Area: 136,600 sf Total, 75,500 sf Residential (185 Units), 16,960 sf Amenity, 12,525 sf Retail
MA+HG Architects were commissioned to undertake a research-based project by RizeLab, the research arm of Rize Alliance Properties, Ltd. Situated on a test site in Vancouver, CO- aims to create a new housing model for Vancouver. CO- draws its principles from co-housing and co-living dwelling typologies, while recognizing the limits and strengths of each model. The study is based on ideas of community, porosity of building, access to outdoor space and the sharing of an abundance of amenity space all within a membership model - where amenities may differ from building to building but accessible by all residents of each building.
CO- is rooted in the idea that the creation of real, ample, and useable shared amenity spaces allows individual unit sizes to become smaller, thus larger in number. These amenity spaces allow sociability to play a more significant role in day to day life: activities that would traditionally be undertaken in solitude are now conducted communally with neighbours. By eliminating redundant area within a suite, we create shared kitchens, courtyards, lounge spaces and laundry spaces; shared workout and work spaces and shared spaces for gathering. This multi-generational community can participate in a myriad of activities designed specifically to catalyze community at varying scales: from the Neighbour scale(the adjacent two units), to the Block (the adjacent seven units), to the Neighbourhood (the adjacent thirty-five units), the Village (the adjacent 185 units) and finally, to the City at large (additional CO- buildings).
CO- also creates a model for 185 affordable homes that are capable of renting for below the required City of Vancouver Rental 100 maximum rates. The increase in unit count also allows for an offset to additional construction costs brought on by the building typology.
CO- also imposes a new building bylaw rationale: one that reasonably debunks current City of Vancouver bylaws and counters the current homogeneous six-storey stacked typology. This allows for the creation of a porous and expressive architecture by adding modest height to contained areas of the development, while allowing other areas to be lower than six-storeys. This model also allows for a deeper porosity of building: one where ample and useable green space is shared and sunlight penetrates throughout: it also allows for double exposed units: each suite has access to daylight from both ends.
the intention of this work is to reveal creative opportunities for development that support affordability, community interaction and sociability, our drive to a sharing economy and the formation of homes that create happiness.
1160 BROUGHTON (SEE-EM-IA LANE)
West End, Vancouver, BC
Type: Laneway Infill
Status: In Progress with City of Vancouver – Development Permit.
Area: 611 sm Residential, 6 units, stacked townhouse configuration.
Located in the densely populated neighbourhood of the West End and along the newly named See-em-ia Lane, the site occupies the corner of See-em-ia Lane and Broughton Street. The site is one and a half blocks off the Comox Street bike route and adjacent the bustling yet more residential portion of Davie Street. The site is an ideal location for pedestrian and bicycle oriented residential market rental homes.
The primary intent of the proposal is to provide 6 units of market rental housing to the West End neighbourhood, comprising three one-bedroom units at 745sf and three two bedroom units at 1016 sf.
Secondarily, the intent is to provide for small scale, incremental growth in a manner that is appropriate to the urban fabric of the West End.
Finally, the intent of the project is to provide the in ll residents with spaces of high liveability in a dense setting: the project proposes larger than average unit size with dual aspect, generous glazing and roof top patios. The new courtyard space between the existing building and the new infill building provides all resi-dents with shared outdoor amenity. The intent is to provide both residents and the surrounding neighbour-hood with an Architecture that is refreshing and youthful that reflects its contemporary time, while its scale and mass reflects the desire for small scale, incremental growth.
TOMO HOUSE ON MAIN
Main Street Vancouver, BC
Status: In Progress with City of Vancouver - Rezoning
Area: 14327 sf
Developer: Tomo Spaces Inc.
