TH AVE

E. 10TH AVENUE STREETSCAPE

74
4.6 PROPOSED DEVELOPMENT - WEST ELEVATION

PROPERTY LINE

PROPERTY LINE
EAST BROADWAY

SITE
COMMERCIAL DR

VICTORIA DRIVE

E 10TH AVE

COMMERCIAL DRIVE STREETSCAPE

75
76