Documente Academic
Documente Profesional
Documente Cultură
CONSULTING TEAM
NBBJ - Lead Consultant
AINW
Berger/ABAM
Hargis
HDR
Integral Group
JLA
Rick Williams Consulting
Walker Macy
Table of Contents 1.0 INTRODUCTION
1.1 PORT COMMISSION GUIDING PRINCIPLES 03
1.2 REGIONAL CONTEXT 04
1.3 ECONOMIC DEVELOPMENT 05
1.4 DESIGN GUIDELINES STRUCTURE 06
6.0 APPENDIX
6.1 SIGNAGE AND WAYFINDING 97
6.2 PUBLIC ART 119
6.3 LIGHTING 121
6.4 PREFERRED NATIVE AND ADAPTIVE PLANTING PALETTE 135
6.5 COST OF GREEN 141
6.6 SUSTAINABLE DEVELOPMENT GUIDELINES 145
6.7 SUSTAINABLE DEVELOPMENT GUIDELINES: PORTLAND COMPARISON 155
Figure List
FIGURE 1: VICINITY MAP 02 FIGURE 24: CLIENT FEEDBACK 99
FIGURE 2: PROPOSED BREAKDOWN OF USES 16 FIGURE 25: KEY WORDS 100
FIGURE 3: ILLUSTRATIVE CONCEPT DEVELOPMENT PLAN 19 FIGURE 26: SCHEMES BASED ON KEYWORDS 102
FIGURE 4: ENLARGED PIER SITE PLAN 21 FIGURE 27: TYPOGRAPHIC INSPIRATION FOR SCHEME A 102
FIGURE 5: BUILDING HEIGHT DIAGRAM 22 FIGURE 28: SIGN TYPES 103
FIGURE 6: BUILDING ENVELOPE DIAGRAM 22 FIGURE 29: WAYFINDING KEY 104
FIGURE 7: PROPOSED BUILDING MASSING 23 FIGURE 30: TYPE A LANDMARK IDENTIFIER 106
FIGURE 8: INTEGRATED ABOVE-GRADE PARKING 34 FIGURE 31: VARIATIONS OF TYPE A LANDMARK IDENTIFIER 107
FIGURE 9: BUILD-TO LINES 38 FIGURE 32: TYPE A LANDMARK LOCATIONS 108
FIGURE 10: PUBLIC REALM DIAGRAM 42 FIGURE 33: TYPE B DIRECTIONAL MARKER 109
FIGURE 11: STREET SECTIONS 43 FIGURE 34: TYPE B DIRECTIONAL MARKER LOCATIONS 110
FIGURE 12: PUBLIC-PRIVATE TRANSITION SPACE 46 FIGURE 35: TYPE C INTERPRETIVE MARKER 111
FIGURE 13: STEPPING DIAGRAMS 47 FIGURE 36: TYPE C INTERPRETIVE MARKER LOCATIONS. 112
FIGURE 14: ACTIVE GROUND-FLOOR USE RATIO 48 FIGURE 37: SCHEME B KEYWORDS, INSPIRATIONAL IMAGERY 114
FIGURE 15: BLOCK D DESIGN EXAMPLE 49 FIGURE 38: VARIATIONS LANDMARK SCULPTURE 115
FIGURE 16: TRANSPARENCY DIAGRAM 50 FIGURE 39: LANDMARK SCULPTURE MATERIALS 116
FIGURE 17: VIEW CORRIDOR DIAGRAM 52 FIGURE 40: INFORMATION ON LANDMARK SCULPTURE 117
FIGURE 18: PROPOSED CONCEPT FOR WAYFINDING 54 FIGURE 41: VARIATIONS OF DIRECTIONAL SIGNAGE 118
FIGURE 19: TYPE A LANDMARK IDENTIFIER 55 FIGURE 42: PUBLIC ART LOCATIONS 120
FIGURE 20: WATER INTEGRATION-WATER SYSTEM 74 FIGURE 44: LIGHTING ZONES 128
FIGURE 21: SITE DIAGRAM 97 FIGURE 45: DIAGRAM OF POTENTIAL SITE USES 129
FIGURE 22: VEHICULAR ROUTE MAP 98 FIGURE 46: FIXTURE AESTHETIC SUGGESTIONS 133
FIGURE 23: PEDESTRIAN ROUTE MAP 98 FIGURE 47: SECTIONAL ILLUSTRATION SITE ILLUMINANCE 134
Table List
TABLE 1: SITE PARCELS07 TABLE 8: BUILDING ENERGY TARGETS83
TABLE 2: ANTICIPATED USES BY BLOCK17 TABLE 9:STREET TREES135
TABLE 3: DEVELOPABLE SITE AREA BY BLOCK18 TABLE 10: TURF GRASS/LAWN135
TABLE 4: PROPOSED MASTER PLAN PROGRAM – BUILDOUT20 TABLE 11: EROSION CONTROL135
TABLE 5: PROPOSED PUBLIC REALM PROGRAM – BUILDOUT20 TABLE 12: LOW BANK135
TABLE 6: TRANSPORTATION FACILITIES AND R.O.W.29 TABLE 13: UPPER BANK137
TABLE 7: IMPLEMENTATION STRATEGIES62 TABLE 14: UPLAND PLANTINGS138
Source: Waterfront Development Master Plan;
November 2015
Port of Vancouver Waterfront Development
Urban Design Standards & Guidelines
1.0
INTRODUCTION
01
Port of Vancouver Waterfront Development
1.0 INTRODUCTION
Urban Design Standards & Guidelines
1.0
I-5
Introduction
Located within the Columbia West Renaissance District of the • Create an urban high activity waterfront character.
Vancouver City Center Vision (VCCV) Subarea Plan, the Port
of Vancouver Terminal 1 Waterfront Development (Waterfront • Create tangible connections to the waterfront, connecting
Development) will serve as an extension of downtown Vancouver’s city center businesses, neighborhoods, and parks
Vancouver, connecting the Esther Short Neighborhood and the to a vibrant waterfront district that is accessible to all.
central business district to the Columbia River. As proposed, the • Design streets to enhance the District’s ability to function
Waterfront Development will be consistent with the principles, as a pedestrian-oriented urban neighborhood, encourage
goals and policies of the VCCV and City Center (CX) Waterfront pedestrian activity, and create a lively active district.
Standards for mixed-use development and connections to
the waterfront. The following Design Standards (Standards) • Extend the Columbia River Renaissance Trail to the west.
have been developed to ensure that development within • Encourage water-oriented uses along the shoreline area.
Waterfront Development is consistent with the VCCV and other
development standards established by the City. • Encourage environmentally friendly site and development
design and construction.
The following City Center (CX) Waterfront Design Standards are
intended to: • Secure public access to or along the shoreline, to include
waterfront public spaces.
• Implement the principles, goals, and policies of the VCCV
subarea plan for mixed-use development and connections to Source: VMC Section 20.630.080 City Center Waterfront
the waterfront.
• Build to the highest density that is financially viable and
achievable within the allowable height restrictions and grid
dimensions.
02
Terminal 1 Building, 1928
1.1
PORT COMMISSION GUIDING PRINCIPLES
The Waterfront Development Master Plan defines a vision for the Utilize sustainable development practices
Columbia River waterfront that is consistent with the Port’s mission The Waterfront Development shall reflect the Port’s policies and
to provide economic benefit to the community through leadership, standards by promoting sustainable development best practices and
stewardship, and partnership in maritime-related development. The long-term economic development.
Master Plan serves to attain the necessary entitlements with the City
of Vancouver in order to prepare the site for future development. Interpret the Port’s history as an economic development
The Port intends all site development to be guided by the engine for Southwest Washington
following principles: The Waterfront Development shall integrate the history and culture
of the Port as an important regional and national job producer; and
embrace the physical presence of the Port through design and the
Provide public access to the Columbia River waterfront adaptive reuse and re-purposing of the Terminal 1 Building as an
The Waterfront Development is intended to attract people to active public use.
the waterfront and ensure connections between the city center,
waterfront, and Columbia River Waterfront Park.
Create a development that supports the community through
economic growth and job creation
Develop public assets in a financially responsible manner The Waterfront Development shall support the broader City
The Waterfront Development shall integrate existing public of Vancouver and regional efforts to create job growth and
infrastructure investments (pier structure, small boat dock, utilities, economic vitality.
and Columbia Way) with minimal additional costs.
Port Commission: Waterfront Development Master Plan; November
13, 2015
03
Port leases land to shipbuilder G.M. Standifer 1918
1918 land from the port. Their Panasonic plant turns 1972 Drivi
Riviera Motors signs a
Construction Corporation, whose shipyards out a million television/video cassette recorderRiviera M
Volkswagens, Porches
build wooden and steel ships to support
World War I efforts.
1912 Port
1912 Established
Port Established
combinations by decade’s end. Volkswag
Today, Subaru Americ
Today, Su
Clark County residents establish the port by a vote automobiles annually.
Clark County residents establish the port by a vote automobi
of 631 to 182.
1933PortThe Grain Train
of Vancouver Waterfront Development
of 631 to 182. 1996 Infrastructure Upgrade
1.0 INTRODUCTION 1986 1986 HighmajorTech
Washington Governor Mike Lowry signs a bill funding
H
Urban Design
Port leases Standards
property & Guidelines
to the Spokane, Portland &
1918 The ShipsThe
Roll In Roll In the Mill Plain Extension, which relieves
1964
High
truck
Seattle Railway for a grain facility. Today, more
Portthrough
1918 Ships
leases land to shipbuilder G.M. Standifer
1964 American Kotobuki El
1940
congestion and improves import and export American
capabilities.
than 16% of U.S. wheat is exported land from the port. T
Port leases land to shipbuilder G.M. Standifer land 2003
from
the port. Construction Corporation, whose shipyards out a million televisio
Construction Corporation, whose shipyards out a mill
build wooden and steel ships to support combinations by deca
build wooden and steel ships to support combinat
Port History World War I efforts.
World War I efforts.
1948 1948 1948
ESTABLISHED ACQUIRED
is the oldest malting concern in the western United LEASE PURCHASED the Mill Plain Extensio
employs 14,000 workers at its peak.
1930s
Seattle RailwaySeattle
for a grain facility. the Mill P
States and one of theCrane
port’s longest-standing tenants. Railway for aToday, more Today, more
grain facility.
1959 First ‘Whirley’ Harbor
1948 congestion and improv
congestio
than 16% of U.S. wheat
than 16%isofexported
Port purchases its first ‘whirley’ crane, named for its
ability to rotate 360 degrees. The crane can lift up U.S. wheat through
is exported through
1940
1912 1950s
1925 to 50 tons. Today, the port has two of North America’s
largest mobile cranes, each capable of lifting the port.1935 the port. 1959
140 metric tons.
1940
1963 Terminal Status Granted
The port is recognized for its ability to accommodate
Great Western
for shippers making West Coast stops. 2010
World War I efforts. ability to rotate 360 degrees. The crane can lift up 140 metric tons.
1933 Thedevelops approximately 2,100 acres of public property with the 1996 Infrastructure Upgrade 1968 1960s 2009
Grain Train
Port primary
leases propertypurpose
to the Spokane,of marine and industrial development. Washington Governor Mike Lowry signs a bill funding
Portland &
1940s 1940 1918 1920 the Mill Plain Extension, which relieves major truck
Seattle Railway for a grain facility. Today, more
congestion and improves import and export capabilities.
than 16% of U.S. wheat is exported through
1968 1960s 2009 2
the port.