Passive House Consultant: LaneFab Design/Build
Urban Place Consultant: Happy City
Choosing Lite Group: Our Urban Village
Landscape Architect: Jonathan Losee Landscape Architecture
Tomo House is a new 12 unit development situated on a double wide lot. The project proposes to densify the site to allow for a model of affordable ownership deemed “cohousing lite”. Situated between both the bustling thoroughfare of Main Street to the east and a quiet single family community to the west; between a 4 storey traditional apartment building to the north and a series of single family residences to the south, the project strives to balance modern needs within a traditional urban fabric. The architectural parti and its resultant form and massing are in response to the need for a new typology that is neither a traditional single family home nor the expected low rise massing typical to Vancouver. The project strives for the elusive “Missing Middle” in all ways: typology and buildability, affordability, sociability and sustainability.
The architectural design strives to make connections outwardly to the surrounding neighbourhood. The corner of Ontario Place and Main Street becomes a welcoming space for all the community to gather, with the Common House purposefully placed adjacent to it, acting as a transition piece between the private courtyard realm and the public street face. The inclusion of “stoops” at the Ontario Place residential entrances are intended to invite interaction at the quieter street.
The broader sociability goals are further emphasized by the network of oversized exterior walkways that allow for informal neighbourhood interaction; the shared outdoor use at the courtyard and the Common House; shared patios; and shared laundry spaces.
1 Southern courtyard / building orientation maximizes daylight. 2 Through units and operable windows allow for passive ventilation. 3 Living spaces with larger windows are located on south / courtyard side to maximize solar gains. 4 Minimal glazing on north facade. 5 Thermally broken canopies and walkways provide solar shading on south facade. 6 Passive House envelope with minimal articulation. 7 20/80 glass-to-wall ratio 8 Passive House certi ed windows and doors with a U-value < 0.8 9 Secure bike storage in courtyard and in below grade bike room. 10 Shared vehicle parking space 11 Shared outdoor amenity 12 Permeable paving surfaces 13 Air source heat pump for domestic hot water 14 Passive House certified heat recovery ventilators within units.
Young Pines in Light, Emily Carr, c. 1935
1 Community interface in front of Common House: The front yard creates a soft zone between public and private realms, where Tomo residents, neighbours and passers-by intermingle. 2 The entry at Common House activates and animates the northeast corner of Main Street and Ontario Place. 3 The main residential entrance on Ontario Place marks the arrival from busy Main Street into a residential scale environment. 4 Entrances to the townhouses along Ontario Place activate the street and give a residential scale while still allowing for privacy. 5 A residential scaled facade along Ontario Place and Main Street provides a soft and approachable edge. 6 Generous glazing creates social transparency in and out of the Common House. 7 Public/private interface at neighbour stoops and Juliette balconies: These semi-private spaces encourage residents to linger where they can cast eyes on the street, but still feel at home. 8 The southeast roof line is scaled to two stories to respect the context and mediate the streetscape along Main Street. 9 The profile of the building along Main Street is shaped by the familiar ‘gable’ form that maintains the residential character and scale of the neighbourhood. 10 Pedestrian scale: The street canopy creates greater comfort for residents as well as other pedestrians.
1 The south-facing courtyard provides a sun lled social space for all residents. 2 Common House connection to courtyard and Main Street: By providing a space for shared meals, creation and recreation, the common house is a powerful enabler of daily, meaningful social encounters. 3 Flexible parking spaces allow courtyard to expand to lane: Like people in single-family dwellings, Tomo residents may occasionally use parking areas for extra social space. In a future of autonomous and shared vehicles, these parking spaces may be converted back to social use. 4 Lane entry. 5 Generous walkways, social stairs and patios off the walkways increase the likelihood of more frequent, casual interaction between neighbours. 6 A vibrant interior cladding scheme contrasts the more modest exterior. 7 Multi-level spaces encourage socialization. 8 Through units allow for cross ventiliation. 9 Robust materials ensure longevity and low maintenance over time.
