POLYDWELLINGS: New housing for one of Vancouver's oldest neighbourhoods by jessenguyen

JESSE NGUYEN

IIT FALL 2012

POLYDWELLINGS

NEW HOUSING FOR ONE OF VANCOUVER’S OLDEST NEIGHBOURHOODS

CONTENTS

Case Statement 02 Project Ideas 04 Project Goals 06 Stakeholders 07

Precedents Studies 09

Woodward’s Building The Hegemen 60 Richmond Housing Co-op Rue de Meaux Housing Pruitt-Igoe Unite D’Habitation Lafayette Park John Hancock Center Wozoco Apartments Quinta Monroy Urban Dorms Schiff Residences Linked Hybrid

11 14 15 18 19 20 21 22 24 26 27 28 29

Site Analysis 31

Site Selection Vancouver: A Brief History Demographics & Market Analysis Social Services and Amenities Detailed Site Analysis Climate Analysis City Zoning

33 37 41 57 67 75 83

Program Proposal 89

Detailed Analysis of Vancouver’s Woodward’s Building 91 Program Proposal 114

Case Statement

CASE STATEMENT Fact #1: Vancouver’s homeless population is reaching all-time highs. There are at least 2,650 people living on the streets of Vancouver or in shelters.1 There are 126,515 people living in 56,125 households who are at risk of becoming homeless. 2 There are many reasons why people are (at risk of becoming) homeless, such as violence, health problems, and/or dramatic changes in income, etc. There is even a small portion of the poor community that chooses to be homeless. There can be no assumptions when dealing with this difficult issue. Fact #2: High housing costs are holding Vancouver back from being a truly livable city. “The average sale price for a house is $800,000, more than 10 times the median income.” 3 In addition to home ownership, vacancy rates for rental apartments have hovered around 0.9% over the last three decades.4 Provincial and Municipal policies and programs were put in place to give developers incentive to dramatically increase housing/rental stocks, such as extremely low leases and taxes on land for developers and liberal zoning laws that did not limit building heights or number of units in a building. The downfall of the towers that came from these new policies is that rents were not capped. Fact #3: Current Vancouver Mayor Gregor Robertson has made it a goal to end homelessness by 2015. Case Statement

The federal government has matched the province’s investment of $90-million in the construction of affordable housing. In the last decade, the province has already spent $2.8-billion to create 20,000 new units of affordable housing across British Columbia. Over the last year, 93,000 households have benefitted from provincial social housing and services.5

The architect’s role in this complex issue is, on the surface, simple – to be a dreamer. Since there is no right answer or definitive path, an architect can only speculate and make projections about how a building, community, or city will develop. An architect cannot invent policy and policy does not create architecture. However, the architect can create housing solutions. There are many different social housing types that exist today that are designed to help alleviate the housing stress – subsidized homes, affordable homes, co-operative housing, single residency occupancies, etc. Housing is clearly not the sole answer to solving the city’s problems but it is in the realm of the architect. An architect can visualize different scenarios. An architect can throw different ideas together in the physical realm and see the results. Architecture is an ongoing social experiment that has as much potential as the architect can imagine.

Case Statement

Metro Vancouver. “Still on Our Streets... Results of the 2008 Metro Vancouver Homeless Count.” Greater Vancouver Regional Steering Committee on Homelessness, Dec. 2008. Web. 4 Oct. 2012. <http://www.metrovancouver.org/planning/homelessness/ResourcesPage/HomelessCountReport2008Feb12.pdf>. 2 Canada Mortgage and Housing Corporation. “2001 Census Bulletin – Households and Persons At-risk of Homelessness.” Greater Vancouver Regional Steering Committee on Homelessness (2005): n. pag. Print. 3 Bula, Frances. “Vancouver Eyes New Housing Body to End ‘affordability Crisis’.” The Globe and Mail. N.p., 25 June 2012. Web. 04 Oct. 2012. <http://www.theglobeandmail.com/news/british-columbia/vancouver-eyes-new-housing-body-to-end-affordability-crisis/article4368227/>. 4 Lindsay, Bethany. “Vancouver Housing ‘crisis’ Prompts Call for Big Changes.” CTV News, 25 June 2012. Web. 04 Oct. 2012. <http://bc.ctvnews.ca/vancouver-housingcrisis-prompts-call-for-big-changes-1.853074>. 5 “Agreement Reached on Affordable Housing Investments.” BC Housing. N.p., 25 July 2011. Web. 04 Oct. 2012. <http://www.bchousing.org/Media/ NR/2011/07/25/5590_1107251033-196>.

PROJECT IDEAS My project is a mixed-income, mixed-use housing complex spread over three neighbouring buildings. My project will be about adding a significant level of socially integrated mixed-income, mixed-use housing in Vancouver that can simultaneously reduce the housing shortage and relieve the stresses of social segregation and urban decay. This project will be developed because more housing options are needed in Vancouver. As outlined in the case statement, the demand for housing is ridiculously high. Vancouverâ&#x20AC;&#x2122;s population growth continues to soar (8% over the last year) above the national rate.1 The average cost to own a home in Vancouver is $800,000 and the average rent is just above $1550.2 With that information in mind, it is apparent that more affordable housing is needed, not just for the homeless and lower class, but the middle class population as well.

This project will be successful because I will also explore what makes a good dwelling. â&#x20AC;&#x153;Goodâ&#x20AC;? will mean different things to different groups

Case Statement

This project will be important because it will be planned with a mixedincome model in mind. Studies have shown that having a diverse population within neighbourhood-level is beneficial for the development of young children, in terms of social and physical health.3 Within communities of higher affluence, there is access to better public services (i.e. parks, schools, police protection) and private services (i.e. sports and other activities), as well as improved child monitoring and the presence of positive role models. It has also been shown that living among affluent neighbours encourages children competence, achievement in school, and avoidance of problem behaviours. The informal social control can produce positive and strong forms of social cohesion and future capital.

of people. Some people aim to own their home, while other people would rather rent and the two distinctions have implications on spatial requirements. The “American dream” implies a single family residence with a yard and a fence. On the opposite spectrum, renting an apartment might signify a desire for less responsibility (i.e. mowing the lawn, renovations, etc.). On a further extreme, someone people would prefer even less commitment, which might equate to an SRO (where a person prefers to be transient and only needs a bed to sleep in at night). The scope of dwelling is extremely wide, but must be explored because a mixed-use building is more than just a conglomerate of parts. The quality of the spaces determine whether or not a person will want to inhabit that space.

Case Statement

“Vancouver Population Growth Outpaces National Average.” Metro. The Canadian Press, 8 Feb. 2012. Web. 05 Oct. 2012. <http://metronews.ca/news/vancouver/37243/vancouver-population-=growth-outpaces-national-average/>. 2 “Rent Trend Data in Vancouver, British Columbia.” RentJungle.com. N.p., n.d. Web. 05 Oct. 2012. <http://www.rentjungle.com/average-rent-in-vancouver-bc-renttrends/>. 3 Carpiano, Richard, Jennifer Lloyd, and Clyde Hertzman. “Concentrated Affluence, Concentrated Disadvantage, and Children’s Readiness for School: A Population-based, Multi-level Investigation.” Social Science & Medicine 69 (2009): 420-32.

PROJECT GOALS 1. To create a tight-knit community that integrates a diverse population and their various needs.

POTENTIAL DESIGN RESPONSES: 1. Provide public common spaces to building residents and the whole neighbourhood to foster interaction. 2. Design a single entrance for all building residents. 3. Be aware that a wide range of residential unit types will need to be considered because of the diverse population (with their different needs) that will inhabit the building.

2. To create a beautiful and comfortable environment that will cultivate civic duty and pride among the residents. POTENTIAL DESIGN RESPONSES: 1. Provide access to natural lighting, views, and outdoor spaces. 2. Provide building amenities that promote physical and mental health. 3. Use quality materials, finishes, and details/components. 3. To create a building that is economical and efficient during construction and through the life of the structure. POTENTIAL DESIGN RESPONSES: 1. Use construction methods that reduce waste of materials and enery use. 2. Consider rainfall harvesting and other sources of renewable resources to make the building more self-sufficient. 3. Consider the design philosophy of the Pacific Northwest region and utilize local building materials.

Case Statement

STAKEHOLDERS

Case Statement

Potential Homeowners

They are important because there is a shortage of affordable housing. As outlined in the case statement, the cost to buy a home is not level with the median income earned by the average family.

Single Young Professionals

Homeless and Low-income

They are important beThey are important because there is a shortage cause the homless (and atof rental units. Like the po- risk) population is growing. tential homeowners, the Quality housing stock must supply of affordable rental be created if homelessunits does not match the ness is going to be curbed. demand.

Community/ Neighbours They are important because the new complex will create a denser neighbourhood. The developement must be respectful of the architectural and social context.

City of Vancouver; Mayor Robertson

Children

Developers

Tax Payers

They are important because architects must work for/with developers. They provide the majority of the equity for developments and they expect to make a profit.

They are important because tax dollars are being used for city subsidies that go towards many things, including new developments and social services. This development will alleviate the financial stresses of the homeless population.

They are important because the new comThey are important beplex must create a safe cause they value a lively, beautiful city. A well-de- environment. The program signed, mixed-use building spaces have to provide areas for the children can be can accomplish that. comfortable and to learn and play.

Case Statement

The city is important because they control the zoning and growth of the city.

Tourists and Visitors

Precedent Studies

PRECEDENT STUDIES

When choosing which precedents to explore, there are some key things to focus on. The studies will explore different types of housing within a dense city center. The definition what social housing must be explored (i.e. subsidized or affordable, co-operative ownership, single room occupancy, etc.). The case studies will outline what types of programs (i.e. retail, services, etc.) have been incorporated into a mixed-use building. It will be important to note how units within a mixed-income residential complex are organized. Lastly, some case studies will be selected for their construction methods, material usage, and sustainable technologies.

Precedent Studies 10

WOODWARD’S BUILDING Location: Vancouver, Canada Architects: Henriquez Partners Architecture Completed in 2010 Project Area: 1,200,000 sq-ft Project Cost: $375million Total Units: 736 (536 market, 200 non-market)

Precedent Studies

This project is being used as a role model for developing mixed-use, mixed-income residential complexes in Vancouver. It was designed as a community for the residents of the building and the neighbourhood as a whole. In addition to the housing units, there are many retail and services in the complex (i.e. grocery store, drug store, bank, indoor public atrium, outdoor public square, City of Vancouver offices, office space, cafe, chool for contemporary arts, art/performance gallery, daycare facility, etc.)

The Woodwards Building is important because of the attention spent on the affordable units. The architect claims that his architecture creates a “poetic expression of social justice.” His attempt to create dignity through architecture manifested itself by making sure that the market and non-market units had all the same appliances, details, and finishes. Another positive aspect of this project is that it had a minimal effect of displacement on the lower income residents of the area pre-development. Many of the Woodward’s residents were homeless, lived in nearby SROs, and even squatted in the abandoned building on the site before it was redeveloped.