04
2012 Centennial
2010 Celebration
Terminal 5 Rail Loop Track
The Port of Vancouver USA turns 100 and celebrates
2003 The new rail loop adds 35,000 feet of new rail capacity
a century of service as an economic anchor for
and is part of a $150 million West Vancouver Freight
Vancouver, Clark County and Southwest Washington.
Access project that will reduce regional rail congestion
by as much as 40 percent.
1948 2010 2003
1960
1960s 2009 2009
2000
1.3
ECONOMIC DEVELOPMENT
The Port of Vancouver plays a key role in the local, regional and of employees living in Clark County. Additional jobs are projected
national economy through investments in facilities and leveraging over the next 15-20 years as additional maritime and industrial land
improvements with private investment and other funding to attract is developed.
jobs and development in Vancouver. The Port facilities are leased to
customers and tenants that generate jobs, infuse business into the More than 20,000 jobs in this region are related to maritime
economy, contribute to state and local taxes and provide the region and industrial activities at the Port. Some jobs are created by
with access to the global marketplace. manufacturers sited on the Port’s industrial property. Others are
related to the maritime and shipping industries. It is estimated that
Port of Vancouver is home to more than 50 businesses that employ Port activities inject $1.1 billion into Clark County business revenue
over 3,200 employees. Port employees and direct Port businesses annually, with a total economic impact of $2.9 billion to our local
earn nearly $160 million in total annual personal income for over and regional economy.
300 port-related businesses. These are local jobs, with 75 percent
Source: Port of Vancouver
05
Port of Vancouver Waterfront Development
1.0 INTRODUCTION
Urban Design Standards & Guidelines
Source: NBBJ
1.4
DESIGN GUIDELINES STRUCTURE
1.4.1
Intent
The Standards are intended to integrate the Waterfront The Standards are intended to provide a comprehensive approach
Development with future developments within the CX zone to site development, building design, public realm and landscapes
and along the Columbia River. A fundamental design objective to ensure the long-term viability of the Waterfront Development.
is the creation of a pedestrian-friendly, mixed-use waterfront The Standards provide developers, architects, constructors, and
development combining pedestrian-oriented urban streets, managing entities with the tools to ensure high-quality design
distinctive architecture, integration of the Port of Vancouver’s standards are applied throughout the Waterfront Development.
unique history and culture, and progressive sustainable The Standards are consistent with the City’s Planned Development
development strategies that will guide development at Waterfront Chapter 20.260, Concept Development Plan Submission
Development as it develops over the next 20 years. The purpose Requirements (Section 20.260.070) and the City Center Waterfront
of the Standards is to govern the urban form of the Waterfront Section 20.630.080 waterfront design standards.
Development by establishing a set of Standards intended to
organize, manage, and integrate a variety of mixed-uses within the
development.
06
Table 1: Site Parcels
1.4.2 1.4.3
Location and Applicability Process and Use
The Waterfront Development encompasses the parcels shown in The Standards will be applied to individual development activities
Table 1; all are owned by the Port. to implement the overall Waterfront Development objectives.
These Standards are supplemental to and in addition to other
In addition to the parcels noted in Table 1, the project area includes applicable city codes and regulations except as specifically noted
aquatic land1 that is owned by the State and managed by the Port herein. Compliance with the Standards contained herein will be
through its port management agreement with the Washington determined by the City of Vancouver through the detailed plan
State Department of Natural Resources. The street addresses of the review process required for the Waterfront Development.
existing hotel and the existing office building are 100 Columbia
Deviation from or modification to Standards may be requested
Street and 110 Columbia Street, respectively. These Standards
through the detailed site plan review process. Such requests are
apply to all of the Port of Vancouver Waterfront Development as
not considered to be variances per VMC Chapter 20.290 and shall
defined. be presented in the detailed site plan review process. Deviations or
Includes lands that are landward of the ordinary high water mark (OHWM)
1.
modifications would equally or better meet the intent and purpose
of the Standards. The following must be shown for deviation or
modification to be granted:
1. The deviation or modification can be granted without
substantial detriment to the adjacent properties.
2. The deviation or modification can be granted without
substantially impairing the intent and purpose of the
Standards.
3. The benefits of the deviation or modification would
substantially outweigh any detriment.
07
Port of Vancouver Waterfront Development
1.0 INTRODUCTION
Urban Design Standards & Guidelines
1.4.4
Design Guidelines & Conditions, Covenants & Restrictions (CC&Rs)
The Guidelines will guide the design and development of
The Port of Vancouver is responsible for the creation of a private
all structures and landscapes within the District and shall be
internal governance system to administer the elements of the
administered in concert with the City Codes and Development
Waterfront District Design Guidelines (Guidelines) including
Standards to ensure the Guidelines are implemented in an
enforcement of CC&Rs, lease agreements, maintenance, and
effective manner. The Guidelines are intended as a discretionary
Design Review Committee (DRC) process. The Master Declaration
tool defining the architectural styles and character, building types,
of CC&Rs, and reservation of easements for the Waterfront District
massing, materials and color for a range of mixed-use commercial,
(District) shall establish the Waterfront District Business and/or
civic, and residential uses, as well as public and private landscapes
Residents Master Association with governance authority of the
for the District. The Guidelines are to be reviewed and applied
DRC and its administration of the District Design Review Process in
by each applicant as required to ensure individual projects meet
accordance with the Guidelines.
acceptable design principles established for the District.
08
Inn at the Quay, 1950.
1.5
SUSTAINABLE DEVELOPMENT PROGRAM
The POV Waterfront Sustainable Development Program (Program) The City of Vancouver shall work in collaboration with the District
provides a comprehensive approach to sustainable development DRC for the purpose of reviewing and approving development
strategies for the benefit of present and future generations. The plans throughout the District. All projects are subject to a review
Program presents a balanced approach to meet environmental, by the DRC using the regulations established as reference and
social, and economic needs of the District while accommodating specifically the design principles defined in the Guidelines. In
the financial commitments and realities of the Port of Vancouver addition, the Port of Vancouver shall create additional CC&Rs to be
and its partners. The policies, guidelines, and standards provide administered by the proposed Waterfront District Business and/
a wide range of strategies that are reinforced by complementary or Residents Master Association, as applicable. Decisions of the
urban design elements outlined in Chapter 3.0, Urban Design DRC are subject to call-up provisions as defined in the Guidelines.
Standards & Guidelines, as well as the project Concept Decisions of the DRC relative to City Improvements/Projects may be
Development Plan (CDP), and other supporting documents appealed in accordance with the Waterfront District Development
such as; Development Agreements, CC&Rs, and tenant lease Agreement.
agreements. These documents are developed use by the Port of
Vancouver, selected developers, and future residents and tenants.
The Waterfront District CC&Rs and Business and/or Residents
The District DRC shall be comprised of three voting members Master Association establish the governance, enforcement of
including representation from each of following disciplines/ architectural controls, and maintenance of common areas.
agencies: City of Vancouver Planning and Community
Development Department, Port of Vancouver, and an outside third
party consulting architect.
09
Source: Waterfront Conceptual Development Plan;
December 2016
Port of Vancouver Waterfront Development
Urban Design Standards & Guidelines
2.0
WATERFRONT DEVELOPMENT
MASTER PLAN
Port of Vancouver Waterfront Development
2.0
1.0 MASTER
INTRODUCTION
PLAN
Urban Design Standards & Guidelines
Artist rendering -
Waterfront Development
and downtown
Vancouver.
Source: Waterfront
Conceptual
Development Plan,
December, 2016
2.0
Waterfront Development Master Plan
2.1
WATERFRONT DISTRICT VISION
The Waterfront District (District) is envisioned as a highly Vision Statement
engaging, 24-hour active mixed-use urban waterfront destination. “The Port of Vancouver’s waterfront development will represent
The District will integrate an active mix of office, hotel, our community’s aspirations, rich history, and culture. As a gateway
commercial, retail, residential, and flexible use spaces, organizing to Washington State and a vibrant urban waterfront, the Port’s mix
around the central Terminal 1 Marketplace (Marketplace) and of commercial, residential and civic development will welcome
waterfront pier, that celebrate local culture, diversity, innovation, the public to the banks of the Columbia. It will contribute to the
and regional character. In addition to being a vibrant place of region’s economic prosperity and promote a healthful, sustainable
business, the District is envisioned as a public gathering place space where the community feels a sense of pride and ownership.”
where community members, residents, workers, and visitors are Port Commission: Waterfront Development Master Plan; November
drawn to a place to shop for everyday needs, have a meal, or 13, 2015
take a leisurely stroll down the Columbia Renaissance Urban Trail,
along Columbia Way, or the alleyways that access the waterfront.
The pedestrian-friendly orientation of the District will provide
an attractive and uniquely different destination for Vancouver
residents and its visitors and will attract residents and visitors alike
to the Vancouver city center, downtown, and the Columbia River.
The vibrant Waterfront Development will provide universal access,
encourage innovation, and promote a sustainable and healthy
environment, as well as convey the rich cultural and community
values of the region.
12
Left: Public space as open
market and event space.
Source: NBBJ
2.2
DESIGN PRINCIPLES
Connectivity Walkability
The District aspires to raise the quality of life for Vancouver As the principal link between the District and the Columbia
residents and its visitors by presenting a culturally rich, Waterfront LLC, Columbia Way is designed as a tree-lined corridor
environmentally sensitive, and well-designed waterfront that with wide sidewalks. The buildings and uses along Columbia Way
captures the essence of Vancouver, Washington and the Columbia are marked by retail uses, seasonal outdoor dining and a variety of
River Basin. The District is an integral part of the downtown and a small businesses, shops and galleries. The intersection of Columbia
seamless extension of the surrounding neighborhoods. The pattern Way and Daniels Way is the welcoming focal point of the public
of small blocks, streets and alleyways, as well as the Columbia space in the District defined by a tabled, concrete cross-walk that
River Renaissance Urban Trail, provide direct pedestrian and bike also serves as a civic plaza. The Columbia Way and Daniels Way
connections, making it a five-minute destination to the downtown intersection marks the core of the District, providing direct access
Vancouver business district and the future Columbia Waterfront LLC to the Columbia River waterfront to the south via Daniels Way.
to the west. Daniels Way is designed as a woonerf, a curb-free and material-
rich pedestrian corridor. While primarily intended for pedestrian
circulation, this narrow, shared-street allows service access as
needed.
