view cones and building height · view cone 20 is below the top of the proposed tower, however a...
TRANSCRIPT
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V I E W C O N E S A N D B U I L D I N G H E I G H T2 . 4
S I T E
3 . 2 . 1
2 0
The West End Community Plan requires buildings located in Area ‘A’ be restricted at 117.3 metres. Measured from base surface, the north parapet height is limited to 424’-9” (74m) geodetic.
An exception for the height limitation is proposed for the elevator overrun and machine room. This will allow elevator access to the level 42 amenity rooms and exterior terrace.
The following View Cones cross the proposed 1640-1650 Alberni site; B1, C1, 20, and 3.2.1. At a max geodetic elevation of 133 metres, View Cone 20 (view of Capilano valley and the north shore from Granville Street) is the most restrictive. A view shadow within View Cone 20 increases the allowable height of the project. The proposed exception for the elevator overrun and machine room is below this view cone shadow.
Applicable View Cones Community Height and View Cone Diagram
Georgia Corridor
MAXIMUM COMMUNITY PLAN HEIGHT - 385ft (117.3m)
VIEW CONE 20INCLUDING VIEWCONE SHADOW
VIEW CONE 3.2.1
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V I E W I M PA C T S T U D Y 2 . 5
777 Cardero - Robson Place1668 Alberni
777 Cardero is an existing 21 storey residential tower with primary orientation to the east and west. The view from the corner window in the corner units will be impacted mimimally for the first 14 storeys as the profile of the proposed development is only slightly wider than the profile of the existing structure.
1668 Alberni is 14 storeys with primary orientaiton to the north and south. The building elevation facing the project site is absent of windows. Views from the
lane side balconies will be minimally impacted beyond current conditions.
Robson Place Impact Floors 1 to 14
Robson Place Impact Floors 15 to 22
1668 Alberni Balcony Impact
CA
RD
ER
O S
TRE
ET
BID
WE
LL S
TRE
ET
ALBERNI STREET
LANE
WEST GEORGIA
ROBSON STREET
14 STOREYRESIDENTIAL
22 STOREYRESIDENTIAL
14 STOREYRESIDENTIAL
CONSULATE GENERAL OF THE REPUBLIC OF INDONESIA
POTENTIAL FUTURE DEVELOPMENT
31°
67°9°
13°
CA
RD
ER
O S
TRE
ET
BID
WE
LL S
TRE
ET
ALBERNI STREET
LANE
WEST GEORGIA
ROBSON STREET
14 STOREYRESIDENTIAL
22 STOREYRESIDENTIAL
14 STOREYRESIDENTIAL
CONSULATE GENERAL OF THE REPUBLIC OF INDONESIA
POTENTIAL FUTURE DEVELOPMENT
89°
40° 71°8°
2°
Separation Strategy
CA
RD
ER
O S
TRE
ET
BID
WE
LL S
TRE
ET
ALBERNI STREET
LANE
WEST GEORGIA
ROBSON STREET
14 STOREYRESIDENTIAL
22 STOREYRESIDENTIAL
14 STOREYRESIDENTIAL
CONSULATE GENERAL OF THE REPUBLIC OF INDONESIA
POTENTIAL FUTURE DEVELOPMENT
R80'-0" [R24384]
R53'-5"
[R16277]C
AR
DE
RO
STR
EE
T
BID
WE
LL S
TRE
ET
ALBERNI STREET
LANE
WEST GEORGIA
ROBSON STREET
14 STOREYRESIDENTIAL
22 STOREYRESIDENTIAL
14 STOREYRESIDENTIAL
CONSULATE GENERAL OF THE REPUBLIC OF INDONESIA
POTENTIAL FUTURE DEVELOPMENT
89°
50° 71°
433’-7”elevator overrun
424’-9”roof parapet
view cone 20 shadow B436.35’ (133m)
community plan max height429.04’ (130.7m)
comm
unity plan max height
38
5’ above base surface
comm
unity plan max height
38
5’ above base surface
view cone 20353.01’ (107.6m)
view cone 20 shadow B441.24’ (134.49m)
community plan max height424.58’ (129.4m)
view cone 20355.02’ (108.2m)
view cone 3.2.1482.05’ (146.93m)
view cone 3.2.1481.79’ (146.85m)
VIEW CONE 20 SHADOW B
C0MMUNITY PLAN
VIEW CONE 20
elevator machine room
amenity
VIEW CONE 3.2.1
415’-9”amenity terrace guard
V I E W C O N E S A N D B U I L D I N G H E I G H TA . 1The West End Community Plan requires the height of buildings located in Area ‘A’ of the Georgia Corridor be restricted to below 385 ft (117.3m) above base surface. The project massing is below height restriction with the exception of the elevator overrun. This relaxation of the height requirement is permitted by section 10.11 of the Vancouver Zoning and Development Bylaw. Extending the elevator overrun above the main tower roof allows resident access to the amenity space and terrace on level 42.
View Cone 20 is below the top of the proposed tower, however a number of existing buildings shadow the view allowing an increase in height.
• Shadow A is created by an existing building at 2410-2418 Granville Street
• Shadow B is created by numerous existing towers at the foot of the Burrard bridge.
View Cone 3.2.1 is well above the proposed project massing and does not impact it’s form.
View Cone 3.2.1Queen Elizabeth Park to Downtown skyline and North Shore Mountains
Elevator Overrun relaxation from West End Community plan height restriction
West End Community Plan maximum height above base surface for Georgia Corridor Area A.
View Cone 20 shadow B
View Cone 20 Granville Street at Broadway to Capilano Valley and North Shore
section A
section detail A
V I E W C O N E 2 0 S H A D O W S A . 2
approximate view from view cone 20 base point at intersection of Broadway
and Granville Streets
view cone detail image
Approximate Project Outline
Approximate Project Outline
View Cone 20
View Cone 20
Shadow A
Shadow A - 2410 Granville Street
Shadow B
Shadow B - 1111 + 1133 Beach Ave and 1160 Burnaby
View Cone 20