While this complex brings many positives to the city, there have been concerns about the complex and its effects on the neighbourhood. The biggest criticism is perhaps the segregation within the actual complex. The 125 single occupancy apartments and 75 affordable units for families are in a seperate building from the market units. They share the same site and the same amenities, but having seperate entrances and towers brings up questions of how integrated the community is. In addition to this issue, there are concerns about the effects of gentrification. The retail stores at the base of the towers are out of the price range of the lower income families that live here. The same applies for the new retail establishments that are springing up in the neighbourhood. All things considered, it is important to note that this developement has added a significant amount of affordable housing to a community that desperately needs it. In addition to the housing stock, there has been a focus on improving the social services that provide support for those in need.

Precedent Studies

1. Canada Mortgage and Housing Corporation. “More than 200 Apartments Open at Woodward’s.” City of Vancouver, 28 May 2010. Web. 12 Oct. 2012. <http://www2.news.gov.bc.ca/news_releases_20092013/2010PREM0116-000633.htm>. 2. Hutchinson, Brian. “The Woodward’s Project: From High above to Down below.” National Post. N.p., 5 June 2010. Web. 3 Oct. 2012. <http://news.nationalpost. com/2010/06/05/the-woodwards-project-from-highabove-to-down-below/>. 3. McLaren, Christine. “Woodward’s Designer Reveals Secrets.” The Tyee. N.p., 25 Feb. 2010. Web. 12 Oct. 2012. <http://thetyee.ca/News/2010/02/25/GregorHenriquez/>.

Precedent Studies 13

It seems obvious but it cannot be over-stated that any successful project not only recognizes the environment it is a part of but also engages in it. Contextual factors include, but are not limited to: EXISITING (AND MISSING) AMENITIES ECONOMIC CLIMATE NATURAL ENVIRONMENT DIVERSITY OF CULTURE ARCHITECTURE NEIGHBOURHOOD ASPIRATIONS

THE HEGEMEN Location: Brooklyn, USA Architects: Cook+Fox Architects Completed in 2012 Project Area: 78,000 sq-ft Project Cost: $26million Total Units: 161 This project is a residential community housing for low-income and formerly homeless individuals.

“The Hegeman.” Architectural Record. N.p., July 2012. Web. 24 Sept. 2012. <http://archrecord.construction. com/projects/Building_types_study/Multi-Family-Housing/2012/The-Hegeman-Residence-Cook-Fox.asp>.

Precedent Studies

This project is important because it has an approach to urban density that has not been explicitly stated in the examples above. The architects have stated that they took many cues from Jane Jacobs’ ideas on neighbourhood development. In addition to the living units, the building also has space for on-site social services. This type of supportive housing is aimed at controlling the many problems associated with poverty. This issue is partly tackled by providing an environment that promotes a strong street life. Large windows, green vegetation at ground level, and a welcoming entrance creates a connection with pedestrians. Modest building materials were used for the building envelope. The textural articulations on the brick façade add visual life. Each unit is equiped with energy-use meters to encourage each individual to mninimize energy use. Physical, mental, and community health are important keys to creating healthy spaces.

60 RICHMOND HOUSING CO-OP Location: Toronto, Canada Architects: Teeple Architects Completed in 2010 Project Area: 99,500 sq-ft Project Cost: $20million Total Units: 85

Precedent Studies

This project is important because it is managed under a cooperative housing model. The tennants of this building are unionized, low-income hospitality workers in downtown Toronto. A housing co-operative is a viable housing solution because when successful, the building is self-sufficient. Because all the residents have ownership of the building, it can generate responsibility and civic duty.

In addition to the residential program, there is also a training kitchen and restaurant at ground level and a outdoor courtyard (which has a garden that provides fruits and vegetables for the restaurant) on the sixth floor. This void in the building allows light into the central areas of the volume and creates a stacked effect for ventilation. The other important aspect of this project is the sustainable technology. The rain-screen is insulated and glazing is minimized to control thermal bridging and heat gain/loss. Rain water collection and a green roof minimize the heat-island effect and storm water. The sophisticated mechanical system utilizes a heat transfer to deal with temperature changes between inside and outside. Kolleeny, Jane. â&#x20AC;&#x153;60 Richmond Housing Co-Op.â&#x20AC;? Architectural Record. N.p., July 2010. <http://archrecord. construction.com/projects/bts/archives/multifamhousing/10_60_Richmond/>.

PEOPLE PLANET PROFIT In terms of housing, this can equate to investing in sustainable technologies and quality construction will not only help the environment, but will lengthen the lifespan of the building and make the development more attractive to investors and potential homeowners/renters. A green building will create a healthier population. A healthier population will increase social capital and create civic duty.

Precedent Studies

The Triple Bottom Line (also known as The Three Pâ&#x20AC;&#x2122;s) is a an attitude that attempts to be responsible to three stakeholders. Investing in one of the three Pâ&#x20AC;&#x2122;s will have direct benefits to the other two.

2.75 ACRES OF GREEN SPACE

Precedent Studies

per 1,000 people

The City of Vancouver recommends 2.75 acres of green space per thousand people but in a city that is quickly densifying and running out of real estate, that is becoming a tall order. It is a priority that all designers, planners, developers, and other related stakeholders realize the importance of creating an environment that substantially incorporates the idea nature.

Erickson, Donna L. MetroGreen: Connecting Open Space in North American Cities. Washington: Island, 2006. Print

RUE DE MEAUX HOUSING Location: Paris, France Architects: Renzo Piano Building Workshop Completed in 1991 Project Area: 215,300 sq-ft Project Cost: unknown Total Units: 220 This project is significant because of Renzo Piano’s application of his expertise in advanced technology on low cost housing. His modular facade is a reflection of the modular units in the complex and the division of the lots of the neighbouring buildings. This complex is located in a rough neighbourhood in Paris. Piano’s reaction to this was create a closed courtyard within the property. This strategy has many benefits. It immediately creates a safe outdoor environment for the residents. The double-loaded courtyard corridor provided an opportunity for a garden. The courtyard also allowed every unit to have access to natural lighting from two sides.

“De Meaux.” Housing Prototypes. N.p., n.d. Web. 2 Oct. 2012. <http://housingprototypes.org/project?File_ No=FRA006>.

Precedent Studies

This project is best known for the innovative building facade. What is not talked about is the social aspects of the project. A critique of this social housing project is that it actually cuts off the residents from the community. I believe that this obvious segregation of residents from the community is a detriment to the neighbourhood.

PRUITT-IGOE Location: St. Louis, USA Architects: Minoru Yamasaki Completed in 1954 Project Area: 78,000 sq-ft Project Cost: $36million Total Units: 2,870 This project is one of the most influential public housing projects in history.

Precedent Studies

This project is important because it is key to understand why this project is largely known for being a failure. It is important to understand why this building was built and where it went wrong. Yamasaki was heavily influenced by Le Corbusier and his ideas of the modernist high-rise. A larger consideration was the economic limitations on the project, which led to a megalithic complex (33 11-storey buildings). Some simple explanations for the downfall of this project include poor construction and maintenance, class segregation, disregard for community, and a lack of respect for humanity.

Von Hoffman, Alexander. â&#x20AC;&#x153;Why They Built the PruittIgoe Project.â&#x20AC;? Pruitt-Igoe Housing Project. Joint Center for Housing Studies, Harvard University, 21 Aug. 2002. Web. 14 Sept. 2012. <http://www.soc.iastate. edu/sapp/PruittIgoe.html>.

UNITE D’HABITATION Location: Marseille, France Architects: Le Corbusier Completed in 1954 Project Area: 651,000 sq-ft Project Cost: unknown Total Units: 337 This project was one of the first successful high-density housing complexes in modern times. At a quick glance, it might be easy to mistake Pruitt-Igoe with Unite D’Habitation. However, Le Corbusier made many small decisions that as a whole, made a world of a difference on the outcome.

“Unité D’habitation, Marseille, France, 1945.” Foundation Le Corbusier. N.p., n.d. Web. 28 Nov. 2012. <http:// www.fondationlecorbusier.fr/corbuweb/morpheus. aspx?sysId=13&IrisObjectId=5234&sysLanguage=enen&itemPos=58&itemSort=en-en_sort_string1%20&ite mCount=78&sysParentName=&sysParentId=64>.

Precedent Studies

The first set of decisions dealt with the considerations toward the quality of construction, material selection, and the life of the building over its life. Second is the relationship of the building to its environmental context. Each unit has ample access to natural ventilation and sunlight. Thirdly, and most importantly, Le Corbusier paid special attention to ensuring that each resident had a connection and personal ownership of their unit. This was done through a variety of colour and organization program space within various units. The pride of being able to say “I live in that unit in that building” helps maintain a high level of civic duty.

LAFAYETTE PARK Location: Detroit, USA Architects: Ludwig Mies van der Rohe Completed in 1956 Project Area: 3,397,680 sq-ft Project Cost: unknown Total Units: 186 one or two story townhomes and two high rise towers This project is first urban renewal project in the United States. The development has been a great success, being listed as a National Registered Historic Place in 1996. Famous Miesian characteristics of simplicity, clean proportions, and cladding of tinted glass and aluminum fit in seamlessly in the Detroit landscape. This project is held high as a precedent because of its success as an economically and racially diverse mixed-use residential neighbourhood. Today, the townhomes are owned as co-ops and the towers are being rented out. Most of the residents are either older or divorced people looking to downsize or young professionals and students not yet ready to settle down. Thus creating a dynamic population.

Precedent Studies

When asked, the residents that live here enjoy the security, cleanliness, sense of community, views, and proximity to downtown Detroit.

Vermeulen, Corine. â&#x20AC;&#x153;Living with Mies: The Towers at Lafayette Park.â&#x20AC;? The Design Observer Group. N.p., 5 Apr. 2012. Web. 28 Nov. 2012. <http://places.designobserver.com/feature/mies-towers-lafayette-park-detroit/33148/>.

JOHN HANCOCK CENTER Location: Chicago, USA Architects: Skidmore, Owings & Merrill LLP Completed in 1970 Project Area: 2,800,000 sq-ft Project Cost: unknown Total Units: 700 This project is generally known for being one of the must renowned structural feats in architecture. However, the significance of the Hancock Center to my studies is the program of the building. This is the one of the first high-density, mixed-use buildings. The original scheme proposed by SOM had two towers, seperating residential and office programs. They eventually decided on a single tower and used the smaller building footprint to make space for an outdoor plaza, which was uncommon at the time in downtown Chicago. The tower is comprised of commericial/retail spaces, offices, residences, observation deck, restaurant, and broadcasting facilities. This building has set the tone and created a precedent that many would follow and build our future cities on the idea of a mixed-use building. Precedent Studies

â&#x20AC;&#x153;The John Hancock Center, Chicago.â&#x20AC;? The Council Headquarters and the Tall Building Resource Center. N.p., Mar. 2011. Web. 14 Oct. 2012. <https://www.ctbuh. org/TallBuildings/FeaturedTallBuildings/JohnHancockCenterChicago/tabid/1959/language/en-US/Default. aspx>.