1 Standing Seam Metal - White 2 Standing Seam Metal - Silver 3 Salvaged Brick - Buff 4 Passive House Certified Window - Wood 5 Passive House Certified Window - Aluminum 6 Steel Guardrail 7 Cementitious Panel Siding - Green, Varied Tones 8 Standing Seam Metal Canopy - White
Status: In Progress with City of Vancouver - Development Permit, Heritage Revitalization Agreement
Area: 4270 sm Residential, 670 sm Hollywood Theatre Restoration + Rehabilitation
The Architecture of The Hollywood will evoke the glamour and elegance represented by the 1930s Art Deco architectural style and times. The building will be simple and streamlined, giving a nod to the necessary massing moves that makes it a good neighbour, while evoking a time in the past that represented the future.
The sense of movement in the architecture of the time, as witnessed by the vertical pilasters of the Theatre willl be re-interpreted as horizontal bands, based on the proportion, size and materiality of the existing. This will contrast and accentuate the existing form. The colours and patterns of that age will further inspire the work, drawing a thread of familiarity.
The work will take care not to replicate the style of the times, rather will stand proud in its own architectural presence. The new building, like The Hollywood Theatre, will be read as a singular statement that resists the standard massing typical of Vancouver residential buildings. We contend that despite this, the building will remain sensitive to its context while also providing a distinct identity of its own.
We are imagining that the new residential building and The Hollywood Theatre itself are inextricably intertwined or hugging; that the architectural form represents the relationship and co-dependence of the two buildings and that each allows the other to stand proud.
“The Hollywood Theatre is one of the last surviving neighbourhood cinemas in Vancouver, and is a superior example of the Art Deco style. Architect Harold Cullerne designed the elegant theatre with neon signs reflective of the streamlined Jazz Age. Run by the Fairleigh family for four generations, it evoked the glamour and elegance of the 1930s, a time when Vancouver was growing rapidly, building landmark structures such as Vancouver City Hall, the Lions Gate Bridge and the Burrard Bridge, Art Deco icons that still define our city. This style proclaimed the modernity of the young city and a progressive attitude.” Donald Luxton & Associates, Inc.
Original Signage, to be restored.
1. Painting & repair of existing stepped front parapets, undulating second floor front facade treatment with angled wall planes and vertical pilasters, and vertical / horizontal shadow banding. 2. Restoration of multi-paned steel sash windows on second floor front facade. 3. Restoration (painting & repair) of inset scroll figures in panels at the top of facade & doors. 4. Restoration of all exterior sheet metal at canopy. 5. Restoration of all exterior signage. 6. Restoration of neon lighting in soffit. 7. Painting, cleaning, & scraping of original storefront elements including ticket booth.
The Hollywood Golden Era, Portrait by Tamara De Lempicka.
Step One: Extrude 6 Storeys.
A vertical extrusion results in heavy shadowing to the backyards of the neighbouring homes to the north.
Step Two: Pull Massing South.
West Broadway Street is a busy, active arterial road with 4 lanes of traffic and parking on both sides, with wide sidewalks. By pushing the bulk of the massing to the Broadway side, we reduce visual & shadow impacts on the single family residences to the north. We believe that West Broadway should take the bulk of the massing.
Step Three: Step North Side To Shadow Less, push Back Commercial For Public Realm.
Step north side to shadow less. Push back commercial for public realm. This further alleviate visual & shadow impact on single family neighbourhood. By pushing back the first story, we create potential for space for public use, while deferring for the Hollywood Theatre, allowing it to stand proud.
Step Four: Create an Overhang.
Further area is removed at the North side. This area is recovered through a small overhang above the theatre. This reduces building depth and shadowing on the residential neighbourhood to the North while minimizing the impact on the Hollywood Theatre. Conceptually, the overhang shows the interconnection of the 2 buildings while guaranteeing that no form will be built over the Hollywood Theatre. It also allows for an expressive and animated east facade.
Step Five: Create an Architectural Expression to compliment the Hollywood Theatre.
The Vertical Expression of the art deco facade is transformed into a horizontal expression of the new building. Hollywood Modern.
The Hollywood Golden Era, Portrait by Tamara De Lempicka.
Orignal Ticket Booth, to be restored.
