A proposal to intensify 1837-1857 East 11th Avenue and 2631-2685 Victoria Drive in Grandview-Woodland has been amended since an initial application was submitted in April 2017 to address neighbourhood compatibility and heritage sensitivity. Originally a ten-storey residential building with a six-storey podium, Intracorp's proposal now seeks permission for 11 storeys and a reduced five-storey podium.
The Perkins+Will-designed project originally sought to meet the Form of Development criteria specified in the Grandview-Woodland Plan while conserving the heritage house and three large trees on the site. Nearly the entire maximum zoning envelope was needed to achieve the permitted density, resulting in a "bulky building form" as described by the most recent design rationale.
The new scheme knocks off a level from the podium and shifts it to the tower, leaving a building contextually more sensitive to the three- and four-storey surroundings of the neighbourhood. Reducing the bulk of the podium also lessens the visual impact of the building on the heritage house.
Additional changes have been made to the proposal, including a drop in unit count from 149 to 138 and a slight rise in total floor area, to meet the City's Horizontal Angle of Daylight, which mandates a certain amount of daylight in all bedrooms. The number of parking spaces has also increased to 116 from 108.
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|Related Companies:||Intracorp, Perkins+Will|