Precedent Studies 23

INDIVIDUALITY = PRIDE

WOZOCO APARTMENTS Location: Amsterdam, Netherlands Architects: MVRDV Completed in 1997 Project Area: 107,639 sq-ft Project Cost: unknown Total Units: 100 This is a residential complex for the elderly. This project is sited in the Netherlands, one of the most pro-social housing nations, worldwide.

Hill, John. “WoZoCo’s Apartments in AmsterdamOsdorp, Netherlands by MVRDV, 1997.” A Weekly Dose of Architecture. N.p., 25 Jan. 1999. Web. 28 Nov. 2012. <http://archidose.org/wp/1999/01/25/wozocos-apartments/>.

Precedent Studies

The project is universially accepted as a great example of social housing because of its design attitudes towards the logistics of policy, connection to nature, and community. Zoning restrictions originally limited the footprint of the building to allow for more outdoor space and consequently, restricted the number of units allowed. MVRDV squeezed more units into the building while preserving the required amount of outdoor space by cantilevering 13 units off of the side of the building. It was also important to maximize natural lighting so the units are distributed along a single loaded corridor. Lastly, excellent construction and materials instilled pride in the residents. A wide colour palette and various units sizes gave the residents a sense of ownsership and individuality while living in a multi-unit dwelling.

Real-estate that is rented will decrease in value quicker than owned properties by 1.5% annually.

Precedent Studies

AGENCY

Agency creates ownership and civic pride and duty. Generally, when someone a person takes ownership of his/her space or possessions, it will result in greater concern for the care and maintenance of what is owned. Agency is not exclusive to the physical construction of a home, but can also apply to how the ideas and philosophies behind the design development are forumulated (i.e. community meetings). Fisher, Jeffrey, Brent Smith, Jerrold Stern, and R. Brian Webb. â&#x20AC;&#x153;Analysis of Economic Depreciation for Multi-Family Property.â&#x20AC;? Journal of Real Estate Research 27.4 (2005): 355-69. Web.

QUINTA MONROY Location: Iquique, Chile Architects: ELEMENTAL Completed in 2004 Project Area: 378-775 sq-ft/home Project Cost: $7,500/home Total Units: 93 (homes) This project is important because it provides housing to an otherwise homeless population, while giving the residents agency. The architect, Alejandro Aravena, realized that a complete home was not feasible with the given budget. His solution to the restraints was to ask each resident what was most important to them and what they needed help with to build (i.e. kitchen, washroom, etc.). Each home was left with an open plan so that when possible, each home owner would add to and expand as needed. This creates real ownership over the building by the resident. ELEMENTAL has followed three principles in this project: 1. To design neighbourhoods and infrastructure that promote social development and overcome poverty and social inequity. 2. To build within market conditions and create more with less. 3. Good design addes value so architecture should be an investment and not a “social expense”.

“Quinta Monroy by Alejandro Aravena.” Dezeen Magazine. N.p., 12 Nov. 2008. Web. 12 Oct. 2012. <http:// www.dezeen.com/2008/11/12/quinta-monroy-by-alejandro-aravena/>.

Precedent Studies

URBAN DORMS Location: New York, USA Architects: N/A This project is important because of its unique approach to supplying a saturated market with low-cost housing. This multi-dwelling building is being operated as a dormitory, but for young, educated, and/or creative professionals who want to live in the vibrancy of the city but cannot afford pay market rent for an apartment. The building is run by Karen Falcon. She has made her dormitories an attractive option by providing flexible renting contracts and by being selective with who she allows to rent at the Urban Dorms.

Precedent Studies

Dormitories, similar to single-occupancy residences, provide an essential service as a short-term option for transient individuals or those that are looking for temporary option while they search for permanent housing.

Scott, Janny. â&#x20AC;&#x153;Out of College, But Now Living In Urban Dorms.â&#x20AC;? The New York Times. N.p., 13 July 2006. Web. 29 Nov. 2012. <http://www.nytimes.com/2006/07/13/ nyregion/13dorms.html?pagewanted=all>

SCHIFF RESIDENCES Location: Chicago, USA Architects: Murphy/Jahn Architects Completed in 2007 Project Area: 45,800 sq-ft Project Cost: $11.2million Total Units: 96 This building is significant because it is a rareinstance of a single-resident occupancy buildings designed by an architect of note. This is important because the building is a statement that housing for low-income people deserves excellent design as much as another other building (i.e. State Street Village). By selecting Helmut Jahn as the architect for the project, it improves the perfecption of SROs. In the building, there is program allocated to supportive services (mental health assistance and vocational guidance). The building was built to Jahn’s high sustainability standards. It’s must distinguisghing feature is arguable the wind turbine on the roof of the building. The reflective cladding has a high albedo which reduces the heat-island effect. The building also untilizes solar panels, rain water harvesting, graywater re-use. Precedent Studies

1. Kamin, Blair. “Architect Gives Twist to Affordable Housing.” Chicago Tribune. N.p., 01 Mar. 2007. Web. 13 Sept. 2012. <http://articles.chicagotribune. com/2007-03-01/news/07030102 54_1_affordable-housing-affordable-housing-singleroom-occupancy>. 2. Sokol, David. “Case Study:Near North Apartments.” Green Source. Architectural Record, Oct. 2007. Web. 12 Oct. 2012. <http://greensource.construction.com/projects/0710_NorthApts.asp>.

LINKED HYBRID Location: Beijing, China Architects: Steven Holl Architects Completed in 2009 Project Area: 2,380,000 sq-ft Project Cost: $200million Total Units: 644

Precedent Studies

This project is important because of the circulation around the site. The most prominent feature of this complex are the skybridges. Each mixed-use residential tower has various amenities (i.e. public green spaces, commercial/retail zones, hotel, theater, school, and underground parking). Access to the program spaces are facilitated through the skybridges. Steven Holl argues for this project by claiming that the network of programs create microurbanisms. Since the whole complex provides many amenities, it is being sold as a community unto itself.

However, I would heavily criticize the project on its claim that it creates real communities. I believe that the access to the different programs through the elevated circulation zones eliminates street life. The bridges are just transition zones where people do not actually congregate but just pass each other. It is yet to be seen if this will turn into a second iteration of Minneapolisâ&#x20AC;&#x2122; skybridge system that has crippled all street life. Would a typical neighbourhood cafe, newspaper stand, or restaurant accessible on the ground level create stronger community? By keeping circulation inside the building, the architecture cuts off the residents of this massive complex from the greater neighbourhood. There is minimal opportunity for a Linked Hybrid resident to meet someone from the neighbouring building.

The images above illustrate the contrast in activity between a nearby street (left) and the interior courtyards of Linked Hybrid (bottom right).

“Linked Hybrid by Steven Holl Architects.” Dezeen Magazine. N.p., 8 July 2009. Web. 12 Oct. 2012. <http://www.dezeen.com/2009/07/08/linked-hybrid-by-steven-hollarchitects/>.

Precedent Studies

With that criticism in mind, Stevel Holl does highlight many issues regarding the need for densification in today’s world. Density is absolutely required in China because of the waves of migration into urban centers but when compared to cities in North America, it is important to tackle the question of how much density is needed? Along the same line, what kind of density?How does a planner find balance between the complicated economic, racial, and lifestyle issues? The architect’s realm is the built environment. However, it is obvious that the bricks and morter of the city is secondary to the social construction of the city. The spatial environment is what ultimately determines the liveability of a community.

VANCOUVER, BC 1:10,000 500ft

1,000ft

SITE SELECTION I have selected three sites for this project: 1. 53 West Hastings Street 2. 58 West Hastings Street 3. 99 West Pender Street

Site Analysis

These empty lots are in the buffer zone between Vancouver’s downtown commercial/business district and the city’s poorest neighbourhood (Downtown Eastside - DTES). This site is important because it is in the midst of a redevelopment period, most recently sparked by the newly constructed Woodward’s Building.

Site #2 is specifically important because it has played an large role in the history of the community and the city as a whole. Most recently during the 2010 Winter Olympics, it was home to Olympic Tent City – a demonstration to voice the concerns the homeless (and near homeless) population in the city. It is also important note other important subsidized/affordable housing projects in the area. Portland Hotel Housing is the neighbouring building directly east of the lot. The empty lot has seen life through other uses as well (i.e. temporary

community garden/farm, impromptu soccer pitch). There are a few primary reasons for why I have chosen to site my project in this area specifically. The first is to deal with the residents who are being displaced as the area begins to pick itself up. It is in a relatively dense and diverse neighbourhood, in terms of residents and amenities. There is access to food, retail, public transportation, businesses, recreation/public spaces, and most importantly, social services/ programs. It makes complete sense to keep the lower-income population here so they can grow with their neighbourhood.

53 West Hastings Street

58 West Hastings Street

Site Analysis

99 West Pender Street

DOWNTOWN

DOWNTOWN EASTSIDE

STRATHCONA Vancouver 1:10,000 500ft

1,000ft

Site

Skytrain station Public space Social Housing

Site Analysis

Major road

VANCOUVER: A BRIEF HISTORY “Vancouver - a major seaport and coastal metroplis - is one of the world’s most livable cities. The area was orginially a dense, temperate rain forest. Early industry around the fledgling settlements around the Burrard Inlet exploited the area’s natural resources - lumber, furs, and fish. Granville, Gastown, New Westminster, and Port Moody all vied to become the central hub of business activity. But the biggest boon of trade and the establishment of the city came with the arrival of the Canadian Pacific Railway in 1887. Downtown Vancouver evolved into a major city throughout the twentieth century. It attracted film and television business with tax breaks for moviemakers - and earned the nickname ‘Hollywood North’. It is now the third-largest film production centre in North America. The cityscape, accented by the North Shore Mountains and Stanley Park - one of the largest urban parks in North America - is complemented by the gorgeous coastline. Blending style with substance, the city’s skyline boasts some notable works of architecture, including the Vancouver Art Gallery, the Christ Church Cathedral, and the Hotel Vancouver. Not surprisingly, tourism is Vancouver’s second largest industry.

Site Analysis

Expansion since World War II has led to a boom in high-rise development and growth in the surrounding towns.”

