Correspondence from dHKarchitects Re: Thetis Heights - Phase 5 Development

Tuesday, January 12, 2021

Thetis Heights - Phase 5 Development

Comparison of concept planning - 6 storey versus 10 storey building.

The preferred development concept for the Phase 5 lot is a 10 storey non-combustible building with a total of 67 suites over 1-1/2 levels of underground parking. The footprint of the building is slender and yields only 18% site coverage, leaving the majority of the site open for landscaping and access to the main lobby and at-grade suites. The building will be a signature development with high quality finishes and maximum glazing to open all of the suites to light, air and views. With the roof level at 98.80m geodetic elevation it is still at or below the maximum height of existing tress to be retained on the surrounding dedicated park lands and lands to the north of the site - the building will nestle-in to and be framed by the existing tall trees. Step-backs on the upper floors are achievable and the building would taper toward the top above level 7.

By comparison, the 6 storey building would be combustible (wood frame) construction over 1-1/2 levels of underground parking covering more of the site area, with 76 suites in total. The building footprint is significantly larger and yields a site coverage of 30%. There would still be access to the lobby and to some of the at-grade suites but the extent of open site space landscaping is reduced. The building finishes would be more conventional (non combustible cladding) with less glazing and more solid wall area and more pronounced balconies. The roof elevation would be lower but the larger elongated footprint will present a more wall-like mass against the backdrop of the existing trees.

In summary, we believe the taller but more slender building form will have less of an impact on the site, yield greater opportunities for developing the open site space, and be less of an impact visually than the larger 6 storey building mass, and it will be a significant landmark development for this area and for View Royal overall.

Sincerely,

dHKarchitects

Charles Kierulf architect AIBC MRAIC Managing Principal