Orignal Interior, to be restored.
The Hollywood Golden Era, Fred Astaire & Ginger Rogers.
Original Lobby Floor.
Original Washroom Finishes.
Collective Solutions for Inclusive, Social Neighbourhoods
Our regional housing challenge is urgent. Too often, top-down redevelopment and cookie-cutter prescriptions fail to produce the flexible forms that meet the needs and incomes of a diverse population.
Let’s empower more people to become makers of their own neighbourhoods.
Our solution: A Playbook that gives neighbours a catalogue of ‘moves’ to create their own ‘plays’ and to creatively collaborate and do more with their land.
Over time, these ‘plays’ result in walkable, transit-friendly, medium-density neighbourhoods that offer long-term affordability, inclusive sociability and the continuing freedom for homeowners to make and choose the housing that suits them.
The Playbook reflects the aspirations of Port Coquitlam’s 2015 Housing Action Plan, but could be easily replicated in other municipalities.
The policy and design ‘moves’ push what’s currently permissible in Port Coquitlam’s RS1, RS2 and RS4 zones. These changes are necessary to achieve four of the six directions outlined in the Housing Plan:
• Expand opportunities for housing within residential neighbourhoods
• Increase options for ground-oriented housing
• Protect and expand rental housing
• Address housing needs of a growing senior population
Key Policy and Design Moves;
• Provide more support to small-scale development projects, especially those that involve collaboration between neighbours.
• Create long-term affordability for people to stay in place with a variety of tenure forms.
• Support spaces and programs that spark social interactions between neighbours.
• Decouple parking requirements from individual property. Instead solve for parking at neighbourhood scale.
The primary intent of the proposal is to upgrade an aging building in a sustainable and affordable manner that allows for reasonable rental rates. By retaining and renovating the existing base building and existing suites, the building proposes a common-sense solution that addresses often conflicting aspirations for affordability and sustainability.
There have been no significant renovations to the base building since it was first built in 1953. The project proposes to retain the existing structural grid and the majority of the layout of the units, but proposes upgrades at the building envelope, exiting and accessibility as well as the cosmetic upgrade of the existing suites, the addition of recycling facilities and substantial bicycle parking.
Secondarily, the intent is to provide for small scale, incremental growth in a manner that is appropriate to the historical fabric of West End. Because the current site is underbuilt; it is proposed that the allowable FSR be maximized by providing a vertical addition to the existing third floor. By respecting and maintaining the existing structural grid of the base building, the permitted density can be added in a reasonable manner.
Finally, the intent of the project is to improve upon the existing base building to provide the residents with spaces of high liveability in a dense setting: the project proposes floor to ceiling glazing to maximize the amount of natural daylight and fresh air for each suite, while the addition of the balconies allows for private outdoor spaces. The intent is to provide both residents and the surrounding neighbourhood with an Architecture that is refreshing and youthful that reflects its contemporary time, while its scale and mass reflects its historical fabric and the appropriateness of small scale massing.
Existing West Facade 1. Existing White Stucco 2. Existing Burgundy Stucco 3. Existing Windows 4. Existing Third Floor Suite 5. Existing Doors 6. Existing Stairs
West Facade 1. White Cementitious Cladding 2. Prefabricated Painted Balconies 3. Windows, Charcoal Frame 4. GlazedDoors, Charcoal Frame 5. Entry Doors With Sidelights, Anodized 6. Garage Door 7. Existing Concrete 8. Exterior Steel Door, White 10. Steel Canopy, White 11. Exhaust Vent 12. Air Intake Vent 13. Holes
Indian Arm, BC
Type: Single Family Residential - GVRD
Status: In Progress with Metro Vancouver - Building Permit
Area: 200 sm Residential
Contractor: Powers Construction
A family home on a site that is accessible only by water, this work represents the Owners desires to disturb no landscape, fell no tree and to employ only the most sustainable of building materials.
A series of prefabricated modules that will be built off site and craned into location, the home is both a study in prefabrication and of the environmental impact of common building materials and their alternatives.