Mansbridge, Francis. Vancouver Then and Now. San Diego, CA: Thunder Bay, 2009

“Land prices are high, it is said, higher than anything would warrant. ’Why, the workingmen cannot afford to pay at the rate demanded for these tiny outside lots,’ asserted one man recently. The same thing was said here twenty years ago, answer the pioneers; others of us know that it was repeated ten years ago and five years ago, and our children and our children’s children will hear the same tale of woe decades hence.” - RJ McDougal, BC Real Estate, 1911

Site Analysis

When Vancouver was incorporated as a city in 1886, the city’s first mayor was Malcolm McLean - a real estate agent. At the time, an acre of land in what is now Downtown Vancouver cost about $1. However, when the Canadian Pacific Rail announced that it’s terminus station would be located in Gastown Vancouver in 1887, the price for a lot near Granville and Dunsmuir jumped to $400. In 1893 the price of a lot in the same area sold for $1,100 and by 1900, the adjoining lot sold for $4,250. That increase of price change between 1887 to 1900, only a 13 year difference, was modest compared to the how much the same lot cost in 1912 - $725,000! By 1912, Vancouver was a place for borrowing, spending, and inflation. The market was surging so much that land was being bought just because of the name of the streets. As soon as

Westminster Road was renamed Main Street and Ninth Avenue was renamed Broadway, the adjacent lots were sold immediately just because they had metropolitan names. However, the bubble burst between 1913-1915 - coinciding with the US Stock Market crash. Most of the new middle-class homeowners defaulted on their loans. Rents dropped by over 50%. Some lots were being sold at only 10% of their listed price. The market was destroyed. The Depression stopped more than just the housing market - construction was at a standstill as well. The city created the Vancouver Housing Registry during The Depression to encourage building owners to rent their empty rooms. This only alleviated the crises slightly because because the demand for single-family homes was still high. When the servicemen returned home from WWII, the cityâ&#x20AC;&#x2122;s housing shortage was at critical levels.

Site Analysis

Through the mid-20th century, Vancouverâ&#x20AC;&#x2122;s housing prices cotinued to rise. In 1967, it was reported that the value for a lot for a single-family dwelling increased by 25-35%. These conditions led to the development of something that would drastically change Vancouverâ&#x20AC;&#x2122;s trajectory - apartment living.

Before 1966, it was not possible to own an apartment unit. A tennant was only able to rent a unit from someone who owned the whole building. At the time, renting was a downmarket option because it was more desirable to own a single-family home. Therefore, a stigma was placed on renting. Apartments were usually only 5 or 6 stories high and located around the periphery of the city center. In 1966, the Stratas Title Act was created to enable owners to subdivide the units for individual sale. At the time, downtown living was a revolutionary idea and required many changes to city zoning bylaws. Today, 99% of the downtown population lives in apartment buildings.

Part of the pitch to sell this radical idea was that by having apartment towers rise above stores, it would extend the daily life of the city and solve congestion problems. As soon as the economic benefits from this developement were realized, apartment construction outnumbered home construction 2:1. Apartment owners began converting their rental units into 99-year leases and selling them to home buyers. This once again created another lucrative housing bubble in Vancouver. This became so rampant that Vancouver put a moratorium on all rentallease conversions in 1973. It was reported that 25% of sales were made not to Vancouver residents, by speculators. There are stories of men who made profits from buying and selling units in the same day. Vancouver created the MURB (Multiple Unit Residential Building) Program to encourage developers to construct purpose-built rentals. However, most critics of the MURB Program claim that the idea of creating affordable housing is impossible because of high construction and land costs. Even with the tax breaks, the apartments were still out of the price bracket of the middle class citizen. Globalization, in the form of foreign investment and speculation, will put an entire generation, native-born and immigrant, in a bind when it comes to possibility of home ownership. Vancouver was a real estate development even before it was a city. People want to live in Vancouver for the same reasons that drew European investors to the west coast in the 1800s - Vancouver is a desireable place to live. Site Analysis

1. Berelowitz, Lance. Dream City: Vancouver and the Global Imagination. Vancouver, B.C.: Douglas & McIntyre, 2005. Print. 2. Donaldson, Jesse. â&#x20AC;&#x153;Land Of Destiny.â&#x20AC;? The Dependent Magazine. N.p., 18 Jan. 2012. Web. 19 Oct. 2012. <http://thedependent.ca/featured/land-destiny-history-vancouver/>

DEMOGRAPHICS & MARKET ANALYSIS

As with most developed major urban centers, there is a widening of the gap in income between the richest and poorest populations. The graph in the upper right illustrates that the income disparity and shrinking of the middle class is proportionate to the growth of the city.

Site Analysis

This is important because the make-up of a mixed-income population is a challenging issue for not just society as a whole (community interaction), but also architecturally (built neighbourhood).

Mendleson, Rachel. â&#x20AC;&#x153;Vancouver Income Inequality Study Shows City Segregating Along Racial, Income Lines.â&#x20AC;? The Huffington Post. N.p., 12 Mar. 2012. Web. 18 Oct. 2012. <http://www.huffingtonpost.ca/2012/03/12/vancouver-income-inequalitystudy_n_1334796.html>.

600

80 70 60

550

50 500

40 30 20

450

Population by income (%)

Population (by thousands)

10 2010

2005

2000

1995

1990

1985

1980

1975

1970

400

30 20

<20

20-34

35-44

45-55

55-64

65+

Age group Fraction of age group that own

Site Analysis

Percentage (%) of total population

Total population Very low income (40% or more below median income) Low income (20-40% below median income) Middle income (20% below to 20% above median income) High income (20-40% above median income) Very high income (40% or more above median income)

5km 3.1mi 1km diameter area around site

Population Density

persons per acre 860+

640

430

220

$200K +

$150K

$100K

$50K

Site Analysis

Average Annual Family Income

From the research presented in this document and the maps presented here, there are two easy conclusions that can be made:

1. Some of the densest areas of the city are homes to the poorest population. 2. The proposed site is home to a large, poor population that does not have access to the basic amenities.

This analysis strengthens my argument that this area is underserved and needs additional investment into affordable housing stock and relevant amenities (i.e. recreation spaces for children).

*The Average Family Income information came from Statistics Canada Census 2001 via:

“A Market Analysis of Cutco Sales in the GVRD.” UBC Department of Geography. University of British Columbia, 1 Dec. 2005. Web. 04 Nov. 2012. <http://www.geog.ubc. ca/courses/geob370/students/class05/hdmurtag/results.htm> “Vancouver Density.” UBC Department of Geography. University of British Columbia, n.d. Web. 04 Nov. 2012. <http://www.geog.ubc.ca/courses/geob479/classof08/vandensify/results.html>.

Neighbourhood Select Amenities

Secondary School

Site Analysis

Community Center

Park Elementary School

HOUSING MARKET IN 2011 Hutchison, Jason. â&#x20AC;&#x153;How Much Do Homes Cost in Select Metro Vancouver Cities?â&#x20AC;? My604home.com Real Estate Blog. N.p., n.d. Web. 04 Nov. 2012. <http://myVancouver Vancouver Gastown/ 604home.posterous.com/metro-vancouver-housing-market-2011-sales-rev>.

Townhome

Days on market Sale $ to list $ Studio Total Price Days on market Sale $ to list $ Studio Total Price Days on market $/sqft Sale $ to list $ Total Price

West

East Crosstown

527 number soldVancouver 35 West average 98% average Vancouver $282,500 number 179 min sold West $3,300,000 40

Vancouver 221 Gastown/ 10 38 Crosstown 53 East (Site Location) 98% 97% Vancouver Gastown/ $310,000 $460,000 54 Crosstown 17 East $645,900 $1,100,000 39 36

average max $849,734 97% average average number sold 179 $778,000 $93,607 min median 40 average $366 $1,280,000 maxmin 97% average $1,297 $309.647 average $93,607 min max $625 $303,000 median average $1,280,000 max $613 $267 $/sqft min median $309.647 average $812 max $303,000 median $636 average $267 $/sqft min $638 median $812 max $636 average House (3-5 beds) 1431 $638 number sold median 29 Days on market average 100% Sale $ to list $ average $618,000 1 Bed Condo number 1878 Total Price min sold $11,980,000 36 Days on market average max $2,265,119 102% Sale $ to list $ average average 1 Bed Condo number sold 1878 $2,000,000 $127,000 Total Price min median 36 Days on market average $250 $1,500,000 $/sqft maxmin 102% Sale $ to list $ average $3,023 $409,814 average $127,000 Total Price min max $762 $395,000 median average $1,500,000 max $724 $271 $/sqft min median $409,814 average $1,312 max $395,000 median $627 average $271 $/sqft min $629 median $1,312 max $627 average $629 median

Site Analysis

2 Bed Condo Days on market Sale $ to list $ 2 Bed Condo Total Price Days on market Sale $ toCondo list $ 2 Bed Total Price Days on market $/sqft Sale $ to list $ Total Price $/sqft

45 $/sqft

number sold

average average number min sold average max average averagesold number minmedian average maxmin average average minmax median maxaverage minmedian average max median average min

1781

46 103% $193,000 1781 $5,600,000 46 $779,931 103% 1781 $620,000 $193,000 46 $237 $5,600,000 103% $2,214 $779,931 $193,000 $689 $620,000 $5,600,000 $640 $237 $779,931 $2,214 $620,000 $689 $237

(Site Location)

$485,732 96% 54 $470,000 $127,850 39 $249 $364,000 96% $614 $238,101 $127,850 $428 $227,250 $364,000 $411 $276 $238,101 $687 $227,250 $463 $276 $462 $687 $463 1159 $462 26 101% $450,000 560 $1,748,000 44 $835,856 98% 560 $805,000 $151,000 44 $213 $705,000 98% $2,216 $317,165 $151,000 $402 $298,450 $705,000 $392 $248 $317,165 $719 $298,450 $482 $248 $478 $719 $482 $478

499

40 98% $172,600 499 $1,185,000 40 $410,887 98% 499 $388,000 $172,600 40 $211 $1,185,000 98% $868 $410,887 $172,600 $460 $388,000 $1,185,000 $453 $211 $410,887 $868 $388,000 $460 $211

(Site Location)

$633,250 98% 17 $599,750 $190,000 36 $419 $380,000 98% $644 $317,834 $190,000 $512 $285,000 $380,000 $532 $469 $317,834 $637 $285,000 $574 $469 $553 $637 $574 $5530 384797%38 $296,50047 $589,00097% $395,062$296,500 $442,750$589,000 $499$395,062 $663 $442,750 $586 $499 $581 $663 $586 $581

57 97% $465,000 31 $794,000 57 $522,580 97% 31 $629,500 $465,000 57 $484 $794,000 97% $642 $522,580 $465,000 $574 $629,500 $794,000 $563 $484 $522,580 $642 $629,500 $574 $484

Townhome

Days on market Sale $ to list $ Townhome Total Price Days on market Sale $ to list $ Total Price $/sqft $/sqft

Vancouver West Vancouver 527 number sold West 35 average 98% average 527 number sold $282,500 min 35 average $3,300,000 max 98% average $849,734 average $282,500 min $778,000 median $3,300,000 max $366 min $849,734 average $1,297 max $778,000 median $625 average $366 min $613 median $1,297 max $625 average $613 median

House (3-5 beds) number sold

$/sqft $/sqft

1431

29 average 100% average 1431 number sold $618,000 min 29 average $11,980,000 max 100% average $2,265,119 average $618,000 min $2,000,000 median $11,980,000 max $250 min $2,265,119 average $3,023 max $2,000,000 median $762 average $250 min $724 median $3,023 max $762 average $724 median

38 98% 221 $310,000 38 $645,900 98% $485,732 $310,000 $470,000 $645,900 $249 $485,732 $614 $470,000 $428 $249 $411 $614 $428 $411

53 (Site Location)

1159

26 101% 1159 $450,000 26 $1,748,000 101% $835,856 $450,000 $805,000 $1,748,000 $213 $835,856 $2,216 $805,000 $402 $213 $392 $2,216 $402 $392

97% 10 $460,000 53 $1,100,000 97% $633,250 $460,000 $599,750 $1,100,000 $419 $633,250 $644 $599,750 $512 $419 $532 $644 $512 $532

Site Analysis

Days on market Sale $ to(3-5 list $ beds) House Total Price Days on market Sale $ to list $ Total Price

Vancouver Gastown/ East Crosstown (Site Location) Vancouver Gastown/ 221 Crosstown 10 East

Victory Square (official zoning designation) Gastown Neighbourhood Crosstown Neighbourhood

VICTORY SQUARE

Site Analysis

The sites are located in Victory Square, one of Vancouver’s most historic areas. It was once home to the city’s provincial courthouses and the terminus station for the Canadian Rail Line. Today, there ais a lot of diversity, in terms of building type and population. Victory Square, named after a nearby park, is lined along Hastings Street, a major retail corridor. As such, there is a range of building uses along this street. There is a heavy retail presence on street level. Above the storefronts are generally two to four levels of residential units.

