The Thurlow by Intracorp & Strand Development is a unique collaboration of Vancouver’s leading developers, architects and designers, come together to create a renaissance of urban elegance in this richly compelling part of town. The building’s exterior, by NSDA Architects and Richard Henry Architect Inc., is a manifestation of restrained architecture and thoughtful design that delivers a striking simplicity in a textured landscape. Interiors by Mckinley Burkart Architecture and Interiors combine the best of Vancouver’s aesthetic voices to create an understated, curated efficiency with views to some of the most spectacular scenery on the globe. It’s sophisticated seaside living – downtown, above beach.
The Collaboration: At The Thurlow by Intracorp & Strand Development, an elite group of Vancouver’s finest designers, architects and developers have come together to collaborate on an exceptional new collection of residences in this incomparable part of town. The very best of Vancouver talent, locality and lifestyle come together here.
Situated at the corner of Burnaby & Thurlow, The Thurlow by Intracorp & Strand Development is a modern interpretation of the luxury and sophistication of the mansions that once lined these streets in Vancouver’s most coveted downtown neighbourhood above Beach. 1318 Thurlow by Intracorp & Strand Development will be a celebration of understated elegance, in a West End location that’s entering a new era. Brought to life by Vancouver’s finest minds in design and development, The Thurlow and it’s neighbouring tower The Harwood are part of a greater resurgence in the blocks above Beach Avenue – by all accounts the best part of downtown. The Thurlow will be a “tower in the park” downtown above beach.
The downtown west end neighbourhood is truly the best of all worlds: closely connected to the energy of the downtown experience, and standing above one of the most picturesque shorelines on our coast. The Thurlow by Intracorp & Strand Development is a quick walk downtown to Robson Street, the art gallery, the business district and luxury shopping district, and the best of urban Vancouver, all down leafy West End streets. This is a place where you’ll walk to work all week long, and return, every day, to the timeless beauty of the seawall, the beaches, Stanley Park, and the iconic blocks of the West End.
In this context, this pocket neighbourhood above English Bay offers a rare understated and uniquely Vancouver luxury in the heart of the city. It’s all part of a greater movement in the West End, a new era of urbane elegance, as the city reclaims its chosen neighbourhood.
The approved re-development of 1318 Thurlow Street, 1060 and 1080 Burnaby Street includes the construction of a 29-storey building with a combination of market and non-market housing. The development will incorporate a simple, modern and timeless architectural design.
The proposal is for a 32-storey residential building with:
· 82 market residential units
· 39 social housing units
· a floor space ratio (FSR) of 8.94
· a building height of 88.39 m (290 ft.)
· four levels of underground parking with 176 vehicle parking stalls and 160 bicycle parking spaces.
The Thurlow by Intracorp & Strand Development marks a unique partnership between Intracorp and Strand, in accordance with City of Vancouver policy, to create an inspiring, environmentally and socially sustainable building. The project is inherently modern in its design, while marrying the ever -increasing need for appropriately designed social housing, with the increasing demand for unique and thoughtfully designed market housing.
Intracorp and Strand have worked closely with staff and the design team to create a building that fits within the local West End building typology and compliments the neighbourhood context, while also meeting the principles of the West End Community Plan.
The Thurlow by Intracorp & Strand Development serves to fulfill an important social role as envisioned by the Plan, through the provision of well located, affordable, and much needed social housing, in conjunction with the family oriented market housing.
The market housing component of the tower has been planned with large, spacious floor plans that provide generous and functional living spaces. All family oriented homes are anchored at one of the four corners of the tower by a large outdoor covered terrace; this outdoor space becomes the focal point of the living spaces within and maximizes access to natural light, outdoor living opportunities, and cross-ventilated air. Homes of this nature will fill the needs of families, urban professionals and downsizers equally well, and will help to foster an integrated community of unique, liveable homes.
In addition to representing the means to significantly improve building envelope performance, the proposed palette of forms and materials have also been engaged to architecturally express the base and tower elements of the building in a manner that compliments and responds to the existing context of the neighbourhood.
The social housing at the base reflects a more detailed grain, recalling the low and mid-rise buildings in the area. The tower being tall, slender and elegant in form is designed with a vertical expression, and represents a more modern updated interpretation of the ubiquitous West End tower. The established legacy of both traditional and modernist architecture in the West End provides a suitable context for a building that is designed to be simple, of a timeless character, and integral with the neighbouring building forms.
