Evelyn Dr. - Project Update Parcel 1 Occupancy Fall 2013 Project - - PowerPoint PPT Presentation

Evelyn Dr. - Project Update

Parcel 1 – Occupancy Fall 2013

Project Update

• Parcel 2 – Occupancy – Summer 2014
• Parcel 5 – Occupancy Winter 2015

Road Widening, roundabout, sidewalk & boulevard 1200 mm Storm Additional lane connecting to Park Royal Off-Ramp Signalization Upgrades Dedicated Left turn lane Village & Evelyn Walk

Parcel 3 Proposal

• Popular cluster homes proposed - consistent with the Masterplan
• Proposal vs. the Masterplan:
• Proposal will NOT increase density on the overall site.
• Density will be transferred from Parcel 2 and Area B (Apartment District)

– Unused Density and Units from Parcel 2 transferred - 2,654 sq. ft. and 2 Units – 7,958 sq. ft. and 4 Units will be transferred from Area B (Apartment District)

• Square Footage for the Evelyn Development remains 508,000 sq. ft. and

349 Units, consistent with the zoning and Masterplan

Proposal Masterplan Difference 36,232 Sq. ft. 25,160 Sq. Ft. 10,612 Sq. Ft. 23 Units 17 Units 6 Units

Parcel 3 Proposal

• .6 FAR proposed as permitted in the MasterPlan
• No Increase in traffic
• Height Envelope – Isn’t breached – 1 Storey along Keith Road. Buildings

are never more than two storeys above grade.

• Setbacks - No encroachments proposed. Parcels 1 & 2 – Several

encroachments

Parcel 3 Proposal

• West Building - 7 storeys – 14 Units
• East Building – 5 & 4 storeys – 9 Units

Site Characteristics

• Steep Site - Less Depth (North-South) relative to parcels 1 & 2.
• Site slopes downward from East to West. Significant elevation drop along

the southern boundary of the lot along the lane.

• Approximate 50’ elevation drop from the southeast corner of the lot to

the southwest corner of the lot.

MasterPlan

• Schematic Design – Parcel 3 was envisioned as two lots,

the West Lot contained a 7 storey building with 7 dwellings and the East Lot was 5 storeys with 10 units.

• Two driveway entrances envisioned

• Starting Point – Option 1– Examine fit of typical cluster homes
• Results:

– Six storeys achieved – Horizontal Span: Building fits well within setbacks. – Vertical Span – Building does a poor job filling in the elevation gap, between Keith and the Lane. Significant retaining along the south elevation.

Design Evolution

Design Evolution: Hybrid Solution – Best Fit

• Unit allocation based on best-fit for the topography
• A mix of unit types incorporated to navigate both the horizontal and

vertical characteristics of the lot. RESULTS:

• Cut and fill minimized
• Height of retaining walls minimized
• Seven storeys for the west building.

Design Evolution: Hybrid Solution – Best Fit

Level 1 Unit Plans Similar to Level 1 units at Parcels 1 & 2

Level 2 and 3 Unit Plans – New Unit type Levels 4, 5, and 6 Unit Plans

Similar Unit footprint to Parcels 1 & 2

• Parkade Entry located at eastern end of the site

Design Evolution: Hybrid Solution – Best Fit

• Parkade located on level 4 – Depth and quantity of underground

improvements drastically reduced

• Potential conflicts with Parcel 9 traffic and pedestrians using Evelyn Walk

are avoided

• Two elevators for the west building

Design Evolution: Hybrid Solution – Best Fit

• Blue - Two elevators for the west building
• Red - Corridors
• Green – Area of underground improvements with traditional cluster

design (Parcels 1 & 2)

PARKING

Context Site Sections

Section 1 Section 2

Context – Neighbour to the East

• Compliance with 20’-0” setback. Significant spatial improvement compared to pre-

development scenario

• Single Family home to the east will be higher than all cluster homes, excluding the

penthouse units. As a result, potential views to the southwest from the single family home will look over the parcel 3 development.

• Potential Views - Significant vegetation exists along the eastern property line and the

neighbour has minimal glazing on the west elevation of their house.

• Cluster Homes – Orientated to the west. Primary windows and patios face west.

Context – Neighbour to the East

Context – Evelyn Walk

• Generous separation between parcels 2 and 3, 60 feet

between buildings.

• Voluntary Contribution - Viewing platform / Resting Area at

the top of the Walk.

Viewing Platform – Evelyn Walk

Window Wall Stone Veneer Painted Concrete

Building Design

• Continuation of Popular Cluster Home Design with refinement
• Guard rails and handrails have been changed from black to a softer

metallic grey

• Planters bordering the perimeter of the suites continued. Green roof area
• n the patios deleted. Penthouse green roofs added – 4,000 sq.ft. of green

roof

• Cedar soffits introduced at key locations, penthouse roof overhangs along

Keith Road and located in concrete suite entry canopies

Building Design

• Cedar soffits introduced at key locations, penthouse roof overhangs along

Keith Road and located in concrete suite entry canopies

• Guard rails and handrails have been changed from black to a softer metallic

grey

• Planters bordering the perimeter of the suites continued. Penthouse green

roofs added – 4,000 sq. ft. of green roof.

Elevations

North Elevation South Elevation West Elevation East Elevation

Landscape

Sections - Lane

Sustainable Design

• Consistent with approved approach to sustainability from

Masterplan

• Evolution of targets set in previous parcels, driven by new

BCBC requirements (2013) and revised LEED Rating System (2010)

• Commitment to high LEED Silver under new system

(superior to Gold under original version)

– 20% better energy performance – 20% more water efficient

• Extraordinary measures:

– Enhanced thermal performance through passive hillside design

• rientation

– EV charging infrastructure in each garage