The modules are conceived of as stacked boxes that both respond to and reveal the adjacent steep slope, and affixed to the spectacular view of Buntzen Bay. While one corner allows for a close reading of the adjacent landscape with windows parallel to the sloping ground plane, another hovers over the grade on delicate pilotis.
1 Sleeping Module 2 Living Module 3 Beach Module
1 Entry Deck 2 Entry 3 Family Beach Room
1 Roof Deck 2 Living Room 3 Kitchen
1 Living Roof 2 Bedroom 3 Spa 4 Master Bedroom
Arctic Tuk loaded with hoppers. Photo by Amix Group.
THE COMMODORE BUILDING
Granville Street, Vancouver, BC
Type: Heritage Class 'A' Storefront Rehabilitation + Base Building Restoration
Status: In Construction
The Commodore Building is a Category ‘A’ classified building on the Vancouver Heritage Register. Originally completed in 1930, this project intends to restore the Commodore Building to its rightful presence on the street, embracing both its history and its location in the Entertainment District.
The design of the seven storefront entrances is a series of regular, repetitive steel arch modules that comprise a dedicated area for signage, glass canopies and display. This modular element will be repeated at each arched opening, reinstating the rigour and regular rhythm of the original design. The existing imposing horizontal canopy, installed in the late 2000s, will be removed and the original glazed storefronts will be reinstated. The original decorative sunburst motif at the transom is reinterpreted at the edge of the archway evoking the past while complementing the original tilework at the perimeter of the arches.
The project will also restore existing historically significant base building elements, replace missing historical elements and repair existing historical features.
The MAD (house) is a multi-adult dwelling in Vancouver. Housing three sets of adults from the same family within a 2880 square foot volume, the home was designed to allow for wide open shared public spaces and private separated suites. A contrast of high volume spaces with small nooks allows for varied spatial experience in the contained footprint. The homeowners sense of whimsy and quirk allows the home its delightful eccentricities: peekaboo views from the window at the floor, an exuberant use of tile and colour, a column that carries rainwater, and coloured glass mosaic chips embedded in the concrete floor. The purposeful manipulation of natural light creates a sense of spaciousness in the home, while full height doors, soaring windows and wide open roof decks add to this sense of openness. The private spaces are purposefully intimate and smaller: the juxtaposition emphasizing a sense of respite and comfort. The home provides a practical solution to housing affordability and multi-generational living while embracing the homeowners’ artful and creative nature.
APT2 is a 6-storey modular residential building that provides 42 secure secured market rental units ranging from studio to three bedrooms. The intent is to build upon the thriving community at the existing building, APT, which was renovated in 2014. APT currently provides residents with a youthful, energetic urban community within a sharing environment. Here, the sense of commonality that increased density provides, as well as the environmental bene ts of living small and sharing in abundant common amenity outweigh the perceived need for large private spaces.
This notion contributes not only a sense of community within an urban environment but also provides the resident with an economical solution to housing affordability. The project provides affordable secured market rental housing within an already established community setting that is in keeping with the intent of the City of Vancouvers’ Housing and Homelessness Strategy. This is a timely and important response to the current lack of rental housing and the affordability crisis in the City of Vancouver.
The rationale for the design of the proposed building was based on the intent of the District Schedule, to ensure that the new midrise building be respectful of its surrounding low rise context and that the existing garden remain as ground plane amenity.
The infill building is thus conceived of a building in a park, with the landscape amenity taking a central role in the shaping of the form of the building.
The building proposes a stepping facade, in both plan and elevation. By increasing the front yard setback at the southwest corner, the building mass is reduced adjacent the existing low rise building. This is further accentuated by setting back the facade at the third to sixth storey and further mitigates the rise to the 13 storey building by stepping up as the modules move to the east.