The proposal for The Thurlow by Intracorp & Strand Development is guided by the 7 Foundation Plan Principles as follows:
Principle 1: Achieve a green, environmentally sustainable urban pattern.
The building will be designed to utilize leading edge and state of the art, superior performing green technologies and will meet all applicable City of Vancouver green building policy requirements and environmental performance standards including the updated Green Buildings Policy for Rezonings that came into effect on May 1, 2017. The urban location of this site greatly reduces demands on civil servicing and transportation networks and facilitates walking and cycling as viable options to the automobile thereby further supporting sustainable urban development.
Principle 2: Support a range of affordable housing options to meet the diverse needs of the community.
This project will make a substantial contribution to the inventory of affordable housing by ensuring that 25% of the total floor area of the building is dedicated to the City of Vancouver as social housing. The social housing component of the building will be designed as a distinct, and independently functioning entity within the overall building and will be subdivided from the market component of the building by an air space parcel subdivision with title transferred to the City of Vancouver prior to project completion. Although the form and massing of the building will subtly and respectfully acknowledge the mixed tenure of the building, the architectural expression and exterior materiality will ensure a pleasing continuity between the market and social housing components of the project.
Both the social housing and market housing components of the building will introduce much needed larger-than-typical homes which support a greater diversity of housing options for growing families, couples, or downsizing seniors.
Principle 3: Foster a robust, resilient economy.
This proposal will create hundreds of well-paying jobs for men and women during the construction phase of the building and, will positively contribute to the property tax base. The project will provide a lasting legacy to the community through the provision of housing, both market and social, in an area well served by transit and close to numerous places of employment.
Principle 4: Enhance culture, heritage and creativity in the city.
The approach to the design of this project considers very carefully the existing context, both old and new, of the West End architectural typology. Described further in the enclosed rationale, the development will incorporate a simple, modern and timeless architectural design, with major emphasis on high quality materials, proportions and context. The base of the building will respond to the existing and historical West End context while the tower will address both the existing high-rise building language in the West End, while also providing a new, contemporary visual expression.
Principle 5: Provide and support a range of sustainable transportation options.
The pedestrian friendly Burnaby and Thurlow Streetscapes and the enviable proximity of this site to Davie Village, Downtown, Kitsilano and the seawall will encourage walking and cycling as desired methods of commuting. In support of these more sustainable transportation options, this application will not exceed or maximize parking as prescribed by the Parking Bylaw. On-site bicycle storage facilities and electric car charging stalls will also be provided.
Principle 6: Protect and enhance public open spaces, parks and green linkages.
The park-like landscaping surrounding the base of the tower is intended to reflect the predominant “tower in the park” character of the West End. Lushly landscaped outdoor spaces will characterize the pedestrian experience along the Burnaby and Thurlow streetscapes and create a park -like setting that fully wraps both frontages; selective hedging and trees along the lane to will serve to enrichen and beautify this aspect of the public realm consistent with the objectives of Laneways 2.0.
The thoughtful siting of the tower and the location of the parkade entry on the southeast corner of the site results in a very generous green space between the base of the tower and the neighbouring property to the east. In combination with the abundant landscaping along Burnaby Street, Thurlow Street and the lane, this serves to ensure the site reflects the “tower in the park” typology.
Consistent with the objectives of the West End Community Plan, the proximity of the social housing outdoor amenity area to the lane provides an opportunity to strengthen laneway livability and activate it as a greener, more walkable public space. The site’s location is ideally situated to take full advantage of numerous public parks and outdoor natural assets including the seawall to the south.
Principle 7: Foster resilient, sustainable, safe and healthy communities.
The combination of market and non -market housing will work to enhance the existing community and support the local economy in this West End location.
The site has civic addresses of 1068 and 1080 Burnaby Street and 1318 Thurlow Street and is located in Area G of the Burrard Corridor Neighbourhood under the new West End Community Plan. It is currently composed of four separate legal lots, with a three storey rental building at 1068 Burnaby Street situated on two ‘hooked’ lots, an older, vacant single-family structure at 1080 Burnaby Street and a multi-family wood frame building with 14 strata lots at 1318 Thurlow Street.