13
Port of Vancouver Waterfront Development
2.0
1.0 MASTER
INTRODUCTION
PLAN
Urban Design Standards & Guidelines
Diversity Authenticity
The District is far more than a place to shop or work. With its mix Using cues from the historic Terminal 1(T1) Building and Pier, and
of work-force and market rate housing, live/work, apartments, and the early cultural underpinnings of Native American and maritime
offices, the District is a place to enjoy with activities or gathering settlements, the District offers an opportunity to celebrate its
places for visitors, residents, and employees who work in the area. unique character. Adaptive reuse of the 1923 T1 Building and
The diversity found within the urban waterfront itself allows for and Pier provides for a range of flexible uses supporting creative
encourages community activities, events, and social interaction. The makerspace, commercial kitchens, wineries and local breweries,
highly programmed waterfront civic plazas and small park spaces shopping, and incubator start-up space. The timber-framed
offer public gathering and community open spaces combined structure is envisioned as the key destination on the waterfront
with educational and teaching opportunities as a part of the urban supporting a range of uses, local community needs, entrepreneurial
waterfront experience of the District. interests, and visitors with direct access to the Columbia River
waterfront. Authenticity encourages design solutions that embody
genuine economic and social diversity, accommodating people
with different daily schedules. Local retailers, restaurateurs, and
other homegrown businesses are encouraged within the District to
help instill a distinctive style unique to the Vancouver Waterfront.
14
Bioretention cell, often
called raingardens,
collect, slow, and filter
stormwater runoff.
Sustainability
A comprehensive Sustainable Development Program (Program)
outlines long-term sustainable development objectives for the
District. The Program provides the Port, developers, architects,
builders, tenants, and managing entities with integrated planning
guidelines for sustainable development and for ecological
and social planning practices. Programs such as Leadership for
Energy and Environmental Design (LEED), Salmon-Safe Program,
Sustainable Best Practice Sites, and the Audubon Society Bird-
Friendly Design Standards are integral to addressing sustainable
site design, energy efficiency, water conservation, wise material
use, and healthy indoor environments. (Refer to the Section 4.0,
Sustainable Development Program).
Source: http://www.vickiscuri.com/
15
Port of Vancouver Waterfront Development
2.0
1.0 MASTER
INTRODUCTION
PLAN
Urban Design Standards & Guidelines
7% 20%
87,000 SF 245,500 SF
HOTEL RESI
DEN (355 Units)
IL* TIA
A L
ET
16%
OFFICE
200,000 SF
PAR
K
*
I
*
N
LM
G
REA
LIC
PUB
26%
22% 310,500 SF
*Retail includes restaurants and T1 Building. 260,064 SF (808 Stalls)
** Includes ROW, public trail and civic space, Daniels
Way and shoreline area.
16
Left to right: Examples of
adaptive reuse, live/work
units, and apartments
above retail.
Source: www.archdaily.
com; columbiacity.
wikidot.com; flickr.com
17
Port of Vancouver Waterfront Development
2.0
1.0 MASTER
INTRODUCTION
PLAN
Urban Design Standards & Guidelines
18
Figure 3: Illustrative
Concept Development
Plan
Way 5
BLK. 1
Co
lu
Pedestrian Alleyway
und
mb
Access
BLK. C
thbo
BLK. A
ia S
ou
tre
nd
C S
et
bou
R
orth
re C
CN
Futu
R
re C
Columbia
Way
Futu
BLK. 2
BLK. D BLK. B
Daniels Way
City Park
Renaissance Trail
Waterfront Park
COLUMBIA RIVER
19
Port of Vancouver Waterfront Development
2.0
1.0 MASTER
INTRODUCTION
PLAN
Urban Design Standards & Guidelines
Proposed Amount
Development Type Target SF Unit Percent Blocks
Marketplace 25,000 4% Pier Area
Office Buildings 200,000 21% A,B,C,D
Retail (including restaurant) 62,000 6% A,B,C,D
Hotel 105,500 160 rooms 12% D
Residential (Apartments) 245,500 355 units 25% A,B,C
SUBTOTAL GSF 638,000
Parking 310,500 808 stalls 32% All
TOTAL DEVELOPABLE AREA 948,500 SF 100%
Proposed Amount
Development Type Target SF Acre Percent Blocks
Rights-of-Way
North Access Way 34,736 0.80 13% A,C
Columbia Way 48,912 1.12 19% All
Access Way 5 19,083 0.44 7% C,D
Waterfront Pier 76,175 1.75 29% -
Shoreline 15,015 0.34 6% -
Renaissance Trail/Daniels Way 66,143 1.52 25% B,D
TOTAL PUBLIC REALM PROGRAM 260,064 SF 5.97 100%
20
Figure 4: Enlarged pier BLK. D BLK. B
site plan.
Renaissance Trail
Waterfront Park
Daniels Way
nd
hbou
Open Space Open Space T-1 Building
Sout
CRC
Moorage Waterfront Promenade
re
Futu
COLUMBIA RIVER
2.3.3
Waterfront Public Space and Pier Improvements
The Waterfront Development encompasses a variety of public The Pier should include outdoor civic and entertainment spaces,
use areas designed at varying scales and for different purposes. visitor center, landscape areas, lower floating dock access
The public realm includes; upland street rights-of-way, Daniels improvements, Columbia River Renaissance Trail and waterfront
Way woonerf, the Columbia River Renaissance Trail, the Pier, park connections, and emergency service access areas.
shoreline, and a series of internal block passageways connecting
streets, plazas, and building entries (Table 5). The Renaissance Trail
runs parallel to the Columbia River and connects to the City of
Vancouver Waterfront to the west and a small public open space to
the east.
Two principle design features and destinations are the existing
over-water pier structure and open waterfront shoreline area along
the Columbia River. The over-water pier structure is proposed
for multiple programmed spaces and activities with a focus on
providing public access to the waterfront. The Pier includes the
proposed adaptive reuse of the T-1 Building as a marketplace
with water-related retail uses, small food outlets supporting local
food and crafts, and wine tasting and/or local breweries from the
immediate region. The Marketplace is envisioned as an active
center that can support entertainment, retail, and a visitor center.
21
Port of Vancouver Waterfront Development
2.0
1.0 MASTER
INTRODUCTION
PLAN
Urban Design Standards & Guidelines
Left:
Figure 5: Building height
diagram.
Right:
Figure 6: City of
Vancouver site building
envelope diagram.
SITE
2.3.4
City of Vancouver Building Envelope Requirements
Suggested building massing and mix of uses are intended to include
both a horizontal and vertical mix of uses with taller structures
oriented toward the north portion of the site (Blocks A & C) and
lower structures fronting the Columbia River edge (Pier).
New development at the site will be implemented over several
phases. Site development and infrastructure upgrades will be
coordinated with each block’s development improvements
scheduled over a 5-20 year period. Tables 4 identifies the
programmatic uses that are proposed and their distribution across
the site in terms of square foot targets for the project.
22
Figure 7: Proposed
building massing.
23
Source: Waterfront Development Master Plan;
November 2015
Port of Vancouver Waterfront Development
Urban Design Standards & Guidelines
3.0
URBAN DESIGN
STANDARDS & GUIDELINES
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Children play in an
interactive water fountain.
Source: flickr.com
3.0
Urban Design Standards & Guidelines
3.1
Overall Site Development Standards
The following Waterfront Design Development Standards • Extend the Columbia River Renaissance Trail to the west;
(Standards) are derived from the City of Vancouver Land Use
• Encourage water-oriented uses along the shoreline area;
Development Code Section 20.630 Planned Development and the
City Center (CX) Waterfront Standards (Sec 20.630.080). The intent • Encourage environmentally friendly site and development
of the Standards is to: design and construction;
• Implement the principles, goals, and policies of the • Secure public access to or along the shoreline, to include
Vancouver City Center Vision Subarea Plan for mixed-use waterfront public spaces.
development and connections to the waterfront;
Source: City of Vancouver Municipal Code
• Build to the highest density that is financially viable and
achievable within the allowable height restrictions and grid
dimensions;
• Create an urban high activity waterfront character. Create
tangible connections to the waterfront, connecting Vancouver’s
City Center businesses, neighborhoods, and parks to a vibrant
waterfront district that is accessible to all;
• Design streets to enhance the District’s ability to function
as a pedestrian-oriented urban neighborhood, encourage
pedestrian activity, and create a lively active district;
26
Left: American Empress
Source: www.cruiseline.com
3.2
Design Development Standards
The Standards further list the following to be addressed as part of Each Standard assumes that:
any development within the CX Zone: a. The design and implementation of the District will evolve
3.2.1 Street Grid with further participation of developers, users, and tenants.
3.2.2 Traffic Calming Individual building projects should be consistent with the
3.2.3 Sidewalk overall design theme established for District.
3.2.4 Street Lights b. A contemporary composition should reflect an architectural
3.2.5 Parking character that enhances the urban waterfront, streetscape,
3.2.6 Bike Parking and pedestrian experience by emphasizing a variety of
3.2.7 Link to City Center materials textures, forms, colors, and transparencies. The
3.2.8 Pathways, Open Spaces & Connections District built form represents an urban composition that
3.2.9 Landscape Plans reinforces the Columbia West Renaissance District as an
3.2.10 Building Design extension of the downtown. Varying building typologies front
3.2.11 View Protection the Columbia River to create a diversity of building forms
3.2.12 Sustainability and urban spaces adjacent to the shoreline. This may be
3.2.13 Wayfinding* and Signage accomplished by:
3.2.14 Public Art*
• configuring the building’s mass to be perpendicular to the river;
*These items are in addition to the identified City Center Waterfront Design and
Development Standards.
• articulating the façade plane to step down to the
shoreline;
27
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
• articulating building façades that face the Columbia River d. The T1 Building/Pier will be surrounded by vertically
with human scale elements; integrated mixed uses, including retail and customer-oriented
services at the ground level and residential and/or office uses
• breaking up the building’s mass to develop a variety of above ground-level functions. The combination of uses is
volumes and developing a varied set of horizontal plane designed to promote vitality and diversity of activity within the
and vertical façade shifts; and/or District.
• using divisions inherent to the building type to break up e. New building projects and additions to existing projects
potentially monolithic building forms. shall be reviewed and approved through an internal Port of
c. The Pier and Marketplace are the principle public destinations Vancouver design review process on a case-by-case basis.
within the Waterfront Development. The Marketplace is
connected by a series of pedestrian passageways, alleyways,
and plazas with a mix of office, residential, and local and
regionally-based retail uses throughout the District. Local
crafts, food, and specialty retail uses should anchor the Pier
and T1 Building as a place for commerce, social interaction,
special events, dining, entertainment, and community-based
uses that encourage the citizens of Vancouver to visit and
enjoy their waterfront.
28
Table 6 - Existing and Proposed Transportation Facilities and Roadway Designations
On-Street
Roadway Classification Cross Section Speed Limit Sidewalks? Bicycle Lanes? Median?
Parking?
Columbia
Minor Arterial 2 lane 25 mph Yes Partial None No
Street
Columbia Way Minor Arterial 2-3 lane 25 mph Yes Shared No Yes
Esther Street Minor Arterial 3 lane 25 mph Yes Yes Partial No
North Access Local Access
2 lane 25 mph South side only No No No
Way -Option B
Access Way 5 Minor Arterial 3 lane 25 mph Yes No No Yes
a. A left-turn lane is provided northbound on Columbia Street at Columbia Way.
b. Striped bicycle lanes are provided northbound and southbound on Columbia Street north from the Columbia Way intersection.
c. On-street parking provided north of the BNSF Railroad Bridge along the east side of the roadway, ending between West Fourth Street and West Fifth Street.