Victory Square is sandwiched between two zones, Gastown and Crosstown. Gastown is one Vancouver’s biggest tourist destinations for its historic architecture. Crosstown is a newly developed real estate market just north of the sports arenas and west of the central business district. There has been a large influx of new construction and addition to the housing stock in Crosstown.

The charts on the previous pages (45 and 46), outline the current real estate market and housing costs of Gastown and Crosstown. What becomes apparent is that owning in Vancouver, especially this close to downtown, is expensive. Since the Downtown Eastside is an area in transition, rents can vary widely. The poverty line (or low-income cutoff) is $21,666 before taxes. The minimum wage in Vancouver is currently $10.25/hr, which equates to $21,320 (before taxes) over a year.

AFFORDABLE HOUSING =

30% OF INCOME

Site Analysis

If the proposed project will house some of the areas homeless or those at risk of becoming homeless, it will be assumed that they will live in a studio or one bedroom unit. 30% of a minimum wage earnerâ&#x20AC;&#x2122;s monthly income equates to $533. Clearly, this is not even close to enough to cover the cost of a studio unit.

RISING HOUSING COST VS. PERCENTAGE OF INCOME The diagram below clearly illustrates that the cost of living is rising at unmanageable levels. As noted in the case statement and evident here, the cost of owning a house today is ten times the median income. Moving forward, it is unclear as to how the next generation of young adults will be able to buy a home without going into debt, or simply moving out of Vancouver. The Economic Analyst has pointed out that less than 50% of the population under the age of 35 years old own their own home. The largest group of homeowners are people aged bewteen 55-64, many of whom bought their houses before the market explosion. 1,000 900

Dollars ($) in thousands

800 700 600 500 400 300

1998

1996

1994

1992

1990

1988

100 1986

Site Analysis

200

Average cost of detached home Precentage spent on detached home Average cost of attached home Percentage of income spent on attached home Average cost of apartment Percentage of income spent on apartment 1. Badkar, Mamta. “The Next Gigantic Housing Bubble That Everyone Expects To Burst.” Business Insider. N.p., 4 Oct. 2012. Web. 18 Oct. 2012. <http://www.businessinsider.com/canadian-housing-bubble-2012-10?op=1>. 2.”House Prices vs. Population Growth.” Canada’s Housing Bubble. N.p., 6 Jan. 2010. Web. 18 Oct. 2012. <http://canadabubble.com/bubble-watch/304-house-prices-vspopulation-growth.html>. 3. “Revisiting Demographics: Another Reason Why the next Decade Will Be Nothing like the Last.” The Economic Analyst. N.p., 18 May 2011. Web. 18 Oct. 2012. <http:// theeconomicanalyst.com/content/revisiting-demographics-another-reason-whynext-decade-will-be-nothing-last>.

2012

2010

2008

2006

2004

2002

2000

Site Analysis

Percentage (%) of income spent on housing

100

ECONOMY OF EAST DOWNTOWN AREA The proposed project is sited in an area with a wide range inhabitants. The following page breaks down what the economy and job market is comprised of. This exercise is important because the project will be a mixed-income and mixed-use complex. The people who will live in the building, use its amenities, and interact with other community members will come with different backgrounds and experiences - including jobs. Approximately 18,800 people work within the East Downtown Area (which is about 10% of the Metro Core). Therefore, it is imperative that there is an attempt to acknowledge the extended stakeholders of this project. Figure 1 shows that manufacturing provides the most jobs in the area, followed by professional services, retail, and public administration. Occupations are not the same as sectors. (Occupations are jobs within a sector. Therefore, some occupations can be found across different sectors, such as management and administration.) Figure 2 shows that sales and services (i.e. food services and retail) is by far the most common occupation in this area.

Site Analysis

Figure 3 illustrates what is important to people who work in the area about their workplaces. The three most important things are: 1. Sense of safety and security; 2. Face-to-face contact (presumabley interaction with co-workers and community would also be prefered); and 3. Ground floor occupancy (active ground levels and street fronts).

City of Vancouver. East Downtown Area Today: Metropolitan Core Jobs & Economy Land Use Plan. N.p.: n.p., 2007. Web. <http://vancouver.ca/files/cov/economy-ofdowntown-eastside-area-info-sheet.pdf>.

Professional, Scien c & Technical Services: 2025 - 11%

Retail: 1840 - 10%

Finance & Insurance: 915 - 5%

Public Administra on: 1895 - 10%

Real Estate: 275 - 1% Arts & Rec.: 465 - 2% Info & Culture: 660 - 4%

Health: 1080 - 6% Educa on: 535 - 3%

Admin. Support: 700 - 4%

Transporta on & Warehousing: 1080 - 6%

Other Services: 1085 - 6% Accommoda on & Food: 1745 - 9%

Wholesale: 1095 - 6%

Fig. 1

Agriculture & Mining: 175 - 1%

Manufacturing: 2905 - 15%

Construc on: 325 - 2%

Processing & Manufacturing: 1595 - 9%

Management: 2485 - 13%

Primary Industries: 115 - 1%

Business & Administrative: 3345 - 18%

Trades & Equipment Operators: 2040 - 11%

Natural & Applied Sciences: 1145 - 6%

Sales & Service: 4955 - 26%

Fig. 2

Health: 470 - 3% Social Science, Education & Government: 1470 - 8%

Arts & Rec.: 870 - 5%

Sense of safety/security

Essential

Face-to-face contact Close to customers Attractive street environment

Important

Ground ďŹ&#x201A;oor occupancy Entire business on one ďŹ&#x201A;oor Visibility from major street

Close to transit or SkyTrain Close to restaurants and shops

Not Important

Close to Downtown Vancouver

Fig. 3

20%

40%

60%

80%

100%

Site Analysis

Desirable

Customer parking

CHICAGO 4,447 persons/sq-km EIU Ranking: 15

Site Analysis

VANCOUVER 5,249 persons/sq-km EIU Ranking: 3

NEW YORK CITY 10,518 persons/sq-km EIU Ranking: 16

WORLD CITY POPULATION DENSITIES

The diagrams begin to try to understand “appropriate” density by comparing the current density of Vancouver to other model cities. The cities used in this comparison are either major North American cities or are ranked high on The Economist Intelligence Unit’s annual liveability report. It is important to note that the density of a city does not have a direct correlation to the density of a particular residential complex. “The Liveabililty Ranking and Overview August 2012.” Economy Intelligence Unit. N.p., Aug. 12. Web. 28 Nov. 2012. <https://www.eiu.com/public/topical_report.aspx? campaignid=Liveability2012>.

TORONTO 4,149 persons/sq-km EIU Ranking: 4 VIENNA 4,002 persons/sq-km EIU Ranking: 2 Site Analysis

MELBOURNE 1,567 persons/sq-km EIU Ranking: 1

QUALITY OF LIFE & ECONOMIC INEQUALITY “If you think of the population as divided into five groups on a social and economic basis -As, Bs, Cs, Ds, Es, - when you start putting together the As and the Es, there is the potential for people to not get along,” Michael Geller told The Globe and Mail, adding that the city’s plan to rent out about 110 units to what are called “core need” households would create too difficult a mix in the Olympic village. “If you’re going to mix people, it should be As, Bs and Cs together or Cs, Ds and Es.”

Site Analysis

Michael Geller (a Vancouver based architect, planner, real estate consultant and property developer) raises an important issue. What is the appropriate mix in a residential complex? An attempt at an answer to this question by comparing the level of inequality and livability of countries, in an attempt to determine if there are any correlations.

LOWEST INEQUALITY COUNTRY RANKING 1. Slovenia 2. Slovak Republic 3. Czech Republic 4. Sweden 5. Ukraine

WORLD BANK GINI (%) SCORE 23.1 24.7 25.3 25.3 25.5

EIU QUALITY OF LIFE 6.986 6.381 6.629 7.937 5.032

HIGHEST INEQUALITY COUNTRY RANKING 1. Honduras 2. Guatemala 3. Colombia 4. Central African Republic 5. Bolivia

WORLD BANK GINI (%) SCORE 60.2 57.6 56.9 56.2 56.1

EIU QUALITY OF LIFE 5.52 5.321 6.176 not ranked 5.492

Based on the information above, it would seem that countries of low inequality had the highest quality of life, with Ukraine and Colombia being anomolies. They might seem out of place but there are many explanations that might explain their rankings here (i.e. political climate or different sources of GNP)

HIGHEST LIVABILITY COUNTRY RANKING 1. Ireland 2. Switzerland 3. Norway 4. Luxemborg 5. Sweden

EIU QUALITY OF LIFE 8.333 8.068 8.051 8.015 7.937

WORLD BANK GINI (%) SCORE

LOWEST LIVABILITY COUNTRY RANKING 1. Zimbabwe 2. Haiti 3. Tanzania 4. Nigeria 5. Tajikistan

EIU QUALITY OF LIFE 3.892 4.09 4.495 4.505 4.754

WORLD BANK GINI (%) SCORE 50.1 59.2 37.6 34.6 30.8

33.7 25.8 30.8 25

These second set of charts would seem to indicate that that quality of life does not have a direct correlation to the degree of inequality. Other than the bottom two ranked countries in livability, Zimbabwe and Haiti, the other three low quality of life countries have inequalities that are comparable to the most livable countries. For reference sake, the United States ranked 13th best in terms of quality of life but its level of inequality was higher than 3 of the 5 countries ranked with the poorest quality of life. Countries with lower levels of inequality generally ranked higher in terms of quality of life. Is the information shown here enough to support Geller’s statement that it is better to not mix A’s and E’s? However, it important to also note that extremely equal income distribution in a country is not always ideal. An example if this is in very social countries where forced equality has removed incentives to be active participants in the economy. This can lead to limited selection of goods and services, technological progress, and therefore slower economic growth - which will create more poverty.