The site has a frontage of 131.98 feet and depth of 130.98 feet for a total site area of 17,286 square feet. The site has a southward downslope of approximately 9.5 feet from Burnaby Street to the lane with the west property line situated along Thurlow Street.
While many of the sites in the areas adjacent to the proposal are 3 to 4 storey walk-up and midrise buildings, there are also proposals for new towers in neighbourhood, consistent with the West End Community Plan.
1080 BURNABY STREET– STATEMENT OF SIGNIFICANCE
As requested in the May 10, 2017 Rezoning Enquiry Response Letter, a heritage evaluation has been undertaken in respect of the single-family house at 1080 Burnaby Street. The evaluation report, by Donald Luxton & Associates, notes that while the subject house is among the older homes in the West End, its integrity has been severely compromised by subsequent alterations including the application of stucco across all exterior elevations and the removal of the original staircase and entryway. The house received a ‘B’ classification by in the evaluation report and is not on the Vancouver Heritage Register. For context, the West End Community Plan notes there are currently 121 buildings located in the West End that are on the Heritage Register.
The May 10, 2017 Rezoning Enquiry Response Letter notes that “This building has not been identified as a protected heritage asset. The site is in the Burrard Corridor, which has been identified as an area for growth where new housing opportunities, including social housing, are anticipated.”
EXISTING BUILDING OCCUPANCY AND TENANT RELOCATION PLAN
The site is currently improved by three residential buildings over four legal lots. The building at 1068 Burnaby Street is an older three storey wood frame rental building having 23 suites, with city records indicating the building was built in 1955. The building at 1080 Burnaby Street is a vacant, single-family structure. The building at 1318 Thurlow Street is a multi-family strata building having 14 stratified condominium units. In total, there are 24 tenants renting accommodations in the three buildings.
In order to consolidate the lands and develop the property, the existing tenants will need to be relocated. The Applicant is committed to regularized dialogue with the tenants and to working with each individual tenant to minimize as much as possible the degree of inconvenience that relocation might cause. Referencing the guidelines and precedents provided by the City, the Applicant will aim to ensure that each tenant is sufficiently supported in finding new accommodation that is affordable to them. As part of the Tenant Relocation Plan, financial compensation will be provided to existing tenants in accordance with the Tenant Relocation and Protection Policy.
PROPOSED BUILDING USES
The Thurlow by Intracorp & Strand Development proposal is designed to be consistent with the new West End Community Plan, which requires the provision of Social Housing in conjunction with new development applications with increased density. The overall structure has been designed to accommodate 25% of the total floor area as social housing and 75% of the total floor area as market housing. The site itself, while envisioned for increased development potential in the West End Community Plan, is constrained by a small site area of 17,286 square feet, a 5,500-square foot floorplate above 60 feet, and the application of a modelled shadow angle to the building form that results in the uppermost building height of 290 feet, or 10 feet below the maximum 300 feet building height as contemplated under the West End Community Plan.
The following is a summary of the key statistics for the development proposal. Overall density is not restricted to a specific FSR value, but the form of development must adhere to the requirements listed in the West End Plan and must respond to other key policy documents previously noted.
· Site area: 17,285 square feet (1,605.8 sm)
· Density achieved: 154,493 square feet (14,352.9 sm) 8.94 FSR
· Social Housing density provided: 39,088 square feet (93,631.4 sm) 2.26 FSR (25.3%)
Total Market Units proposed:
· 1 Bedroom: 5 units
· 2 Bedrooms: 60 units
· 3 Bedrooms: 15 units
· 4 Bedrooms: 2 units
· Total: 82 units
Total Social Housing Units proposed:
· Studio: 3 units
· 1 Bedroom: 16 units
· 2 Bedrooms: 11 units
· 3 Bedrooms: 9 units
· Total: 39 units
The Social Housing component is a very important part of the proposed development. Livability, functionality and a strong architectural expression in combination with the use of high quality materials have all been important design drivers of the lower portion of the building.