3.2.1 S-04 Daniels Way, from Columbia Way to the Columbia River
Streets and Street Grid Renaissance Trail, shall serve to separate buildings on
block B and block D. The corridor shall serve primarily as
Intent a pedestrian corridor and be designed to accommodate
Develop a well-connected neighborhood integrating multiple emergency vehicle access. This corridor shall be no less
transportation modes. than 26 feet wide at its narrowest point to accommodate
fire apparatus access as required, and shall open up
wider closer to the Columbia River Renaissance Trail to
Standards
accommodate views to the River, adjacent active uses, and
S-01 The design and treatment of thoroughfares shall be
outdoor seating along the corridor.
consistent with the thoroughfare types defined by the City
of Vancouver Development Standards and as illustrated in
the approved Waterfront Conceptual Development Plan S-05 For blocks A and C, an activated pedestrian alleyway shall
(CDP) and the City Center Vision Subarea Plan as shown in separate the structures on each block. The pedestrian
Table 6. alleyway shall include a continuous vertical separation
S-02 Columbia Way will be the primary thoroughfare through the above grade and activated ground uses such as retail or
Waterfront Development. residential entries. The width of the alleyway shall vary to
add interest. At the narrow point, the alleyway shall be no
S-03 The street system shall be based on a grid pattern and less than 16 feet wide.
pedestrian system similar to the existing CX grid of 200-foot
blocks. Based on site and environment constraints the City Guidelines
may approve a limited number of smaller or larger blocks. G-01 Each secondary thoroughfare should be designed to
Where blocks are 300 feet or longer on a face, mid-block emphasize pedestrian access and gathering spaces
pedestrian connections shall be provided. oriented to a variety of ground-level retail uses whenever
feasible.
29
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
3.2.2
Traffic Calming
30
Sidewalk cafes provide
interest and activity on
the street.
Source: www.
sfbetterstreets.org
3.2.3
Sidewalk
Intent S-03 City of Vancouver paving and curb standards and street tree
Provide a safe and well-connected pedestrian oriented community. planting details shall apply to all streets with the exception
of Daniels Way. No vertical curb sidewalk separation is
Standards anticipated for Daniels Way south of Columbia Way to the
S-01 Columbia Way and Columbia Street are designated as Columbia River Renaissance River Trail. Street trees, flush
primary corridors. Daniels Way, Access Way 5 and North mounted tree grates, and seating areas are anticipated for
Access Way are secondary corridors. For primary corridors, this section of Daniels Way.
vertically separated sidewalks will be provided and shall be S-04 Where outdoor seating is anticipated, ensure that a
a minimum width of 12-15 feet based on City development minimum sidewalk clearance of 5 feet, or as determined by
standards. Access Way 5 and North Access Way sidewalks local code, is maintained for pedestrian circulation.
will be a minimum of 8 feet in width. As a pedestrian design
feature, the design intent for Daniels Way is to maintain a
cross section that may not include a vertically separated Guidelines
sidewalk. For this corridor, the cross section would include G-01 Outdoor café seating and other activities are encouraged to
a continuous flat surface (with allowance for surface define and activate the public realm.
drainage) with variable paving materials to delineate the
emergency access lane as required.
S-02 Enhanced pavement materials will be provided at
intersections of Daniels Way and the Columbia River
Renaissance Trail.
31
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Source: NBBJ
3.2.4
Street Lights
32
Use of light can add to
the waterfront experience.
Source:
www.wtoutiao.com
33
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Figure 8: Above-grade .
parking integrated into
the whole building
design.
3.2.5
Parking
Source: NBBJ
Guidelines
G-01 Provide, to the degree feasible, parking on each block.
G-02 Provide valet parking for restaurants, hospitality, or visitors in
a way that is legible for the user.
G-03 Provide and/or maintain on-street parking where feasible.
G-04 Trash and service loading docks should be grouped with
vehicle entrances where feasible.
G-05 Include sustainable design strategies in parking lots,
including the use of bioswales and permeable paving
to manage stormwater, and use of trees and other plant
materials to reduce the urban heat island effect.
35
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Long-term bicycle
parking.
Source:
seattlebikefriendlybiz.com
3.2.6
Bicycle Parking
Intent
Provide a system of long- and short-term bicycle parking that meets S-03 Long-term bicycle parking shall be provided in an
the demand of residents, visitors, and employees and encourages use accessible and safe location that is convenient to building
of bicycles to access the Waterfront Development. occupants. Signage shall be provided where the location is
not clearly evident from public ways providing access to the
Standards building.
S-01 Bicycle parking shall be provided for long-term (residents S-04 Short-term bicycle parking may be provided within or
and employees) and short-term (customers and visitors) outside the building at the following rates:
within each block and building.
• Residential: 1 space/20 Dwelling Unit
S-02 Long-term bicycle parking shall be provided (per VMC
Bicycle Parking Standards and Guidelines) within the • Transient Lodging: 1 Space/20 Rooms
building at the following rates:
• All Other Uses: 1 Space/3,000 SF of Floor Area
• Residential: 1 space /4 Dwelling Units
• Transient Lodging: 1 Space/20 Rooms
• All Other Uses: 1 Space/3,000 SF of Floor Area
36
Short-term bicycle
parking.
Source: www.nacto.org
Guidelines
G-01 Bike parking provides an opportunity to engage public art.
Creative bike parking solutions should balance form and
function and meet the standards of the City of Vancouver
Bicycle Parking Standards and Guidelines.
37
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Co
lum
b
BLK. C
ia S
BLK. A
tre
Way 5
et
und
thbo
Access
Columbia
Way
Sou
BLK. D
CRC
Daniels Way
BLK. B
re
Futu
3.2.7
Link to the City
Intent
The principles of the Downtown Plan District sub-sections S-02 A building’s enclosed occupiable space shall not encroach
20.630.020, Building Lines; 20.630.030, Rain Protection; into the right-of-way with exception of bay windows or
20.630.040, Blank Walls; 20.630.050 C, Maximum Building Heights; balconies. Bay windows and balconies are not to exceed
and Parking Control, 20.630.060 shall apply to the Columbia West 4 feet in depth and 30% of the width of residential units or
Renaissance District waterfront area zoned CX. 50% of the width of hospitality units.
38
Right: Blank wall on
New York City building
detracts from the
pedestrian environment.
Source: preservenet.
blogspot.com
S-06 Continuous blank walls shall not exceed 20 feet in length. Blank Walls
Where blank walls are present, incorporate a range of G-04 Blank walls are generally discouraged, especially along
design approaches such as green walls, façade articulation, corridors intended to be active pedestrian use area. Vitrines
art, or other approved applications to create interest at the (glass display cases and transparent advertising display
adjacent pedestrian area. cases), or show windows allowed only with approval.
Building Heights
S-07 Building heights shall be determined based on consistency
with City standards.
39
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Food trucks as a
destination and
pedestrian amenity.
Source: NBBJ
3.2.8
Pathways, Open Spaces and Connections
Intent
Establish and reinforce a vibrant and active waterfront.
S-03 Access to the Columbia River shoreline and the Columbia
Standards River Renaissance Trail will be provided from adjacent
S-01 The Columbia River Renaissance Trail shall be constructed streets and public spaces from Access Way 5, Daniels Way
through the Waterfront Development site and shall run and Columbia Street.
parallel to the Columbia River from Columbia Street on the
east to the Waterfront Park on the west. The shared-use trail S-04 The majority of the existing pier structure may remain (but
shall vary in width to accommodate east-west connections. may be repaired and/or replaced), and may be open to
The Renaissance Trail, adjacent to blocks B and D, is the public and devoted to active and passive uses.
envisioned to be a shared-use promenade with a minimum
of width of 28 feet to accommodate fire apparatus access S-05 The existing floating small boat moorage will be
lanes where required. Refer to Streets and Street Grid 3.2.1, maintained.
S-05. S-06 At least 10% of the gross square foot area of the site
S-02 The Columbia River Renaissance Trail shall be designed as will be devoted to open space accessible to the general
a shared-use pedestrian path for bicycles, pedestrians, and public.
other non-motorized modes of travel.
40
River front trail with
vegetated shoreline
filtering runoff.
Source:
www.skyscrapercity.com
Guidelines
S-07 Daniels Way, from Columbia Way to the Columbia River G-01 Vendor carts, food trucks, or kiosks should be encouraged within
Renaissance Trail, will serve as a pedestrian connection with public plaza and pier areas. Their design must be of high quality
a minimum clear width to meet emergency vehicle access and complementary to the surrounding areas. Vendor cart
requirements. This corridor is envisioned to include planting and kiosk design, hours of operation, and associated storage
areas, trees for shade, rain protection, site furniture, and facilities are subject to DRC review and approval.
other opportunities for interaction in the public realm. Refer
to Streets and Street Grid 3.2.1, S-04. G-02 Urban civic spaces may include a variety of formal public
spaces including pier, plazas, passageways, and courtyard
S-08 A pedestrian alleyway connection shall be included spaces. Each space should integrate appropriate materials
between block A and block C. This pedestrian alleyway may to accommodate people and various activities. Plazas
vary in width and be a minimum width of 16 feet and shall should be designed to create opportunities for seating and
accommodate ground level residential and retail uses as gathering with benches, turf lawns, shade trees, and be
required. Refer to Streets and Street Grid 3.2.1, S-05. flexible in design to accommodate multiple purposes.
S-09 Pedestrian connections throughout the Waterfront G-03 Quality durable paving materials that provide interesting
Development shall be designed to encourage walk trips to qualities of color and texture to distinguish different paths
Columbia and Esther Streets with access beyond the project or functional uses in the rights-of-way will be used.
to downtown and Esther Short Park.
41
Port of Vancouver Waterfront Development
1.0 INTRODUCTION
Urban Design Standards & Guidelines
Daniels Way
Active Public Space
Open
Primary Pedestrian Corridors Open
Space T-1
Space
Renaissance Trail - Shared-Use
C-C¹ B-B¹
G-04 Intersection of Daniels Way and Columbia River G-09 Breezeways, pathways, and alleys should be designed as a
Renaissance Trail should be designed with a high attention part of the pedestrian circulation network. These corridors
to detail as the two primary pedestrian paths connecting to shall be well maintained and designed to be functional yet
the waterfront. inviting spaces.
G-05 Maintain existing over-water coverage where feasible. G-10 Daniels Way is intended to open up views to the waterfront,
reinforce adjacent retail, provide space for flexible pop-up
G-06 Encourage highly programmed public realm space retail, public gatherings, and for street furniture and outdoor
including weekly, monthly, and/or special events. dining.
G-07 Encourage creation of a community non-profit for open G-11 Service access to the T-1 Building should have
space management and maintenance. predetermined hours of operations for deliveries to
G-08 Outdoor furnishings (such as trash receptacles, planters, minimize pedestrian-vehicle conflicts in the vicinity of the
bicycle racks, bollards, clocks, and drinking fountains) and Columbia River Renaissance Trail. Refer to Streets and Street
accessory structures shall be consistent in design and used Grid 3.2.1, S-04.
to reinforce a District character. The District may adopt
standards for furnishings at a later date.
42
Figure 11: Street Sections
Hospitality
Daniels
Way Future Retail
3.2.9
Landscape Plans
Intent
Define and enhance the outdoor experience and environment. Guidelines
G-01 Planting design should be incorporated to complement
Standards overall project and incorporate Crime Prevention Through
S-01 Incorporate low-impact development strategies, such as Environmental Design (CPTED) best practices.
vegetated roofs, permeable pavement, and bioretention G-02 In all public spaces, care should be taken to exclude plants
cells (raingardens), where feasible. that may be toxic or injurious.