As part of this proposal, the roof of the existing building is renovated to include a new roof landscape amenity area. This, in addition to the proposed landscape roof of the new building and usefully designed outdoor ground landscape, results in a substantial increase in usable outdoor amenity. All landscape amenity areas will be designed to allow for a variety of programming including, communal gardens and private lounging areas.
APT2 will provide residents with desperately-needed secure market rental housing in a small-scale high- density community that thrives upon interaction and is responsive to current issues of urbanity, density, live-ability and affordability.
1. Roof Garden 2. Apt Park 3. Residents Gardens 4. Apt Access 5. Raised Garden Space 6. Children's Play 7. Games Area 8. Seating & Lounging 9. Gathering 10. Eating 11. Film Screening 12. Covered Bicycle Storage
6 Story Mass
Streetscape Facade Concept
Type: RS-1 Laneway
Area: 615 SQFT Residential/Studio
General Contractor: Smallworks Studios and Laneway Housing, Inc.
Completed in collaboration with Smallworks Studios and Laneway Housing, Inc., this wee laneway allows for a multiplicity of use. Purposefully designed to be a one storey building to take advantageof a bylaw allowing for a larger footprint, the space is intended to transform from a bodywork studio to a home over the course of one day. Thus, the functional aspects of the home are tucked to the edges: the kitchen, bathroom, bedroom and laundry room project no further than three feet into the space in their closed positions, and all storage is tucked. This allows for a clear floor area whose soaring ceiling height belies its small square footage. The laneway homes' form is a play on the traditional gable, its structure askew on a diagonal and exposed, allowing for the warmth of the massive Douglas Fir timbers to infuse the modern space.
A balcony and guardrail replacement that began as a technical exercise, a more playful approach to the renovation was instead proposed. Creating a more vibrant and happy face to the street, this project highlights how one simple move using standard building materials can create great impact and immediately refresh an aging but much needed market rental building.
West 12th Avenue, Vancouver, BC
Type: Major Renovation
Status: Completed 2014
Area: 15000 sf
General Contractor: Eton West Construction
Photography: Ema Peter
A major renovation to 15 000 sf of tenant amenity area in a 12 storey residential tower. The design of the amenity floors are intended to complement the size of the units; they are all carefully detailed. The project highlights how design and creative thinking can address issues of affordability and sustainability.
A 2300sf educational facility for children, Little Mountain Learning Academy wanted to create a space that was bright and energetic but seriously useful. The main feature is a 60’ long library wall that infuses the space with an unexpected whimsy, while operating as a functional bookcase adjacent the open study spaces. A structure of Douglas Fir GluLam beams and columns with exposed steel connections, the library wall adds a sense of permanence to the space while infusing it with warmth. A long magnetic chalkboard wall with tangram magnets provides an area of quiet creative educational play, a partner to the joyful rumpus of the classrooms.
1 RECEPTION 2 KITCHEN / STAFF ROOM 3 WASHROOM 4 OFFICE 5 CLASS ROOMS 6 LIBRARY WALL 7 FLEX SPACE
LIBRARY WALL ELEVATION
LG RESIDENCE RENOVATION
Type: Renovation, RS-1
Area: 1000 sf
Status: Completed 2011
General Contractor: Novell Design Build
Photography: Jean Phillippe Delage
A complete transformation of a seldom used ground floor from basement storage to master bedroom and living quarters, this renovation was inspired by the homeowners’ profession of archeology. Rather than merely repair and replace the old, the project was designed with the principle of peeling away and exposing the layers of history found in the 1927 home. The contrast between old and new is proudly pronounced: Original red brick fireplaces are revealed, their chalk inscriptions from previous owners left behind; old fir beams find new life as stair treads, and vintage fir planks salvaged from the demolition become a crafted herringbone feature wall. The concrete floor is uncovered, contrasted by shiny new tiles. A spectacular cool blue wet room and powder room adjoin a new master bedroom; the headboard is the vintage brick fireplace. Uncovering the hidden treasures in the everyday creates an architectural palimpsest of time, lending a sense of permanence, warmth and longevity to the family who grows here.