Proposed social housing layouts, unit mix and sizes are generally consistent with COV Housing Design and Technical Guidelines, BC Housing Design Guidelines and Standards and High Density Housing for Families with Children Guidelines. Meeting the guidelines in all respects was challenging due to numerous constraints, including the following:
· Multi-level, small floorplate configuration, with usable floor areas varying between levels
· Sloping site
· Social housing floors intersected by the tower elevator core for the market housing above
· The need to match social housing and the market tower structural column locations
Working within the constraints listed above resulted in a variety of unit plans and sizes, with relatively little unit plan repetition. The main objective was to ensure that specific unit plan requirements, such as bedroom types, sizes, dimensions and closets were met as much as possible and that all rooms were planned with regard to furniture placement.
FORM AND HEIGHT
The overall form for The Thurlow by Intracorp & Strand Development is one that is familiar to the West End. Rather than following the “tower and podium” typology, found in many other areas of Vancouver, a “tower in the park” form is encouraged by the West End Community Plan. This typology intentionally makes reference to most of the existing tower sites found in this unique area and to some extent represents the important Le Corbusian ideology brought to Vancouver in the nineteen sixties.
The “tower in the park” form and the small floor plate sizes as explicitly defined in the Community Plan along with the subsequent Administrative Bulletin on Tower Form, Siting & Setbacks have in their collective implementation, created a slender, tall tower with landscaping at grade that reduces overshadowing and privacy impacts on adjacent properties.
The tower, as proposed, is 30-storeys in height and integrates a 6,325 square feet, six storey (60’) base, with a smaller 5,500 square foot floorplate of the tower portion above. While most of the tower base is programmed for social housing uses, this tenure continues upward to level 8 whereupon it seamlessly integrates with the market component above. The prime entrance and indoor amenity for the market portion of the building is located prominently from Burnaby Street with the social housing lobby taken from Thurlow Street.
The width and depth of the 5,500-square foot floor plates are as prescribed in the Administrative Bulletin on Tower Form, Siting & Setbacks resulting in an 85-foot-wide tower facing Burnaby Street with just under 70 feet of tower depth along the Thurlow Street frontage.
While the West End Community Plan identifies this site eligible for a building of up to 300 feet in height, the subsequent Administrative Bulletin on Tower Form, Siting & Setbacks includes shadow policies that more precisely determine tower height through the requirement that the shadow generated by the tower not extend beyond the curb of the north side of Davie Street until 4:00 PM on the equinox. A series of shadow modelling exercises were undertaken to precisely determine the shadow angle and the permissible tower height on this sloping site. Applying the shadow angle onto the tower has resulted in a unique and carefully sculpted top of tower that both creates a strong skyline element and meets the applicable shadow policy.
As referenced earlier the building has been designed as a “tower in the park” and follows suit with many of the existing towers of the West End while also bringing an updated interpretation to the mix. Reasonably simple forms, robust materials, both small and large windows, and strong balcony expressions bring a residential scale to the buildings in the area. Typically, these forms emerge from beautifully landscaped park-like ground planes with lush planting and mature street trees, and combine to give the West End much of its distinct character. This proposal attempts to follow this trend and tries to be more of a contextual fit rather than standing out as a purposeful contradiction.
Space around towers in the West End are important to facilitate access to natural light, to respect privacy and to enhance landscape opportunities. The west façade of the tower has been situated 12 feet from the Thurlow Street property line, consistent with City directives and guidelines, with an additional street improvement allowance incorporated into the site design to enable future public realm upgrades to the boulevard.
The base of the tower is setback 30.5 feet from the east property with the setback increasing to 34 feet above the six storey, 60-foot base. This setback allows for a children’s outdoor play area and generous landscape buffer with the adjacent property and is an appropriate separation given the lack of development potential for a tower on this site due to the proximity of an existing tower at 1030 Burnaby Street and the requirement for a minimum distance of 80 feet between towers.
Along Burnaby Street the 12-foot setback requirement is exceeded such that the tower base is 19.2 feet from the north property line with the setback increasing to 24 feet for upper portion of the tower. The Rezoning Enquiry Response Letter notes the site has been identified as a possible Public Bike Share (PBS) station location and that a potential station fully located on private property be identified on the drawings. While a potential PBS location has been identified along the Burnaby Street frontage, such a public facility on a small site would significantly and negatively impact the generously proposed landscaped program on this frontage and undermine the “tower in the park” typology.