S-02 Use the Preferred Native and Adaptive Plant Species List G-03 Tree grates should be provided where high pedestrian
(see Tables 9-14 in 6.0, Appendix) as a primary resource for activity and/or on-street parking is present; otherwise,
all at-grade planting areas. under-canopy planting is encouraged.
S-03 Shoreline areas not devoted to the existing pier structure
shall be enhanced through removal of non-native invasive
species and replacement with appropriate native riparian
species.
44
BANK AND RIVERFRONT PLANTING SUMMARY
Typical
end some of the
plant
palette.
verbank with adaptive
orm and interest, and
nt. This is a portion
n use will occur, so
aintain views, and tree
al interest.
S T O R M WAT E R S WA L E S J U N C U S PAT E N S
Waterfront Development Master Plan Planting Palette Summary November 10, 2015
45
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
3.2.10
Building Design
Intent
Provide well-proportioned and memorable buildings that contribute to S-04 Locate loading docks and service areas, including trash
the District and enhance the experience of users both in- and outside. collection facilities, utility transformers, and truck parking,
internal to buildings. The single exception is the loading
and service area of the proposed Marketplace. Loading and
Standards service areas for the proposed Marketplace may be located
General outside but shall be designed and screened to minimize
S-01 Building heights shall step down from blocks A and C to the visual impacts along the Columbia River Renaissance Trail
and waterfront edge.
waterfront to provide views to the waterfront from these
blocks. Use terraces as an active amenity for the building S-05 For the following locations: north elevation of Columbia
occupants and/or landscape vegetation. Way, and east and west elevations adjacent to Daniels Way,
building façades should be a minimum of 25 feet and a
S-02 Façade articulation should reinforce human scale by conveying maximum of 45 feet in height and shall include a horizontal
occupancy types using strategies such as balconies, bay step back of a minimum of 10 feet above 45 feet. (See
windows, and operable windows for residential and hospitality Figure 13: Stepping Diagram)
uses, solar screening and rhythmic windows patterns and
spacing for office, clear glass and signature entries for retail.
S-03 All building elevations should be addressed in the
architectural design with the same degree of detail,
proportion, and materials.
46
Figure 13: Stepping
Diagrams
MIN.
10'-0"
Pedestrian Alleyway
t
tree
BLK. 1
BLK. C
ia S
BLK. A
b
um
Col
ay 5
Access W
Columb
ia Way
BLK. 2
Daniels Way
MAX. BLK. D BLK. B
45'-0"
T-1
Columbia River
Façade Stepback Section S-05: Façade Stepback Diagram
BLOCK B BLOCK A
RESIDENTIAL LOBBY/
RETAIL
25%
INACTIVE:
INACTIVE: BLANK WALL/EMERGENCY EGRESS
GARAGE/SERVICE ENTRANCE
20% RESTAURANT/RETAIL
S-06 The Waterfront Development encourages the design of Ground Floor Uses
urban spaces and a diversity in architecture with varying S-07 Buildings should be designed to have a minimum 60%
building typologies, massing, and scale along Columbia ground level façade transparency between 2 feet and 8 feet
Way and the waterfront edge. This may be accomplished in above sidewalk grade (Figure 16).
many ways, including the:
S-08 Active ground floor uses should be provided at the
a. Configuration of the building orientation and mass to be following ratios: a minimum of 75% along Columbia
perpendicular to the river; Way, Daniels Way, Columbia River Renaissance Trail, and
Columbia Street; a minimum of 50% along Access Way 5.
b. Step down of building façades from blocks A and C, to See S-10 for description of active ground floor uses.
blocks B and D and down to the shoreline;
S-09 Blank walls of more than 20 feet in length are not permitted
c. Incorporation interesting building materials and human- without prior approval. Refer to 3.2.7. Link to City; Blank
scale proportions and design elements at the street level Walls.
and along the Columbia River Renaissance Trail and
shoreline; S-10 A continuous frontage of active ground level uses, such as
building lobbies and/or individual residential entrances,
d. Development of a variety of building volumes to break restaurant or pedestrian-oriented retail uses shall be built
down the visual appearance of taller structures and to the parcel line (back of sidewalk) and shall include a
building mass and/or; minimum floor-to-floor height of 16 feet.
e. Expression of different uses within the building to break
up potentially monolithic building forms.
48
Figure 15: Example
application of design HOTEL
guideline standards on Building Design S-05
block D. Stepback buildings above 45’
along Daniels Way HOTEL
Lobby/
Support RETAIL
49
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Left:
Right: High-quality
materials can add to
the richness of a users
experience.
Compiled by NBBJ
2’-0”
FFE
Entries Guidelines
S-11 Residential unit ground floor entrances shall include
elements that provide transitional space between the public Form & Mass
and private realms such as landscape spaces, low walls, G-01 Design well-proportioned and memorable buildings which
stoops, porches, or recessed entry. take advantage of views to the Columbia River and Mt. Hood.
G-02 Where feasible, provide service truck turning movements
Material & Color internal to the building.
S-12 The following are prohibited exterior building materials:
plastic laminates, glossy or large expanses of acrylic or G-03 Take advantage of solar exposure and natural ventilation
Plexiglas, pegboard, mirror, highly polished or plated when possible. Maximize daylight for interior and exterior
metals (except as trim), mirrored glass, vinyl, fabric or paper spaces while controlling solar heat gain.
wall coverings, plywood or particle board, sheet or modular G-04 Reinforce the street edge and seek opportunities to
vinyl, shingles, shakes, and rustic siding. enhance open space through the articulation of the
S-13 Building materials shall not present a hazard to birds or building at the transition to the public realm.
other wildlife. G-05 Buildings on corner lots should address both thoroughfares
with thoughtfully designed architectural features, materials,
and colors.
G-06 Buildings should use thoughtfully designed architectural
features to help frame views and highlight terminating views
along corridors.
50
Left: Retail storefront
with color, lighting and
graphics create interest
Source:
bicycleretailer.com
Entries
G-10 Front entries elevated from grade up to 2.5 feet are
encouraged for residential units which are accessed from
the ROW or primary pedestrian way.
G-11 Design primary to commercial, hospitality, and retail entries
shall be identifiable and distinctive with clear lines of sight and
lobbies visually connected to the street.
G-12 Trash and service loading docks should be consolidated within
parking structures and away from vehicle parking areas where
feasible.
51
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Co
lu
und
environmental qualities.
mb
BLK. 1
thbo
Source: NBBJ
ia S
BLK. C
Way 5
tre
BLK. A
Sou
et
Right:
CRC
Access
Figure 17: View Corridor
re
Diagram Columbia
Way
Futu
und
BLK. 2
thbo
Daniels Way
BLK. D
BLK. B
Nor
CRC
City Park
Renaissance Trail
re
Waterfront Park
Futu
Pier
T-1 Building
COLUMBIA RIVER
3.2.11
View Protection
Intent
Provide and enhance views to natural features.
Standards
S-01 Buildings shall be arranged and designed to maximize and
preserve views of the shoreline and Columbia River from
the site by stepping down building heights to the river from
north to south and not exceeding a floor plate of 12,000
square feet for all floors higher than 90 feet on blocks A and
B and higher than 120 feet for blocks C and D.
Guidelines
G-01 Shoreline vegetation should be designed and maintained to
enhance views from upland locations to the river corridor.
G-02 Outdoor seating areas are encouraged to be oriented
toward the south and west and to optimize view to the river.
52
Bioretention cells
(rain gardens) are
incorporated in to
the streetscape and
celebrated through an
integrated water feature.
Source: SDOT
3.2.12
Sustainable Site and Development Design
Intent Guidelines
Incorporate sustainable design concepts as integral components G-01 Incorporate sustainable building practices including 2030
to the site. Refer to Section 5.0, Sustainable Implementation Challenge, net-zero, and Living Building Challenge.
Strategies.
G-02 Incorporate as many bird- and wildlife-friendly design
strategies as feasible.
Standards
S-01 All new buildings are to be constructed to a minimum LEED For additional information, refer to Section 4.0 Sustainable
Gold Certification, or similar equivalent. Development Program and 5.0 Sustainable Implementation
S-02 Incorporate low-impact development strategies, such as Strategy.
vegetated roofs, permeable pavement, and raingardens,
where feasible.
S-03 Integrate ecological landscape elements in site designs.
S-04 Remove invasive species and restore shoreline habitat
consistent with the Shoreline Master Program where
applicable.
53
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
P MAP
TRAIL TRAIL
MARKET
HOTEL
ante pretium ipsum, et vestibulum eros id facilisis.
vulputate augue libero sed Cras felis velit, porta vitae
sem. Donec id eros vitae nisl
lectus mollis accumsan.
CITY
54
Figure 19: Type A
Landmark Identifier
MARKET
LONG-DISTANCE IDENTIFIER
ART
Guidelines
G-01 Reclaimed materials should be prominently used throughout
the signage program.
RECLAIMED WOOD PIER
G-02 Emphasize the history of the city, project site, and Port
throughout the design and its concept.
Lorem ipsum dolor sit amet, consectetur adipiscing elit.
Vestibulum vehicula imperdiet justo quis auctor.
Suspendisse laoreet a ante a dictum. Aenean iaculis,
HISTORY
tortor non sodales vestibulum, ipsum ante pretium ipsum,
et vulputate augue libero sed sem. Donec id eros vitae
lectus mollis accumsan. Suspendisse in eros sollicitudin,
consequat odio sed, ultricies nisi. Sed consectetur
volutpat metus, ut ullamcorper nisi eleifend lobortis. Etiam
rutrum fringilla dictum. Pellentesque euismod vestibulum
eros id facilisis. Cras felis velit, porta vitae nisl
MAP/DIRECTORY
MULTI-USE IN
55
Port of Vancouver Waterfront Development
3.0 STANDARDS & GUIDELINES
Urban Design Standards & Guidelines
Source: flickr.com
3.2.14
Public Art
57
Port of Vancouver Waterfront Development
4.0 SUSTAINABILITY DEVELOPMENT PROGRAM
Urban Design Standards & Guidelines
4.0
SUSTAINABLE DEVELOPMENT
PROGRAM
59
Port of Vancouver Waterfront Development
4.0 SUSTAINABILITY DEVELOPMENT PROGRAM
Urban Design Standards & Guidelines
Source: NBBJ
4.1
Preface
The Waterfront Development Sustainable Development Program • Integration of work-force and live/work housing to meet
(Program) is intended to establish the general principles, desired outcomes for market price points for both affordable
guidelines, and standards for a comprehensive sustainable and attainable housing;
program for the Port of Vancouver Waterfront Development
(Waterfront Development). The program is also intended to provide • Access and parking requirements;
model guidelines for the City of Vancouver regarding site best • Increasing construction costs, and;
practices, green building, and energy performance programs
and policies. The Program is designed as an incremental system • Associated development impact fees.
to develop over time to balance the changing environmental,
The creation, ongoing development, and success of the Program
social, and economic needs of the community. Furthermore, it
relies on the active participation of varying interests and
is understood that elements of the Program must be financially
partnerships such as the Port of Vancouver, selected developers,
viable to the participants to contribute effectively as a successful
the City of Vancouver, and other agencies and organizations. The
model. Both the design and development of the waterfront are
management and operations of the Program assume the need for
challenged to seek a balance among the following commitments
ongoing funding support through the Port of Vancouver, donations
and conditions:
and contributions, additional matching grants, and coordination
• New and improved infrastructure serving the area; with local governments and initiatives.