Site Analysis

1. Luhby, Tamy. “Global Income Inequality: Where the U.S. Ranks.” CNNMoney. N.p., 08 Nov. 2011. Web. 30 Nov. 2012. <http://money.cnn.com/2011/11/08/news/economy/global_income_inequality/index.htm>. 2. “The Economist Intelligence Unit’s Quality-of-life Index.” www.economist.com. The Economist Intelligence Unit, 2005. Web. 3. “GINI Index.” The World Bank, n.d. Web. 30 Nov. 2012. <http://data.worldbank. org/indicator/SI.POV.GINI>

HOMELESS POPULATION The following information was gathered during the 2011 Metro Vancouver Homeless Count. Volunteers walked the streets of Vancouver physically counting homeless people within a 24 hour period. Because of this methodology, the numbers collected are only a minimum count. There is a large invisible homeless population (i.e. those who were staying in places that volunteers did not know to look or those temporarily staying with friends or family) that was not counted. Of the 2,650 homeless people counted, 534 homeless people were surveyed. Youth Unknown

Adults Seniors Under 19 19-24 Youth whose age is unknown

25-34 35-44 45-54

55-64 64+

Unknown

Site Analysis

HOMELESS YOUTH

34% SINCE 2005

25% of the unaccompanied youth who were surveyed reported that they had been affected by the withdrawal of youth services by one or more agency of government.

60 50 40 30 20 10 Rents too high

Poor housing conditions

Other

No income assistance

Mental health

Incomes too low

Health/disability

Family breakdown

Evicted

Criminal History

0 Addiction

Percentage of homeless

Reasons given for homelessness

HOMELESS FAMILIES

SINCE 2005

Site Analysis

40%

25% of the unaccompanied youth who were surveyed reported that they had been affected by the withdrawal of youth services by one or more agency of government.

Percentage of homeless

Meal programs/soup kitchens Health clinic Drop-in centre Emergency Room Food Banks Outreach Hospital (non-emergency) Employment services Ambulance Addiction services Dentist/dental clinic Mental health services Legal services Housing/evection helption Transitional housing Parole services Other No services used Budgeting/trusteeship Newcomer services

Site Analysis

Services used within last year by homeless

Type of illness

Addiction

Medical condition Physical condition Mental illness Percent of homeless

HEALTH PROBLEMS

HARD TO HOUSE

SUPPORTIVE HOUSING

Income Source (more than 1 response possible) Government transfers Income Assistance Disability BeneďŹ t OAS/GIS/CPP Employment Insurance Employment Part-time employment Full-time employment Other Sources Binning, bottle collecting Other Friends/family Panhandling No income

Total Surveyed Homeless # 1,032 789 296 53 45 240 177 63 887 306 247 216 188 97

% 68% 52% 20% 4% 3% 16% 12% 4% 59% 20% 16% 14% 12% 6%

Site Analysis

Regional Steering Committee on Homelessness. One Step Forward... Results of the 2011 Metro Vancouver Homeless Count. Rep. Metrovancouver, 2012. Web. <http:// www.metrovancouver.org/planning/homelessness/ResourcesPage/2011HomelessCo untFinalReport28Feb2012-FinalVersion-Tuesday.pdf>.

POTENTIAL HOMEOWNERS

Site Analysis

Given the market information on pages 45 and 46, extreme inequality is not an issue in this market. The market analysis has revealed that the proposed project is not dealing with mixing A’s and E’s, but more likely B’s or C’s and E’s. The most wealthiest population in Vancouver will not be living in this neighbourhood. The most expensive unit sold in this area in 2011 was a townhome at $1,100,000. The high end units will still be purchased by wealthy people, but not necessarily the elite.

To buy the average 2 bedroom condo or townhome (approximately $600,000), an average annual income (with 30% spent on housing) would be about $70,000. The goal of the proposed mixed-income housing complex will be to decrease the gap between the wealthy and the poorest population. Ideally, this project, in conjunction with the city’s stated goal of ending homelessness by 2015, will remove the lowest income bracket, the E’s (homeless). Therefore, the income bracket will not be B’s to E’s, but actually B’s to D’s.

In North America, there is often a stigma associated with subsidized social-housing that has largely been due to many failed projects. However, I believe that Vancouver, and specifically this site would be well suited for a mixed-income project. Generally speaking, one of Vancouverâ&#x20AC;&#x2122;s selling points is its diversity. A person that chooses to live in this neighbourhood is already open to the idea of a mixed-income community but two questions have to be asked about potential residents:

Why would low-income residents want to live here?

Existing social services within neighbourhood

Safety from living in a developed neighbourhood

Opportunity to move up economic ladder

Why would high-income residents want to live here?

Diversity of retail, activities, and culture

Opportunity to live in an architectural icon

Site Analysis

Proximity to city center at reasonable housing costs

2 1

4 G 5 B ED 6 A C

7 8

SOCIAL SERVICES

As has been mentioned throughout this book, there is an abundance of social services already located in this area because of the strong presence of homeless and low-income residents. Some of them are: PENDER COMMUNITY HEALTH CARE CENTER Drug addiction counselling, and support, needle exchange, and nutrition services INSITE Safe injection site, disease and infection treatment, and counselling YOUTH CO HIV and Hepatitis C counselling, treatment, and harm reduction DOWNTOWN EASTSIDE WOMEN’S CENTER Senior’s outreach, HIV and harm reduction, housing outreach, skills development, and victim services SALVATION ARMY HARBOUR LIGHT CENTER Addiction counselling and support and reintegration of parolees into the community

1 2

Site Analysis

4 5

PORTLAND COMMUNITY DENTAL CLINIC Dental care at a reduced fee

LIFESKILLS CENTER Access to skills, job training, and connections with the broader community VANCOUVER NATIVE HEALTH CENTER Alcohol, drug, and violence counselling, family services, and medical and dental clinics UNION GOSPEL MISSION Meals, emergency shelter, alcohol and drug recovery, employment and education, and family programs

8 9

SOCIAL HOUSING

Also mentioned throughout this book is the already solid foundation of social housing in the neighbourhood. The fact that a large population of low-income residents is still present in the community is argument for the addition of more affordable housing options. There are many different types of housing that are subsidized. Some in the area are:

A B C D

Site Analysis

E F

PENDERA Low-income housing 114 units PORTLAND HOTEL SOCIETY Housing for those with mental illness or addictions 86 units IAN LEMAN PLACE Housing dedicated for low-income singles 8 units REGAL PLACE HOTEL Housing dedicated for low-income singles 83 units TELLIER TOWER Housing for seniors and those with disabilites 90 units SOLHEIM PLACE Housing for seniors and low-income families 92 units LORE KRILL CO-OP Co-op housing for low-income individuals and families 213 units

7 6

2 3 1

5 4

ART COMMUNITY

One of the benefits of living in a developing community is the presence of an art community. Communities that are homes to artists and other creative types often fosters diversity at the street level and and will often activate store fronts and other areas of congregation.

Site Analysis

3 4

MADE IN BC - DANCE ON TOUR Connects dancers and other performing artists with opportunities for performing and touring KOKORO DANCE Non-profit organization that teaches and produces dance shows that emphasize multi-disciplinary collaboration and cross-cultural exploration BLUE EGG Studios that allow space to practice dancing, singing, acting, and musical instruments VANCOUVER FILM SCHOOL School that teaches everything about film production, from acting to production to set design

SFU SCHOOL OF CONTEMPORARY ARTS Satellite campus for Simon Fraser University that teaches dance, film, music, visual arts, and theatre training programs

THE WAREHOUSE STUDIO Music recording studios for artists, producers, and engineers

LOST BOYS STUDIO Provides training for analytical, creative, and technical skills in the visual effects industry OCTOPUS STUDIOS Provides low cost studio space for artists, artisans, and crafts people

221A ARTIST-RUN-CENTER Non-profit artist-run centre that supports the advancement of contemporary art in the form of exhibitions, talks, workshops, and publications

Site Analysis

West C

ordo va St reet

S G M S

S D

U B West H

astin

gs St

S D

reet

D B R SITE 13,5 3 68 ft ²

West Pend e

SITE 14,7 1 00 ft ²

r Stre

R M R

SITE 36,60 2 8 ft²

M S

S M

M S

Stre et

RTD

Tayl or

Abbott Street

R LEGEND 1:1500

Proposed Sites

Public Spaces One-way Street Bus Route Bus Stop

M Market Housing

DG R

Social Housing

G Grocery Store D

Drug/Retail Store

Restaurant

Theater

Parking

University

Business Office

Hotel

Social Service

Cultural Center

Site Analysis

Carrell Street

5 3 4

THE NEIGHBOURHOOD

1. LOOKING WEST ON HASTINGS STREET

Site Analysis

2. PORTLAND HOUSING SOCIETY

3. VANCOUVER’S FAVOURITE COUNTRY MUSIC PUB

4. LOOKING SOUTH ON ABBOTT STREET

5. LOOKING WEST ON HASTINGS STREET

6. LOOKING EAST ON HASTINGS STREET

Site Analysis

7. MODEL EXPRESS

7 5 4 21

3 6

1. TINSLETOWN MALL AND CINEMAS

Site Analysis

2. PENDER STREET AND ABBOTT STREET

3. NEIGHBOURING BUILDING

4. LOTUS HOTEL BAR AND RESTAURANT

5. LOOKING WEST ON PENDER STREET 6. LOOKING EAST ON PENDER STREET TOWARDS CHINATOWN

Site Analysis

7. LOOKING NORTH ON ABBOTT STREET; FABRIC OF SIDEWALK

Site Analysis

SURROUNDING BUILDING HEIGHTS

C2 C1

A1 A2 B1 B2

Site Analysis

CLIMATE

Relative Humidity

Vancouverâ&#x20AC;&#x2122;s location next to the coast and mountains creates many micro-climates, which makes weather prediction less reliable. However, a general rule of thumb is to assume a moderately temperate climate where summer months are typically dry. Outside of July and August, some rain is assumed - with heavy rainfall expected bewteen October and March. 90% 80% 70%

20/68

JUN

MAY

APR

MAR

-10/14

FEB

0/32

JAN

Site Analysis

Temperature (C /F Â°)

10/50

Mean Temperature Relative Humidity Sunlight Rainfall

Average High Temperature Average Low Temperature Design High Temperature Design Low Temperature

1. Energy Design Tools. Climate Consultant. Computer software. Vers. 5.4. University of California, Los Angeles, n.d. Web. 18 Oct. 2012. <http://www.energy-design-tools. aud.ucla.edu/>. 2. “Statistics: Vancouver Int´l, BC, Canada.” The Weather Network. N.p., n.d. Web. 18 Oct. 2012. <http://www.theweathernetwork.com/index.php?product=statistics>.