To the south the minimum 40-foot setback to the centreline of the lane has been exceeded to allow for a distance of 80 feet from this proposal to a future tower location on the site to the immediate south.
The market housing component of the building has been purposefully designed to accommodate larger units in consideration of the priority for family housing in the area. The 5,500-square foot floor plate and its dimensions are well suited for the layout of units which feature windows on two exterior walls thereby greatly improving access to natural light as well as enhancing passive cross-ventilation within each unit. The vast majority of units have been designed with a large corner balcony with the principal interior living spaces clustered around the balcony to create a very large, contiguous living area with optimal views and access to light.
All social housing units have been designed to meet the required City standards, with a greater variety of unit types for the varying stages of the life cycle. All units have been designed with in-unit storage spaces and balconies for outdoor space.
While responding to the general contextual influences of the West End, in an attempt to seek an appropriate and sympathetic urban fit, the proposal also seeks to differentiate itself from the older structures by being a more contemporary interpretation of the precedent, but in a more modern and minimalistic way.
Like “The Jervis” along Davie Street, and the “Harwood” project to the southeast, Intracorp and Strand have aligned to create a project that seeks to blur the distinction between inside and outside. Interior finishes are intended to be an extension of the architectural expression and vice versa.
While being a family of buildings which share similar planning and design strategies, “The Jervis”, “Harwood”, and now, The Thurlow by Intracorp & Strand Development each pursue very individual and distinct architectural expressions. Consistent with the objectives of the two preceding projects, this building’s proposed design strives to be a logical expression of the functions within and the construction technologies utilized all while being ultimately shaped by an overriding commitment to livability, social and environmental sustainability, albeit in a reductivist, minimalist kind of way.
Neils and Nancy Bendtsen have been involved in setting the design tone on these three projects with Inform providing the cabinetry, closets, kitchen storage and many of the common furnishings as well. Their modernist sensibilities temper the design of both interior and exterior components with the intention of creating a more homogenous blend between the interior and exterior.
The proposal also recognizes its greater location within not only the West End but also Vancouver and the West Coast of Canada itself. Landscape and base building elements are to be specified using materials, details and artwork reflective of, and indigenous to the area and overall character of the building.
In addition, the design recognizes the two contrasting scales of buildings throughout the area. Generally speaking, tower forms in the West End are tall, large-scaled, relatively simple, often modular, and geometrically derived in their architectural expression. Mid-rise structures and short towers in the 6 to 10 storey range are also commonly found in the area, typically have a finer material grain, often use a “punched window” language, and are often clad with materials like brick and stone with a higher degree of detail, especially at the ground plane.
As with the two previous Intracorp, and Intracorp and Strand creations in the West End, this proposal seeks a return to the clean, elegant, simple and timeless lines of classicism. The expression intentionally eschews the current trend towards a more “mannerist” form of modernism, with its twisting forms, offset balconies and windows, curving slab edges and the likes, and seeks an expression of simple verticality offset by a simple horizontal expression of the social housing at the base. This expression, while allowing a recognition of the contrasting fenestration patterning of the differing program requirements, is also used to make reference to the two scales of building forms in the West End, with a reference to the simpler tower forms and the more heavily grained street-scale of the midrise structures.
Finally, the proposal also seeks to be visually representative of the new reality of sustainable building design in Vancouver. With the new Green Building Policy for Rezonings that came into effect on May 1, 2017 the pressure to close in on carbon neutrality is greater than ever. In response, this proposal will embrace emerging technologies in terms of materiality and its expression, that provide a better response to issues of energy consumption, durability, product manufacturing, water, and waste management.
For this project, the majority of the main tower element is proposed to be highlighted by a smooth faced, insulated, precast concrete sandwich panel system. This will be mated to a deeper mullioned, window-wall glazing system, with additional insulation cover at slab bypass conditions. Balconies have been predominantly consolidated to the four corners of the building to minimize the amount of thermal bridging, and to collect principal living spaces around a large, usable outdoor space. These areas have the largest glazing areas and are consequently shaded by these large balconies.
The contrasting tower base is proposed to be comprised of exterior insulated brick bands and cement board infill panels between window openings, together with vinyl window frames to further maximize the insulation values required to meet the reduced energy consumption targets.