60
View of I-5 bridge on the
Columbia River.
Source: NBBJ
4.2
Background
The Waterfront Development Conceptual Development Plan • Elements of the U.S. Green Building Council’s Leadership
(CDP) outlines the proposed development program and phasing in Energy and Environmental Design – New Construction
for the 10.37-acre Waterfront Development. As part of the CDP, Building Design + Construction (LEED NC BD+C) standard.
the Port is required to address urban design standards and an • The Well Building Standards that may apply to hotel and
overall sustainable development strategy. The Program outlines residential uses.
the key sustainable development strategies and requirements for
development to, “promote sustainability in the design, construction,
tenant improvements, and maintenance and operations of facilities 4.3
and improvements” for the Waterfront Development. Purpose
The Program is intended to be used hand-in-hand with the The Port of Vancouver Waterfront Development Sustainable
Urban Design Standards and Guidelines. Refer 3.0 Urban Design Development Strategy provides developers, architects,
Standards and Guidelines. constructors, and managing entities with integrated planning
guidelines for sustainable community development, and ecological
The Program presented herein is based upon: and social planning practices. The Program is intended to provide
• Requirements set forth by the Port of Vancouver T1 Waterfront a comprehensive approach to ensure the long-term sustainability
Development Concept Development Plan (CDP); and vitality of the Terminal 1 Waterfront Development.
61
Port of Vancouver Waterfront Development
4.0 SUSTAINABILITY DEVELOPMENT PROGRAM
Urban Design Standards & Guidelines
Create a district that enables a thriving • Landscape a minimum of 25% of open space with plantings that
Habitat & Ecology ecological community that supports a support native wildlife.
thriving human community. • Design outdoor lighting to minimize habitat impacts.
Treat water as a precious resource that will • Reduce landscape potable water use by at least 50%.
Water Management
have increasing value in the future. • Reduce indoor water use by at least 30%.
4.4 4.6
Sustainable Development Defined Performance Targets
Sustainable Development is that, “which meets the needs of the The Program strategies include; identified targets, desired
present without compromising the ability of future generations to outcomes and ongoing operational programs aimed toward
meet their own needs” (U.N. World Commission on Environment energy efficiency, water conservation, construction standards, and
and Development). Sustainable development recognizes the trip reduction, and are an essential part of the Program. Proposed
complex balance for accommodating human needs without targets and performance measures will be reviewed and assessed
diminishing the health and productivity of natural systems of the annually as part of an ongoing effort.
shared world. 4.7
4.5 Role of the Port of Vancouver
Implementation and Management The Port of Vancouver assumes leadership for the economic,
The Sustainable Development Program is recognized as a formal sustainable development of the Waterfront District by adopting
program and shall be administered by the Port of Vancouver or specific policies, guidelines, and standards based on:
its designated partner. The Port shall designate a Sustainability • Practical applications of sustainable development moving
Program Manager to coordinate and implement Program strategies away from extractive and disposable practices;
and annual reviews. The Program will evolve over time and be
reviewed and revised on an annual basis to meet changing • Integration of restorative practices balancing quality of life,
technologies and environmental, social, and economic conditions community well-being, and economic growth;
of the community.
• Development and maintenance of long-term partnerships
in the Vancouver community supporting and furthering
sustainable development practices, and;
• Extension of the model for profitable sustainable projects for
future development in the region.
63
Port of Vancouver Waterfront Development
4.0 SUSTAINABILITY DEVELOPMENT PROGRAM
Urban Design Standards & Guidelines
4.8 4.8.2
Sustainable Development Framework Principles Water Management
The following principles are essential to the formation of Water is a finite and precious resource, and has often not been
a comprehensive and integrated sustainable Waterfront treated as such. The Waterfront District design approach will take a
Development. more deliberate and value-based approach to water use, targeting
efficiency strategies, seeking to use water for its highest and best
4.8.1
use and metering and monitoring water use over time. This may
Habitat and Ecology
mean, for instance, that city-provided potable water is designed
A thriving ecological community is key for the thriving human out of the landscape plan, and that landscapes are designed either
community envisioned by the Port for the Waterfront Development. to use available rainwater for irrigation or to require no irrigation at
The waterfront will be developed through a restorative lens, all. In all cases, the most important factor is being conscious of how
creating healthy patterns of water use and flow, encouraging local much water and from what source it is used.
and appropriate plantings that are attractive to wildlife such as
birds and insects, and creating a lush and enticing environment
for the local community. Designing with bird-friendly design
standards helps to ensure that both wildlife and human life will
thrive. The development's multi-level building massings provide
the opportunity for planted roofs and outdoor living space.
Living roofscapes can serve as a visible marker of the Waterfront
District from the I-5 bridge attracting visitors and residents to the
waterfront.
64
Vancouver farmers
market.
Source: NBBJ
4.8.4
Urban Infrastructure
Consideration for the built environment begins with best site Pedestrian and bike trails, bike storage areas, and showers with
development practices that center on a range of strategies changing facilities at work encourage the use of non-motorized
intended to optimize the relationship of buildings, natural modes of transportation and help capture local trips within the
systems, and human experiences. The District's mixed-use design District. Employment and entertainment located within easy access
encourages diversity in building design and creative opportunities to public transit can also reduce vehicular use to and from the
for living and working in the waterfront community. waterfront. The District currently benefits from several routes on
Columbia Street that would be extended to provide frequent public
Site development best practices may include: transit service to the waterfront.
• Water Quality and Stormwater Management Program; A planned Bus Rapid Transit (BRT) line will connect Downtown
• On-site drainage and rain garden enhancements; Vancouver with East Vancouver, specifically the Vancouver Mall
Transit Center. The BRT line is planned to terminate at the 7th Street
• Selection of appropriate native and non-native trees and Station, just a few blocks north of the Port site. With increased
vegetation; capacity and connectivity of the transit network, City Center and
East Vancouver residents will be able to quickly access downtown
• Landscape irrigation conservation measures;
and the Waterfront Development using a variety of travel modes.
• Water treatment and reuse, natural shoreline restoration, and
reduction of over-water coverage;
• Cultural and historical evaluation and interpretation, and;
• Air quality measures through trip reduction strategies.
65
Port of Vancouver Waterfront Development
4.0 SUSTAINABILITY DEVELOPMENT PROGRAM
Urban Design Standards & Guidelines
Left: Materials
Source: NBBJ
4.8.3 4.8.5
Thriving Community Energy and Carbon
A sustainable community is a thriving community, where people In a rapidly evolving energy landscape, the District is planned to
interact and grow together. For the Waterfront Development, a optimize its resiliency for the future. Design and construction will
wide variety of community activities, events, and programs will focus on providing long-term viability and maximizing the passive
help strengthen social networks, wellness, and health initiatives. design characteristics of each building so the built environment
The Port of Vancouver will likely provide long-term management will use less energy and be ready to take advantage of renewable
of community programs with flexible and multi-use areas to energy options as they become available and economically
facilitate social planning and business networking. In addition, viable. It is also essential that buildings are operated to realize the
ongoing education and awareness are central to building a long- expected performance, and that design strategies are realistically
term sustainable waterfront. Newsletters, campaigns, initiatives, determined based on operability. Design and construction is
events, forums, demonstration projects, and stewardship programs guided by energy-performance and green building rating systems
provide residents, workers, and visitors an understanding of based on established principles and practices including; LEED,
sustainable living practices. Ensuring a better-built environment Living Building Challenge, and other programs.
also involves training and collaborating with designers, builders,
4.8.6
and tenants regarding integrated design, evolving technologies,
Materials and Waste
and construction practices.
The selection of building materials, construction methods, and
thorough operational practices are important parts of the life
cycle of the development. Each decision impacts the carbon and
ecological footprint throughout the life cycle and can contribute
to the waste created by the local community. Through planning,
design, construction, and through operational awareness, the
66 Waterfront District can reduce health and environmental impacts.
LEED Plaque
Source: usgbc-ie.org
4.8.7 4.8.8
Healthy Place Economy and Value
The success of the District relies on the creation of a diverse, Decisions made during design and construction can have a positive
healthy, and social community. This can be achieved by engaging effect on the local community for years to come. Encouraging local
stakeholders representing varying interests within the Vancouver small business and startups as tenants as well as making sure local
community. Viable long-term partnerships are necessary to companies are included in contract opportunities are two ways the
promote the vision and projects for sustainable living both in the Port will help to support local economic development. Determining
Waterfront Development and the larger community. strategies for their long-term value as well as initial cost is another
way the Port can continue its long history as a steward of public
Vibrant, livable urban waterfronts are characterized by the density resources. Designing to meet LEED Gold as a minimum standard
and a successful mix of ground floor uses to create an active, for high performing buildings will help to ensure rigor in the
interesting environment throughout the day and night, seven stewardship among all properties developed on the site.
days a week. Uses that help to activate pedestrian streets and
sidewalks include: coffee shops, restaurants, retail stores, and Finally, research and development of ongoing sustainable
other commercial services. These retailers and services attract construction practices, post-occupancy assessments, and
customers and activity. When several such uses are located in close monitoring of annual operational costs will help to measure the
proximity, shoppers and residents can complete multiple errands in effectiveness of the standards and practices over time. Waterfront-
a single trip. Convenient destinations encourage shorter walks and wide targets will be used to evaluate performance and costs
bicycle trips and typically offer a variety of uses and a high level of while assisting to identify emerging technical resources for future
walkability. applications. Baseline models created with key partnerships will
establish and monitor average household water and energy
use, waste production, vehicle miles traveled, air quality, and
maintenance and operational costs at the waterfront.
67
Port of Vancouver Waterfront Development
4.0 SUSTAINABILITY DEVELOPMENT PROGRAM
Urban Design Standards & Guidelines
68
Port of Vancouver Waterfront Development
Urban Design Standards & Guidelines
5.0
SUSTAINABLE
IMPLEMENTATION STRATEGIES
69
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Bioretention cells as
a design feature of
development.
Source: flickr.com
5.1 5.1.2
Habitat and Ecology Shoreline Habitat
Create a district that enables a thriving ecological community that Objective: Protect and enhance shoreline and related habitat areas
supports a thriving human community. along the waterfront.
5.1.1 Both land and water species are affected by the development that
Open Space takes place on the site; creating and restoring habitat contributes to
Objective: Provide a combination of vegetated space and the richness of the ecological mix and health of the place.
pedestrian hardscape that enhances public interaction and
enjoyment. Standards
S-01 Develop and implement shoreline management plan to
Standards protect habitat over time. (Note: LEED 4 ND SSL Credit:
S-01 Provide a minimum of 10% of total gross area as open Long-term Conservation Management of Habitat or
space (per COV). Open space landscape areas may consist Wetlands and Water Bodies provides a good model for
of a combination of small park areas, shoreline overlook implementing this standard).
and seating area, pedestrian promenade, pier and civic
space, community garden, rain gardens, and/or street Guidelines
landscape areas. G-01 Pursue Salmon-Safe certification and/or Bird-Friendly
programs to ensure that water and land ecosystem quality is
Guidelines not impaired by the development.