100

Rainfall (mm)

150

300 250

150

Sunlight (hr)

200

100

JAN

DEC

NOV

OCT

SEP

AUG

JUL

Site Analysis

CLIMATE ANALYSIS

Site Analysis

As with current trends, building performance is of utmost importance. Under the guidance of Climate Consultant, the following list of recommendations are focused on design strategies that respond to the climate to reduce energy use and increase building performance efficiency.

1. Heat gain from equipment, lights, and occupants will gretly reduce heating need so keep home tight and well insulated. In the summer months, allow for passive ventilation.

2. Sunny windprotected outdoor spaces can extend living areas in cool weather.

3. Tiles or slate (even on low mass wood floors) can help store winter daytime solar gain and summer nighttime â&#x20AC;&#x2DC;coolthâ&#x20AC;&#x2122;.

Site Analysis

4. Provide double paine high performance glazing (Low-E) on west, north, and east, but clear on south for maximum passive solar gain.

5. Organize floorplan so winter sun penetrates into daytime use spaces with specific functions that coincide with solar orientation.

Site Analysis

6. Small well-insulated skylights (less than 3% of floor area in clear climates, 5% in overcast) reduce daytime lighting energy and cooling loads.

7. Steep pitched roofs, vented to the exterior with a well insulated ceiling below, work well in cold climates (sheds rain or snow, prevents ice dams).

Site Analysis

8. For passive solar heating face most of the glass area south to maximize winter sun exposer, but design overhands to fully shade in the summer.

Site Analysis

9. Trees (neither conifer nor deciduous) should not be planted in front of passive solar windows, but rather beyond 45 degrees from each corner.

10. Locate garages or storage areas on the side of the building facing the coldest winds to help insulate.

11. Use compact building form with square-ish floorplan and multiple stories to minimize heat loss from building envelope (minimize surface to volume ratio).

Site Analysis

Climate Consultant. Program documentation. Energy Design Tools. Vers. 5.4. University of California, Los Angeles, 7 Oct. 2012. Web. 1 Dec. 2012. <http://www.energydesign-tools.aud.ucla.edu/>.

CITY ZONING The selected site is zoned as DD (Comprehensive Development District), which is described as:

“The intent of this District and accompanying official developement plan is to ensure that all buildings and developments in the Downtown District meet the high standards of design and amenity for the benefit of all users who live, work, shop or visit the Downtown.”

Site Analysis

A further sub-classification of the site is the Hastings/Pender Shopping District. There are further guidelines that accompany this area as well:

“This older general and specialty retail district is situated along Hastings, between Seymour and Carrall. It is the major east/west transportation cor ridor to Downtown, saturated by traffic at peak hours. It has intense daytime retail activity with even longer periods of pedestrian and local community activity in the Skid Road section. It is an area of historical and unique character containing interesting building facades, and contains the only major green public park in Downtown.

The area should continue as a shopping and mixed-use district. This role

should be reinforced by alleviating the traffic problem, preserving the existing character, refurbishing the existing physical environment, protecting the local community, and strengthening its links to other areas.”

The city’s guideline document goes on to make specific recommendations regarding three things: “ Activities

(a) Retail continuity along Hastings should be preserved, retaining the small-scale aspect of the outlets wherever possible; (b) Where “some ground floor retail” is required, pedestrian interest should be provided through the provision of retail and similar uses. Building frontages that do not include retail or similar uses should maintain pedestrian interest through attractive and highly visible building entrances, windows, displays, public art, landscaping where appropriate, and other amenities; (c) Office uses in existing buildings on the upper levels are encouraged particularly where it involves the renovation of interesting or unique structures. This applies only to those structures that at present do not contain residential uses; (d) Existing residential and hotel buildings should be preserved. Conversions of any building or parts of buildings into residential uses are encouraged wherever possible.

Circulation and Amenity (a) At present Hastings Street is a major pedestrian and transit route. The role of Hastings Street as a major pedestrian route and activity area should be maintained and strengthened; (b) Carrall Street should be emphasized as a major pedestrian route between Burrard Inlet and False Creek; (c) Community facilities should be provided along pedestrian routes; (d) Consideration should be given to the eventual enlargement of Victory Square to include a portion of Hamilton Street; (e) Cordova and Pender Streets should remain primarily vehicular routes except in Chinatown.

City of Vancouver. “Land Use and Development Policies and Guidelines.” N.p., 20 July 2012. Web. 17 Oct. 2012. <http://vancouver.ca/home-property-development/landuse-and-development-policies-and-guidelines.aspx>.

Site Analysis

Physical Environment (a) New structures should respect the scale and architectural rhythms of existing buildings; (b) Structures of architectural interest or significance should be restored and renovated; (c) Development proposals should coordinate their lighting, furniture, and landscaping.”

Site Analysis

VICTORY SQUARE POLICY PLAN

The projects are sited within an area called Victory Square. Up until the middle of the 20th century, this area was Vancouverâ&#x20AC;&#x2122;s main commercial district. This area was a magnet for major department stores, retail shops, banks, commercial services, and restaurants. Since the 1980s, most of Vancouverâ&#x20AC;&#x2122;s commercial district has shifted further west and the neighbourhood has been in decline since then. A plan has been in the works since 1993 to revitalize the area. The city has consulted with community stakeholders (i.e. residents, property owners, and downtown business people) to develop a thorough strategy that will bring back investment without displacing low-income residents or compromising the heritage value of the area. It has been a long time coming but the city officially released the Victory Square Policy in 2005. What follows is the requirements/recommendations for new developments in the Victory Square area.

The outline of the Victory Square Policy Plan below and on the following pages will illustrate that basic necessities of new development in the area. The actual Victory Square Policy Plan document outlines in detail what measures must be taken and why. It can be found at: Central Area Planning. City of Vancouver. Victory Square Policy Plan. N.p., 19 July 2005. Web. <https://vancouver.ca/files/cov/Victory-Square-Policy-Plan-2005.pdf>.

The policy plan has determined that Victory Square cannot compete with other booming condominium markets within the downtown area (i.e. Yaletown, False Creek North, Coal Harbour, Downtown South). So, Victory Square should focus on its â&#x20AC;&#x2DC;nicheâ&#x20AC;&#x2122; characteristics, such as:

Predominantly low to mid-rise buildings

Heritage/character buildings and Victory Square Park

Site Analysis

Emerging arts, cultural, and educational facilities

STREET FRONTAGE

The character of the existing building fabric is to be kept. Therefore, storefronts between buildings must be unique. For buildings that are larger than the traditional 26 or 52 ft storefront dimension, building facades must be broken down.

Site Analysis 87

NORTH

Max 60ft

Max 70ft

MAXIMUM BUILDING HEIGHT

SOUTH

Building is restricted for two reasons. As already stated, the existing character of low to mid rises is to be kept in tact. Secondly, buildings on the south side of the street must not be taller than 60-ft in order to not block natural sunlight on the north side of the street. The sun angle in the above diagram shows the sunâ&#x20AC;&#x2122;s positions at the equinoxes.

FLOOR SPACE RATIO (FSR)

RESIDENTIAL FSR: 3.0 RETAIL FSR: 2.0

PARKING

:1 Site Analysis

In most circumstances, the city requires a parking spot for every dwelling unit in all residential complexes. However, the city has recognized that having on-site parking is not feasible for two main reasons: the typical lot size found in Victory Square is too small (26â&#x20AC;&#x2122;x122â&#x20AC;&#x2122;) and since this is an area that is home to many low-income residents, a large fraction of the population does not own a car. However, lots that these proposed buildings are located on are larger than typical lots in the area. Therefore some parking should/will be provided. In addition to that, there is ample metered street parking and a parking complex about 350-400 ft away from the chosen sites.

PROGRAM PROPOSAL

Program Proposal

Now that the project type, objectives, and general strategy has been established, programming the quantitative requirements of the project is next. In order to adequately plan the buildings uses successfully, specific building users, activities, and schedules must be identified to determine space requirements (i.e. square feet) for the different uses.

Vancouver has long built its urban planning principles in a discretionary manner. Larry Beasley called the philosophy â&#x20AC;&#x153;Experiential Planningâ&#x20AC;?. As in most cases, zoning codes are never set in stone. However, the City of Vancouver has had a history of making many ammendments to its policies to make adjustments to various requests as long as there is community support and a strong argument for the change. The Woodwardâ&#x20AC;&#x2122;s Building is in some ways a stand-alone project because it was heavily supported by the city. It was meant to be an icon in every sense of the word so the project is significantly taller than all other buildings in the area. The city wanted the project to have a strong presence, not only in the city but world-wide.

The Woodward’s Building will be analyzed to aid in the development of the programming of the proposed project. Woodward’s is not only direct to the selected sites, but it also deals with many of the same issues outlined in the book so far. Therefore, a detailed look at Woodward’s, in addition to what has already been presented, will yield information that directly relates to the proposed project. Issues that will be looked at include:

BUILDING EVIRONMENT AMENITIES LINKAGES LANDSCAPE AFFORDABILITY GROWTH CYCLE COMFORT

Program Proposal

LOCATION LAND USE DENSITY DOMESTIC STRUCTURE BUILDING TYPE CIRCULATION CONSTRUCTION

THE HISTORIC WOODWARD’S BUILDING

THE NEW WOODWARD’S BUILDING

THE WOODWARD’S BUILDING The building was originally designed and built by Charles Woodward in 1903 as Woodward’s Department Store. This department store poineered the idea of a ‘one-stop shop’, providing everything from groceries, to clothing, to even cheque cashing and travelling services. The popularity of Woodward’s attracted many other businesses into the area. After WWII, many businesses and othe retail establishments began moving west, closer to the central business district. This signaled the beginning of the decline West Hastings Street as a main commercial corridor. In 1993, Woodward’s went bankrupt and closed its doors. This only served to accelerated the social and economic decline. In 1995, the building was bought by Fama Holdings. They attempted to build private housing. They city and neighbourhood residents demanded that social housing be included in the project. Fama Holdings was unable to come to an agreement with the city, so they sold it to the province in 2001 for $22-million.

Program Proposal

What followed has been known as Woodsquat, which set the wheels in motion for the redevelopement of the Woodward’s Building. in 2002, a small group of community activists occupied the empty building to urge the Provincial government to secure social housing as part of any redevelopment at Woodward’s. After a week, police evicted the squatters. Their response was to erect a tent city around the perimeter of the building.

In 2003, the City of Vancouver, led by Jim Green (a community activist, non-profit housing developer, municipal politician among other things), bought the building from the province for $5-million and began to consult with the community to determine the needs and wants of the neighbourhood residents. In 2006, the old Woodward’s Building was demolished and construction began on the 1.2-million sq-ft, $400-million mixed-income, mixed-use project. The new Woodward’s Building was designed and built by Westbank Projects/Peterson Investment Group with Gregory Henriquez of Henriquez Partners Architects. The following drawings and information acquired from: Enright, Robert. Body Heat: The Story of the Woodward’s Redevelopment. Vancouver: Blueimprint, 2010. Print.