PUBLIC REALM, AMENITY AND LANDSCAPE DESIGN
The site resides within very easy access to a variety of public indoor and outdoor amenity areas. Two short city blocks to the south lies the park and beach waterfront of False Creek opening up onto English Bay and the entire seawall pathway system. Also, immediately to the south is the Aquatic Centre for recreational activities. One block to the east lies direct transit and shopping along Burrard Street while one block to the north lies the shopping, transport and other commercial and recreational amenities of Davie Street.
On site amenities for the market housing include spacious balconies and/or roof terraces for each home. In addition, a generously sized amenity room is proposed in the northeast corner with a smaller amenity space located at the northwest corner, adjacent the main entrance lobby. These areas will be programmed to provide various amenities in room-like settings. In keeping with the “tower in the park” typology a nearly continuous, lushly landscaped band of hedging and planting will front the site along both street frontages connecting the indoor and outdoor spaces.
Amenity areas for the Social Housing include balconies for all of the units and a large outdoor amenity space at grade to the south. A large indoor amenity space is found on Level 1 adjacent to the office and lobby and laundry areas, and also fronting the continuous outdoor amenity area. These areas are similarly planted with the “tower in the park” objective in mind.
Individual children’s play areas for both market and social housing residents are proposed along the eastern edge of the site with convenient connectivity to other outdoor amenity programs and indoor amenity areas.
Laneway treatments along the south property line reference the West End Laneways 2.0 Guidelines currently under development, that envisions laneways as secondary streets and which seeks to enhance the laneways as more walkable public spaces, potentially with improved lighting, gardens, landscaping and traffic calming. While loading and garbage for both market and social housing residents is accommodated along the lane, landscape groundcover, hedges and small trees provide greenspace as well.
Sustainable design elements have been incorporated into the schematic design of this proposal, and will continue to be a focal point during design development. Preliminary building energy models have been prepared which confirm that the development will meet – and marginally exceed – the Vancouver Building Bylaw requirements for energy performance and the West End Community Plan’s overall green building strategies including the Green Building Policy for Rezonings which came into effect May 1, 2017.
Green buildings should respond to their context and this building follows through on this imperative. The dense urban location is already well served by transit, and is a well-established bicycle and pedestrian-centered community with easy access to City parks, beaches and community facilities. The building’s planning strategy maximizes access to available open space wherever possible, from ground floor amenity patios to penthouse terraces, and generous balconies for every home. The building has been designed to be low maintenance and provide a durable and timeless aesthetic, energy efficiency and a healthy environment for occupants.
Planting will be native and adaptive to provide habitat, minimize maintenance, and reduce irrigation demand. Zero waste planning initiatives are developed to foster ongoing diversion of materials from the waste stream through re-use, composting and recycling. Onsite facilities will include storage and collection of: paper, cardboard, glass, plastics, metals and both kitchen and landscape organics. The use of low-VOC, low-allergenic finishes and materials further improves air quality, and water efficient fixtures and landscaping further reduce the building’s demand for potable water. Shade trees and planting have been maximized to reduce the amount of constructive surfaces that heat up and contribute to the heat island effect. Soil depths of 18 – 30” on the outdoor decks will slow storm water runoff.
The project will incorporate a number of energy saving measures including an overall approach to the mechanical systems which anticipates a future connection to a central neighbourhood energy utility. A great deal of attention is being given to the detailing and performance of the building envelope to meet the project’s sustainability goals. The implementation of a maximum 50% window to wall ratio and high performance cladding and insulation ensure the thermal performance of the envelope. Operable windows, as well as hydronic-based heating and cooling systems with Heat Recovery Ventilators in each unit ensure both thermal comfort and access to fresh air throughout the year.
Burnaby and Thurlow Sustainability Summary
As a part of the Rezoning Application package, the building’s Sustainable Design Strategy has been developed to ensure the design submitted is on target to meet the requirements as dictated by the Green Buildings Policy for Rezonings 2016, option B. Low Emissions Green Building, effective May 1, 2017. As such the project has collected and organized owner confirmation letter and Integrated Rainwater Management Plan (IRMP) to demonstrate compliance with the majority of measures outlined within the Green Buildings Policy.