G-01 Provide open space greater or equal to 30% of the total
site area, with at least 25% of provided open space to be
vegetated. Meet LEED v4 SS Credit: Open Space.
70
Left: Gates Foundation,
Seattle
Source: NBBJ
Right: Long-term
maintenance plans help
to ensure optimum
ecological health.
Source: www.garden.
lovetoknow.com
5.1.3 5.1.4
Site Water Management Construction and Operations
Objective: Maintain healthy watershed patterns and integrate Objective: Maintain and manage the site to ensure that intended
natural and urban water (drainage) systems. habitat and site landscape strategies continue to succeed.
Note: Low Impact Development (LID) Vancouver is expected to
adopt LID standards by December 2016. Existing LID projects in Standards
Clark County can be found at http://www.stormwaterpartners.com/ S-01 Meet LEED v4 SS Prerequisite: Construction Activity
lid/index.htm Pollution Prevention.
S-02 Develop and implement sustainable landscape
Standards management strategies—such as, but not limited to;
S-01 Use low impact development strategies such as increased pruning, replanting, and irrigation−to address long-term
landscape cover, vegetated roofs, raingardens, and maintenance and operations for optimum ecological health.
permeable pavement.
Guidelines
Guidelines Provide periodic construction updates to help inform interested
G-01 Use of permeable paving materials is encouraged for community members on the status of the waterfront development.
specific uses such as parking, access, loading and staging
areas, and emergency access.
G-02 Manage a 95th percentile (or better) rainfall event through
LID strategies to replicate natural site hydrology. Meet LEED
v4 SS Credit: Rainwater Management.
71
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
5.1.5
Wildlife and Human Life
Objective: Design for native wildlife compatibility with human uses. S-06 Lighting levels should be carefully evaluated and kept
dimmer near the river, in order to preserve the natural
Standards nighttime character of the river environment and reduce
S-01 Ensure landscapes are designed, constructed, and disturbance to flora and fauna.
maintained in a manner that protects our region’s natural
resources and public health. S-07 No light should shine directly into the water in order to
minimize disturbance to aquatic life.
S-02 Promote environmentally sensitive landscape pest and
vegetation management by phasing out the use of the most S-08 Lighting should be spaced at the maximum distance
potentially hazardous herbicides and insecticides to protect between fixtures to ensure the waterfront area is not overlit.
health and ensure public safety.
S-03 All structures shall include a minimum 15% of the roof
area as planted green roof and amenity space. Note: Roof
garden space does not count toward 10% city-required
open space.
S-04 Landscape a minimum of 25% of provided open space.
S-05 Minimize unnecessary architectural lighting. Blue-rich white
light should be minimized on exterior applications; no
fixtures should exceed a CCT of 3,000 Kelvins.
72
Spiderwebs have UV
properties that ensure
their visibility to birds in
flight. Bird-friendly glass
has been developed
by mimicking these UV
properties.
Guidelines
G-01 Implement Bird-Friendly Building Design (American Bird G-05 Celebrate the Port's maritime history by highlighting the
Conservancy) and/or LEED pilot credit for Bird Safe Design ecological preservation and water conservation strategies
for building and fenestration strategies, glazing options, that look towards the future.
restrictions on wind generators, and best practices in
G-06 Use native/adapted plant species compatible with urban
lighting design.
conditions and habitat needs, especially those that provide
G-02 Meet LEED v4 SS Credit: Light Pollution Reduction, which food for local wildlife. Refer to 6.0 Appendix, Tables 8-13 for
contributes to bird safe design. plant species list.
73
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
5.2
Water Management
Treat water as a precious resource whose value will increase in the Guidelines
future. G-01 Maximize greywater reuse on site; use shower and
appliance drain water for toilet flushing where feasible and
5.2.1 rainwater for irrigation.
Water Use – Quantity and Quality
G-02 Use no potable water in landscape beyond plant
Objective: Use all water sources for their highest and best use and establishment. Meet LEED v4 WE Credit: Outdoor Water
conserve available resources. Use Reduction.
G-03 Evaluate alternative water sources such as condensate,
Standards rainwater, and greywater. Use a water balance to match uses
S-01 Create a site-wide water budget, allocating resources by
use. Each project shall operate within the budget based on with sources in the most cost-effective, useful way to reduce
use and need. potable water consumption.
S-02 Design and install landscapes that do not require a G-04 Use 35-50% less indoor water than baseline, including
permanent irrigation system, or design landscapes to fixtures and fittings, appliances, and process water. Meet
require 50% less irrigation. Meet LEED v4 WE Credit: LEED v4 WE Credit: Indoor Water Use Reduction higher
Outdoor Water Use Reduction, Level One. performance levels.
S-03 Use 30% less indoor water than baseline, including fixtures
and fittings, appliances and process water. Meet LEED v4
WE Credit: Indoor Water Use Reduction.
74
Track water usage
carefully.
Source: www.
balkanplumbing.com
5.2.2
Monitoring and Management
Objective: Design water systems and meters to enable proactive Guidelines
water management. G-01 Separately meter individual residents and commercial lease
space for water consumption.
Standards G-02 Consider, in residential developments, setting up a system
S-01 For residential developments, install separate meters to to bill residents for individual suite water use based on
monitor cooling tower, landscape, common area, and metering data.
residential water uses separately on each site.
G-03 In residential developments, consider setting up graphic
S-02 For commercial developments, install permanent water interface in lobby, or other prominent common areas, to
meters for at least two of the following uses: irrigation, display dynamic whole building water usage comparisons
indoor plumbing fixtures and fittings, domestic hot water, for buildings within the development.
reclaimed water, boilers using 100,000 gal/year or more,
or other processed water. Meet LEED v4 WE Credit: Water
Metering.
75
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Waterfront Development
community meeting
Source: NBBJ
5.3 5.3.2
Thriving Community Community Participation
Invite community members to use the space indoors and out.
Objective: Invite community members and groups to use the space
5.3.1 indoors and out.
Diverse Uses
Objective: Ensure that the District serves a socially and economically Standards
diverse community. S-01 Assemble a Design Review Committee and Public Art
Committee representative of community members, design
professionals, and stakeholders.
Standards
S-01 Add amenities that are attractive and valuable to a diverse S-02 Establish a project Design Review and Public Art policy
community. to clarify project review procedures as part of the design
process for all projects on the site.
Guidelines
G-01 Provide workforce and/or affordable housing that allow Guidelines
people with a diversity of incomes to live on the waterfront. G-01 As programming is developed for the T1 Building, allocate
G-02 Provide a minimum percentage of qualified affordable space for community group use: meetings, workshops,
or low income housing as required — TBD per the Project and potential activities. Develop options and investigate
Development Agreement. feasibility and potential popularity. Support community
groups by providing meeting space.
G-02 Engage the local community in the creation of the
Waterfront Development to ensure success and community
supports in future years.
76
Pedestrian oriented
accessory retail.
5.3.3 5.3.4
Communication and Feedback T1 Marketplace/Multi-purpose Building
Objective: Design and implement communication opportunities for Objective: Center sustainable development leadership and
community outreach and feedback to improve the development of demonstration efforts on the most public of the facilities.
the District.
Standards
Standards S-01 Design and construct T1 Marketplace to meet a high
S-01 Develop a regular communication vehicle aimed at standard of sustainability.
community members to ensure that the permitting, design,
and construction process is transparent. Guidelines
G-01 Prioritize locally-owned small businesses as the core value
S-02 Develop permanent public communication signage, kiosk, set for the T1 Marketplace.
or other vehicle
S-03 Build on-site signage for information on progress of the
development.
Guidelines
G-01 Communicate building performance and sustainability
elements to residents and visitors.
G-02 Establish a virtual community information framework to
promote engagement and interaction among waterfront
tenants, residents, employees, and visitors.
G-03 Promote a socially responsible message as part of the
Waterfront Vision Statement. 77
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Source: NBBJ
5.4 5.4.2
Urban Infrastructure Rainwater Management
Design urban infrastructure such as transportation, site utilities, and Objective: Manage site rainwater discharge quantity and quality for
infrastructure to improve human and environmental performance. ecological benefit to river.
5.4.1
Electric Vehicles Standards
S-01 Provide for water quality measures on-site.
Objective: Plan for electric vehicle infrastructure needs.
Guidelines
Standards G-01 Create a site-level water balance/hydrology model that will
S-01 Provide Level 2 EV charging stations for 1% of parking include the whole development and determine both the
spaces. See LEED v4 BD&C LT Credit: Green Vehicles. overall water flow patterns and each block’s contribution
requirements.
S-02 Provide 1 Level 3 EV charging station for shared parking.
G-02 Manage development parcel rainwater holistically through
Guidelines low impact development strategies such as rain gardens,
Consider providing additional “Level 2 EV Ready” infrastructure permeable surfaces, and runoff filtered through landscape.
beyond the required 1% of parking spaces, with charging stations
G-03 Consider rainwater collection as a shared resource and
to be installed as the demand is proven. LEED v4 BD&C LT Credit:
amenity.
Green Vehicles.
78
Children’s drawing.
Source: wabikes.org;
drawing by Akasha Durr,
Hough Elementary,
Vancouver, WA
5.4.3
Human-Friendly Transportation
Objective: Make human-friendly transportation attractive and easy Guidelines
to choose. Establish an attractive and safe pedestrian network that G-01 Provide short-term bicycle parking for each building to
encourages walking within the development area and connects to serve 2.5% of peak visitors to each building.
the downtown Vancouver area. G-02 Provide long-term bicycle parking for 5% of building
occupants and showers for regular building occupants.
Standards Meet LEED v4 BD&C LT Credit: Bicycle Facilities for the
S-01 Provide conveniently located, obvious, and welcoming bike specific building use as noted in the credit.
parking for visitors (Class II). Incorporate this into the shared
public infrastructure design for consistency and create bike G-03 Prioritize pedestrian experience on site with landscape,
parking “zones”. walking paths and amenities designed to encourage
pedestrian activity over vehicular.
S-02 Provide facilities to encourage bicycle commuting (Class
II), including easily accessible, long-term, covered, secure G-04 Develop incentive programs to encourage alternative
parking, and shower and changing facilities. modes of transportation.
79
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Source:Seattle DJC
5.4.4
Parking/Transportation Management
Objective: Encourage efficiency and reduction of Single Occupant G-04 Develop a travel demand management program for
Vehicle (SOV) parking. employers and tenants on-site. Carpool preferred parking,
bike parking, showers, and subsidies or incentives to limit
driving are suggested components.
Standards
S-01 Utilize City of Vancouver shared parking reduction credits 5.4.5
for the CX Zone as a strategy to reduce the overall parking Synergies and Shared Benefits
supply as reasonably as possible.
Objective: Leverage strategies that create multiple benefits and
seek strategies that serve multiple constituents.
Guidelines
G-01 Provide reduced SOV parking. See LEED v4 LT Credit:
Reduced Parking Footprint and test what it would mean to Standards
project as designed. S-01 Promote an inclusive process that engages a wide range of
stakeholders in the Waterfront District.