POROUS PUBLIC SPACES

1 2 4

3 PROGRAM

The whole Woodwardâ&#x20AC;&#x2122;s project is a giant 1.2million sq-ft mixed-use mid-high rise housing complex. It consists of four components:

Program Proposal

1. The W Tower on the north-west corner 2. The Abbott Building on the north-west corner 3. The 1903/08 Heritage Building on the south-east corner 4. The Hastings Building on the south-west corner

The total project has a Floor Space Ratio (FSR) of 9.5 and the tallest component, the W Tower, is 400 ft tall, drastically higher than the 5.0 FSR and 70 ft height restrictions outlined in the Victory Square Policy Plan.

* The legend on the right is applicable to all labeled elevations on the following pages.

GROUND LEVEL 50ft

100ft

W TOWER SOUTH ELEVATION

50ft

100ft

CORDOVA ELEVATION

HASTINGS ELEVATION

EAST-WEST CROSS SECTION

50ft

100ft

NORTH-SOUTH CROSS SECTION

SIMON FRASER UNIVERSITY SFU is a large stakeholder in this project. Their relationship with the project is beneficial for all parties involved: 1. Students of the contemporary arts program are closer to Downtown Vancouver and have access the amenities that are available from being so close to the city center.

Program Proposal

2. The developers benefitted financially. The university paid the developers $80-million to have the right to be a tennant in this project. Also, the 1200 students and 200 staff are spending money at the retail outlets in the complex and at neighbouring businesses.

103

3. The students provide constant activity during the day. Also, the students are a transient population and a much more tolerant of the lower-income residents living in the building.

STRUCTURE Despite efforts from the architect and the Commonwealth Historic Resource Management, it was determined that only 15% of the existing building could be saved. The ground that the original building was built on was a swamp. Also, it was built as cheaply as possible, with numerous additions in its lifespan. Between 1993 when the store went bankrupt and up until its demolition, there was no maintenance on the building. However, it was necessary to gut and rebuild most of the building because of the new program that was going into the concrete framed building. The old floor to ceiling heights were originally meant for retail space, which was too tall for residential units and not tall enough for the universityâ&#x20AC;&#x2122;s needs (which included a black-box theater and art gallery). The W Tower had a floor slab area of approximately 8,900 sq-ft, similar in size to its neighbour, the Dominion Building. Its form is also inspired by the iconic Gridiron Building in New York. The Abbott Building has its brick piers spaced 22ft apart to reflect Woodwardâ&#x20AC;&#x2122;s old storefront.

Program Proposal 104

CRITICAL MASS

As mentioned earlier, Woodwardâ&#x20AC;&#x2122;s was allowed to exceed the allowed FSR. There are two main arguments to explain why this was necessary:

$ MORE

1. The developer needed more market units to compensate for the large number of non-market units and make the pro forma viable.

Program Proposal

105

2. The project needed a large population base to keep the neighbourhood and complex alive at all hours of the day. It is imperative that there was sufficient activity and patrons to keep the retailers profitable.

PUBLIC SPACE

In return for the city allowing the excessive FSR, the developers of Woodwardâ&#x20AC;&#x2122;s returned some of that space back to the public in the plaza, atrium space (approximately 21,000 sq-ft beteen the two spaces), and public art. However, I believe that the architects would have included these public spaces regardless. It would be a hard argument to not include these spaces when this project is clearly about revitalizing the entire community.

ATRIUM

Program Proposal OUTDOOR PLAZA

106

Program Proposal

RESIDENTIAL UNITS

107

W TOWER TYPICAL FLOOR PLAN TYPICAL ONE BEDROOM (543 SQ-FT)

The Woodwardâ&#x20AC;&#x2122;s Building contains 536 market rate units (334 onebedroom units and 202 two-bedroom units, housed through the top 37 stories of the W Tower and 19 stories of the Abbott Building), 75 affordable family units (located in the Abbott Building, through the 4th to 10th floor), and 125 single units (located in the Hastings Building, through the 6th to 10th floor). 254 parking spots are available below grade and there is additional access the the 376 public stalls in the Cordova Parkade across the street.

Program Proposal

ABBOTT BUILDING MARKET HOUSING TYPICAL FLOOR PLAN TYPICAL ONE BEDROOM (558 SQ-FT)

108

Program Proposal 109

ABBOTT BUILDING FAMILY NON-MARKET HOUSING TYPICAL FLOOR PLAN TYPICAL THREE BEDROOM (1150 SQ-FT)

Program Proposal

HASTINGS BUILDING NON-MARKET PHS SINGLES HOUSING TYPICAL FLOOR PLAN TYPICAL STUDIO (357 SQ-FT)

110

COST The total cost of this huge undertaking totaled almost $400-million. In addition to the equity bruoght into the project from the Westbank Projects and the Peterson Investment Group, they had to secure addition funds from federal, provincial, and municipal government ($48-million) and Simon Fraser University ($80-million). However, the contribution from the government and SFU were given with fixed construction costs. Therefore, Westbank assumed all the financial risks.

Program Proposal

The biggest risk going into this project was that the potential home owners (first-time homebuyers, young urban professionals, seniors, and investors) would be hesitant to of the philosophy that was being sold at the Woodwardâ&#x20AC;&#x2122;s Building. All fears disappeared as soon as the units went on market. Every single residential unit sold out in 2 hours, netting over $200-million in sales.

111

The market has been very receptive to the Woodwardâ&#x20AC;&#x2122;s. Upon early review, it seems like this project is a model to build upon. However, as stated in the brief precedent summary earlier in the book, I think that there are some areas where the project could have been more courageous. Perhaps the housing types could have been more mixed up, instead of seperated in different buildings. For example, the architect claimed that he was stirring up the social order by removing the traditional penthouse units at the top of the W Tower and replaced them with rooftop amenities, Club W. However, these amenities are only open to people living in the W Tower.

Program Proposal 112

POLYDWELLINGS POLY: more than one; many or much DWELLINGS: a building or place of shelter to live in; place of residence; abode; home Up until this point, this book has presented the problem I see in Vancouver. It housing issue can be found all around the world, but there are indiosyncracies that can be found in this specific situation. I have recorded my research and explorations in the pages found in this book. As summarized in the case statement, I am proposing three mixedincome, mixed-use mid-rise residential buildings. What will set my project apart from other mixed-income residential complexes will be my approach towards creating community. That can be manifested in various ways, depending on the program I choose, the relationships I draw between those programs, and eventually, how I combine those spaces. As the title implies, this will be a many homes for many people. But POLY also denotes multiple - multiple uses, multiple spatial dynamics, and above all an multiple possible open-ended futures. A planner will provide the building blocks but it is up to the residents will make the housing complex a community. A healthy community will grow organically and form itself.

Program Proposal 114

PRELIMINARY PROGRAM Max Retail FSR (2.0)

Max Residential FSR (3.0)

Total FSR (5.0)

44,100 sq-ft

73,500 sq-ft

109,824 sq-ft

183,040 sq-ft

SITE 3 27,136 sq-ft

40,704 sq-ft

67,840 sq-ft

TOTAL 129,752 sq-ft

194,628 sq-ft

324,380 sq-ft

SITE 1 29,400 sq-ft 105’x140’ (14,700 sq-ft)

SITE 2 73,216 sq-ft 286’x128 (36,608 sq-ft) 106’x128’ (13,568 sq-ft)

In order to determine how the retail space will be used, I referred to two specific things the site analysis completed earlier:

Program Proposal

115

1. What amenities are already present in the neighbourhood and what is lacking? 2. What are the barriers of homelessness? What services are needed or lacking?

Low-Income Population Amenities

Shared Amenities

Market Amenities

Health Care Facility Soup Kitchen Employment Help Counselling Services

School Daycare Fitness Center Community Center Community Garden Outdoor Space Community Police Office Space Restaurant/Cafe

High-end Restaurants Boutique Shopping

AMENITIES/RETAIL SPACE 1. Community Center 65,000 sq-ft

2. Elementary School 30,000 sq-ft

3. Community Garden/ Outdoor Space 15,000 sq-ft 4. Offices 7,500 sq-ft 5 6 7 8 9 65,000 sq-ft 30,000 sq-ft 15,000 sq-ft 7,500 sq-ft 3,000 sq-ft 2,000 sq-ft 2 @ 1,500 sq-ft 1,000 sq-ft each 500 sq-ft each

TOTAL: 129,500 sq-ft

Program Proposal

1. Community Center 2. Elementary School 3. Community Garden/ Outdoor Space 4. Offices for social services and businesses 5. Soup Kitchen 6. Health Care Facility 7. 2 Restaurants 8. Daycare, Community Police Center, Retail Store 9. Cafe, Gym

116

UNIT MAKE-UP The diagram above illustrates how many of each unit type was sold in 2011 and its fraction of the market.

17 studios 10% 53 townhomes 30%

47 1-bedroom condos 27%

57 2-bedroom condos 33%

PROPOSED UNIT SIZES Program Proposal

3 BEDROOM 1,150 sq-ft

117

2 BEDROOM 750 sq-ft 1 BEDROOM 600 sq-ft STUDIO 450 sq-ft

Because this project aims to bridge the gap between income groups, I am proposing that it is important that the non-market affordable units be the same size and quality as their market counterparts. In general (and Vancouver especially), addordable housing has meant single-occupancy units, also known as studios. However, it was found during the homeless count that the number of homeless youth and families has increased over the last number of years. Because of that, there is a strong case to increase the number of 2 and 3 bedroom affordable units. Woodwardâ&#x20AC;&#x2122;s, the cityâ&#x20AC;&#x2122;s crown jewel of mixed-income housing, 200 affordable units, which represents 27% of the total unit count. I would like this project to at least match, but preferably exceed that ratio of market/affordable units. The city has stated in the Victory Square Policy Plan that additional FSR may be rewarded to the development if the project increases the affordable housing stock.

PROPOSED NUMBER OF UNITS QUANTITY SQUARE FEET

MARKET UNITS Studio (350 sq-ft) 26 1 Bdrm (600 sq-ft) 60 2 Bdrm (750 sq-ft) 50 3 Bdrm (1150 sq-ft) 20 TOTAL 156 (61%)

9,100 36,000 37,500 23,000 105,600 9,100 18,000 21,750 17,250 66,100

ABSOLUTE TOTAL

171,700

256

The number of unit types was extrapolated from the market percentages in the graph to the left. In addition to that, approximately 15% square foot area was assigned to circulation and other interstitial spaces to determine how much of the 194,628 sq-ft of allowable residential space was actualy inhabitable space.

Program Proposal

AFFORDABLE UNITS Studio (350 sq-ft) 26 1 Bdrm (600 sq-ft) 30 2 Bdrm (750 sq-ft) 29 3 Bdrm (1150 sq-ft) 15 TOTAL 100 (39%)

118

Jesse Nguyen Fall 2012 Illinois Institute of Technology - College of Architecture

This is book 1/2. Book 1 is the research phase of the design process. Book 2 will be comprised of concept ideas and design development.