At this stage, the project is still in concept design where the building shape/massing and suite layout are subject to City approval and other changes. Additionally, the mechanical, electrical and envelope design are not fully defined, but instead, under exploration. The performance limits for Residential High-Rise buildings (not connected to a City-recognized low carbon energy system) are as follows: TEUI 120 kWh/m2; TEDI 32 kWh/m2; GHGI 6 kgCO2/m2. The design team and project owner confirm the project will be designed in compliance with this. The project intends to include the following sustainability features: modest glazing ratio, high performance glazing, fan coil units with low fan power, high efficiency heating and cooling plant, in-suite heat recovery units and low flow fixtures.
The project includes a zero lot line design which limits opportunity for permeable surfaces and natural infiltration due to the extent of the parkade concrete slab. Infiltration opportunities will be explored and created on site to satisfy the requirements of the City of Vancouver including soil volumes which support the proposed planting and will collectively equate to 336.6 cubic metres (11,884 ft3) of soil. This will be capable of storing about 77.4 cubic metres (77,400L) of rainwater depending on the plant species selected. In the context of the retention requirements outlined in the Green Building Policy (38.5 m3 for the first 24mm rainwater and 38.5m3 for the second 24 mm of rainwater) this retention capacity meet all rainwater management requirements.
Preliminary embodied emissions calculations for the building’s materials have been conducted based on the building’s rezoning concept design. The Athena Impact Estimator for Buildings software was utilized, which is in compliance with EN 15978. A 60 year building life expectancy was modeled.
Substitutions favouring lower embodied emissions will be explored during design development to reduce the deleterious impact of building materials and refrigerants. The thickness, type and volume of concrete required for floor slabs, columns, beams and footings will also be evaluated.
In addition to the energy performance, rainwater management, and lifecycle impact reduction strategies outlined above the design and ownership team is also committed to satisfying all other requirements outlined in the Green Building policy. This includes but is not limited to Enhanced Commissioning, Building Airtightness Testing, Energy Sub-Metering, Low Emitting Materials use, Indoor Air Quality Testing, and Resilient Drinking Water Access. As the project is in the preliminary stages of design these actions have been committed to through an owner commitment letter.
Since 1976, Strand has acquired, developed and financed a portfolio of real estate assets with a combined value of more than $6 billion. Strand has been actively involved in a number of real estate sectors, including: the development and acquisition of multi‐family apartment and condominium projects, single family land and housing development, the development of multi‐unit warehouse projects, the acquisition of office building properties, and the provision of mortgage financing to developers for residential and commercial developments throughout North America. Strand is currently engaged in projects with a combined 6,400 apartment units either planned or under development throughout Metro Vancouver and North America.
While Strand has maintained a relatively low profile, consistent with the philosophy of its major shareholders and financial partners, Strand has developed an established reputation for successful real estate investment and development.
Recognizing the trend towards intelligent urbanization, Intracorp has concentrated its efforts on bringing new homes to where people want to live. Today, every home they create is designed to fit in an established neighbourhood – and enrich that neighbourhood’s profile at the same time. You’ll see this principle at work at The Jervis in Vancouver. You’ll see it at MC2 and Jacobsen in Vancouver, at Orizon in North Vancouver and at Chancellor Place at UBC. Canadian-owned, Intracorp has earned widespread recognition as a premier designer and builder of quality homes that provide lasting lifestyle and investment value. With more than 30 years experience, At Intracorp, they are committed to building extraordinary real estate communities and creating an extraordinary experience for everyone.
Building Name: The Thurlow (1318 Thurlow)
Address: 1068 – 1080 Burnaby Street & 1318 Thurlow Street, Vancouver BC
Developer: Intracorp and Strand Development
Architect: NSDA Architects
Interior Designer: Inform Interiors & Scott Trepp, Mckinley Burkart Architecture and Interiors
Year Built: N/A
Unit Sizes: N/A
Suites: 121 units in which 82 are market strata and 39 are social housing units
Property Type: Residential
Neighbourhood: West End
Deposit Structure: N/A
Cost/Square Foot: N/A
Monthly Maintenance: N/A
Cost To Purchase Parking: N/A
Cost To Purchase Storage: N/A
Contact Agnieszka Stryjecka for more information on The Thurlow, floor plans & pricing.
firstname.lastname@example.org MLA Realty 778.991.5881
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