building design rationale

Wood Frame

The development consists of two 6 storey buildings along Cambie street and 54th Ave. A two storey townhome and one amenity building are located along the back lane. The buildings are designed in wood frame construction to be durable, energy efficient and affordable. Wood frame provides good energy performance and a lower carbon footprint than concrete construction. The project will be designed to LEED Gold for midrise.

Architectural Design

The buildings are both defined by rigorously ordered brick street walls. The southern building façade takes on a grid form with slightly horizontal proportions, highlighted by a wrap- around opening at the important corner of Cambie Street and 54th Avenue. The frame of the northern building has a vertical orientation. A secondary and supporting finer scale is incorporated into both frameworks through the use of perforated metal panels, either as an element of the window openings (both buildings) or as a facing layer to balconies (north building only).

The masonry frame of the southern building extends 5 stories to recognize the importance of this corner, with the top floor expressed through the use of a visually lighter clapboard finish, increased glazing and a stepback implied through the design of the balconies. The north building follows the 2 storey step-back more typical of the Cambie corridor and strong horizontal roof lines cap both buildings.

At the Laneway, the 2 storey portion of the south building, the amenity building and townhouse use the same palette of forms and materials in a way that echoes the design of the front facades, however taking a more relaxed approach to the ordering principles.

Laneway Design

A continuous garden wall runs along the laneway edge, linking laneway structures and providing views into the courtyard. One lane home is expressed as a horizontal form resting atop the garden wall. The amenity building is provided with direct laneway access. A 24’ wide garden courtyard between the main and laneway structures contains a diversity of amenity experiences, visible from the laneway. Parking is accessed from the lane through a shared parking ramp.

Refer to Landscape Design Rationale for additional information.

5 54th and Cambie Street November 25, 2014 building design rationale

NE Corner view of the Development South Building South Facade

Massing – North Building

The primary mass of the north building is a simple, durable 6 storey wood frame form. This form is articulated at Levels 5 & 6 to reduce visual mass of building by providing shoulders and corner balconies at the north and south facades.

In the north building, the stepping form envisioned in the CCP is achieved by 4 storey screen walls layered onto the main building mass on both the Cambie Street and Laneway facades. The screen walls are separated by approximately 8’ from the main building mass by generous balconies, creating layered and visually interesting building facades.

The Cambie Street facade is envisioned as a rigorously ordered and carefully detailed masonry wall, while the laneway facade is a lighter framework of columns and beams, creating a vertical garden wall.

Massing – South Building

The corner of Cambie Street and 54th Ave is a unique park front setting, and also marks the beginning of the 6 storey typology moving north. As such, a 6 storey facade richly articulated with brick and metal screen anchoring the corner is proposed. On the western side the building Illustrative Stepback Sections - North Building Illustrative Stepback Sections - South Building ISSUED FOR REZONING 2014-11-25

R A M S A Y is stepped back at Level 3 to provide a transition to the existing single family lots. Balconies at

W O R D E N ISSUED FOR REZONING 2014-11-25 Structural John Bryson Partners A R C H I T E C T S Mosaic Homes 54th & Cambie Sections LTD. Mechanical MCW Consultants Ltd. 355 Kingsway @ 11th Avenue 500-2609 Granville Street Electrical Nemetz & Associates Ltd. Address Vancouver, BC Vancouver, BC Address R A M S A Y Canada V5T-3J7 Civil Vector Engineering Ltd. V6H 3H3 Landscape Durante Kreuk Ltd. Address W O R D E N Structural John Bryson Partners T: 604.736.8959 A R C H I T E C T S Mosaic Homes 54th & Cambie Sections F: 604.736.8999 Geotechnical GeoPacific Consultants Levels 4 and 5 create a further gradation in scale on this face of the building. LTD. Mechanical MCW Consultants Ltd. E: [email protected] 355 Kingsway @ 11th Avenue 500-2609 Granville Street Electrical Nemetz & Associates Ltd. Address W: www.rwa.ca Vancouver, BC Vancouver, BC Address W:\1415 Mosaic 54th & Cambie\DWG\1 CAD\1415 $Current\1415 A402 - Sections.dwg, 11/24/2014 3:13:21 PM Canada V5T-3J7 Civil Vector Engineering Ltd. V6H 3H3 Address T: 604.736.8959 Landscape Durante Kreuk Ltd. F: 604.736.8999 Geotechnical GeoPacific Consultants E: [email protected] W:\1415 Mosaic 54th & Cambie\DWG\1W: www.rwa.ca CAD\1415 $Current\1415 A403 - Sections.dwg, 11/24/2014 3:13:26 PM

54th and Cambie Street 6 November 25, 2014 building design rationale

Connectivity

A pathway between the North and South buildings runs from Cambie Street through to the lane. The front entry to the south building, the indoor and outdoor Amenity spaces, and the main floor of the north building all connect directly to this pathway with the intent of fostering a sense of community within the development.

Streetscape Design

Ground level homes along Cambie Street and 54th Ave are provided with outdoor spaces accessible from the street. Generous landscaping and garden walls provide a pedestrian friendly street edge and delineate the separation of public and private spaces. The north building lobby entrance is clearly distinguishable with projecting canopies and transparency to indoor spaces. The south building entrance is situated in between the 2 buildings, accessing from an entry pavilion fronting Cambie Street through a richly planted garden path.

South Building Entrance through Connecting Pathway

Illustrative Stepback Sections - in between the two buildings.

Corner of 54th Ave and Cambie Street ISSUED FOR REZONING 2014-11-25

R A M S A Y W O R D E N Structural John Bryson Partners A R C H I T E C T S Mosaic Homes 54th & Cambie Sections LTD. Mechanical MCW Consultants Ltd. 355 Kingsway @ 11th Avenue 500-2609 Granville Street Electrical Nemetz & Associates Ltd. Address Vancouver, BC Vancouver, BC Address Canada V5T-3J7 Civil Vector Engineering Ltd. V6H 3H3 Address T: 604.736.8959 Landscape Durante Kreuk Ltd. F: 604.736.8999 Geotechnical GeoPacific Consultants E: [email protected] 54th and Cambie Street 7 W: www.rwa.ca W:\1415 Mosaic 54th & Cambie\DWG\1 CAD\1415 $Current\1415 A401 - Sections.dwg, 11/24/2014 3:13:16 PM November 25, 2014