G-02 Designate a location on the site for a transit stop and work
with C-Tran to develop a plan to serve the area with at least Guidelines
two bus lines over the next few years. Locate the stop in a G-01 Highlight a range of sustainable development strategies
convenient and lively location and make it inviting to attract and educational measures throughout the Waterfront
potential riders. Plan to meet LEED v4 BD&C LT Credit: District.
Access to Quality Transit when complete.
G-02 Create a community composting system that serves to
G-03 Provide carpool (2+ people) preferred parking for 5% of any enrich an on-site community garden and turn a waste
provided staff/tenant off-street parking. stream into an asset.
80
Wind turbines are
delivered to the Port of
Vancouver USA.
5.5 5.5.2
Energy and Carbon Shared Resources
Build a project that is prepared for a zero net carbon future.
Objective: Share energy resources between buildings on the same
5.5.1 block to create greater efficiency.
Future Ready
Objective: Develop projects that are both financially viable now Standard
and prioritize energy investments that make the development more S-01 Research current best practices as required to achieve
viable and competitive in the future. optimal results.
Standard Guidelines
S-01 Research current best practices as required to achieve G-01 Within each block, consider the mix of building uses and
optimal results. energy demands to take advantage of “waste” heat or
opportunities to share resources for greater efficiency.
Sharing between buildings is highly encouraged where
Guideline
there is an energy advantage to do so. This includes
G-01 Consider future climate projections in designing building
recovering heating for residential use from uses that
envelopes that are passively optimized, and plan
produce large amounts of waste heat such as grocery stores
for comfort systems that are low-energy use and are
and food service retail.
modularized to be able to adapt over time.
G-02 Utilize CO2 based refrigeration technology for large-scale
G-02 Prioritize strategies that allow for passive uses and
refrigeration uses in grocery or food service retail.
operations, and for backup power (including energy
storage) for emergency use.
81
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
5.5.3
Design for Effective Operation
Objective: Implement best practices in design and construction that G-04 Meet the requirements of LEED v4 BD&C EA Credit:
will enable high performance building management. Advanced Energy Metering to ensure that both building
managers and tenants are able to track energy and use the
Standard information to monitor and improve energy performance.
S-01 All buildings shall meet the requirements of LEED v4 G-05 In addition to the submetering requirements laid out above,
BD&C EA Prerequisite: Fundamental Commissioning and buildings with a gross conditioned floor area over 20,000
Verification. square feet shall be equipped to measure, monitor and
display consumption data for each energy source and end
Guideline use category to enable effective energy management.
G-01 All projects are encouraged to meet the requirements of (See Section 409 2015 Seattle Energy Code for specific
LEED v4 BD&C EA Credit: Enhanced Commissioning. language.)
G-02 Including envelope commissioning is highly encouraged G-06 Developers are encouraged to implement best practices
to ensure that the longest-lived portions of the building in integrative design process to ensure high energy
function to their highest potential. performance.
G-03 Periodic re-commissioning is highly encouraged to ensure G-07 Require energy modeling (to inform design) for all projects.
that buildings continue to operate with full efficiency and
G-08 Prioritize building strategies that optimize integrated value.
that all opportunities for increased efficiency are considered
and can be implemented effectively.
82
Table 8: Building Energy Targets
* These EUI targets were designed so that the standards are the
Type of Requirement T-EUI *(KBtu/sqft/yr) TEDI (KBtu/sqft/yr)
Washington State Energy code while adding no added cost. The stretch
Multi- Standard 45 15 targets are designed to be equivalent with the “Net Zero Ready” levels of
Family Stretch Target (Guideline) 35 6 performance identified within the Architecture 2030 framework.
Standard 35 9
Office
Stretch Target (Guideline) 30 6
Standard 55 7
Retail
Stretch Target (Guideline) 55 5
Standard 60 7
Hotel
Stretch Target (Guideline) 60 5
5.5.4
Renewable Energy
Objective: Plan for the transition to renewable energy sources and Guideline
implement what is realistic now. G-01 Incorporate photovoltaics as a visible sign of commitment to
renewable energy futures.
Standard
G-02 Consider incorporating vertical axis wind turbine(s) into
S-01 All buildings shall be solar ready, including structural
the pier as a reminder that POV is a magnet port for wind
support, location, and infrastructure space within the
energy technology shipping.
building, to implement solar PV or thermal energy systems.
S-02 Buildings over 5,000 square feet shall incorporate 5.5.5
renewable energy generation on site. Note: this Energy Conservation
requirement can be waived if site shadow analysis reveals
that the solar panel will be significantly impacted by Objective: Reduce each building’s energy consumption to increase
overshadowing by the bridge, trees, or other buildings. future resilience, make the development competitive over the long
term, and advance the transition to a renewable energy future.
S-03 Offset non-renewable energy use by purchasing green
power. Purchase Renewable Energy Credits (RECs), green Standards
power or carbon offsets for a minimum of 50% of annual S-01 Establish energy targets and adjust and monitor accordingly
electricity usage. over time.
Guidelines
G-01 Energy Targets by Building Type (Table 8)
83
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
PV panels
Source:
www.solar-voltaics.com
5.5.6 5.6
Passive Survivability and Resilience Materials and Waste
Consider the full impact of materials use.
Objective: Improve the resilience of the buildings and the overall
site by incorporating passive design principles such as an optimized 5.6.1
envelope, operable windows and adequate daylight to enable Human Health Impact
buildings to operate in times of emergency.
Objective: Reduce concentrations of chemicals that can damage air
quality, human health, productivity and the environment.
Standard
S-01 Design for access to usable daylight to allow lights to be
turned off during daytime hours. Benefits include energy, Standard
health, and resilience. S-01 Meet LEED v4 EQ Credit: Low-emitting materials for at least
2 categories (1 point level). Categories include interior
S-02 The overall thermal envelope of each building must not paints and coatings, adhesives and sealants, flooring,
achieve less than an effective ‘R’ value of R9 including composite wood, insulation and furniture.
balconies, windows and all other thermal bridges.
S-02 Meet LEED v4 EQ Credit: Construction IAQ Management
Plan.
Guidelines
G-01 Prioritize strategies that allow for passive survivability and
Guideline
operations.
G-01 Material transparency and product ingredient disclosure
are highly encouraged as best practices. Consider meeting
LEED v4 MR Credit: Building Product Disclosure and
Optimization: Material Ingredients first tier for material
ingredient reporting.
84
Earth Tub commercial
composting system is
an example of simple,
easy to use nutrient
recycling. www.
compostingtechnology.
com.
Source: www.oakpark.
com
5.6.2
Material Life Cycle
Guidelines
Objective: Design for optimal efficiency of material use and G-01 Meet LEED v4 MR Credit: Building Product Disclosure and
consider full life of materials. Optimization: Sourcing of Raw Materials.
85
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Recycling program is
part of an overall waste
management strategy.
Source:
www.concertproperties.
com
5.6.3
Operational Materials Waste
Objective: Encourage community awareness and participation in G-02 Create a compost center associated with a community
waste reduction. garden to which residents and tenants (especially
restaurants) can bring their compostable materials.
Standard G-03 Explore piloting a container take-back/token system for
S-01 Meet LEED v4 MR Prerequisite: Storage and Collection of food services, such as grocery, restaurants, food truck, and/
Recyclables. or kiosk vendors, to engage regular customers in a waste
S-02 Track and seek to minimize ongoing operational waste. Set reduction program.
regular reduction targets (% of waste stream) and publicize G-04 Explore ways of advancing Vancouver’s waste reduction
goals so tenants and occupants can participate. options, potentially collaborating with adjacent
development to create more critical mass for advancement
Guideline of options.
G-01 Create a community culture of “reduce, reuse, recycle” and
reinforce by making all three easy. Consider incorporating
a location for “trades” along with a recycling location,
especially in a residential building.
86
Left: Yoga in the Park:
Combining work and
fitness can make both
more fun and successful.
Networkingout.com is
launching an app that
connects people through
common interests for
both business and fitness
networking accountability.
Source: www.
barclayscardtravel.com
5.7 5.7.2
Healthy Place Active Lifestyles
Create a place that maximizes human and ecological health and
enjoyment. Objective: Create a place that encourages a healthy, active lifestyle.
5.7.1 Standard
Healthy, Enjoyable Experiences S-01 Include messaging or articles in the District’s communication
Objective: Choose sustainable strategies that ensure vibrancy, to inform and reinforce the opportunities available.
livability, and enjoyability. S-02 Provide bicycle infrastructure (parking and changing/shower
rooms). See 4.4 Urban Infrastructure.
Standard
S-01 Research current best practices as required to achieve S-03 Ensure that walking paths are accessible to allow people of
optimal results. all ages and abilities to participate.
S-04 Provide and encourage the use of alternative commuting
Guideline options for more active daily patterns. See 4.4.3 Parking/
G-01 Prioritize health and wellness strategies that improve / Transportation Management. Car-pool preferred parking,
positively influence human health and wellbeing. bike parking, showers and subsidies or incentives to limit
driving are suggested components.
Guideline
G-01 Promote Renaissance Trail, biking, playing and non-
motorized movement.
G-01 Provide or enable a bicycle sharing system.
87
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Source: www.houzz.com
5.7.3 5.7.4
Air Quality Food
Objective: Apply best practices to ensure high indoor air quality to Objective: Promote and encourage healthy eating.
all spaces.
Standard
Standard S-01 Support locally-grown foods whenever feasible.
S-01 Meet ASHRAE Standard 62.2 - 2010 Indoor Air Quality for
Ventilation. (Except residential) Guideline
S-02 Provide operable windows in all buildings unless G-01 Host a thriving community organic garden.
functionally undesirable. G-02 Encourage residents, vendors, and restaurateurs to grow
and purchase local food.
Guideline
G-01 Follow Port guidelines BMPS for construction IAQ, water G-03 Consider creating a composting facility associated with a
quality. community garden that also incorporates compostable
materials from all projects in the development. Devise a
G-02 Adopt operational policies and plans that provide high cooperative method of collecting compostable materials on
indoor and outdoor air and water quality. a regular basis to feed and enrich the site itself over time.
(see www.compostingtechnology.com for low-tech options
for Earth Tub, an in-vessel composting system that can be
scaled to fit individual sites).
88
Interbay P-Patch
5.7.5 5.7.6
Comfort Demonstration
Objective: Create comfortable indoor and outdoor spaces Objective: Make sustainable strategies visible to promote greater
conducive to work, play or relaxation. community sustainability.
Standard Standard
S-01 Meet ASHRAE Standard 55 for Thermal Comfort, either S-01 For select projects (Waterfront Blocks), meet a higher
Standard or Adaptive comfort for naturally ventilated standard as a demonstration—LEED Platinum, Living
buildings (except residential). Building Challenge Petal certification or other.
Guideline Guideline
G-01 Incorporate the use of indoor/outdoor seating areas. G-01 Seek public private partnerships for a range of sustainable
development demonstration opportunities.
G-02 Promote natural daylighting as a design strategy.
89
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
5.8 5.8.2
Economy and Value Local Economic Development
Plan and execute projects to respect the legacy of the Port and
Objective: Encourage economic development of local companies
maximize the value of the property over its lifetime.
and industries.
5.8.1
Long Term Value Standard
S-01 Promote job creation in the Waterfront District.
Objective: Plan, design and construct all projects as long-term
investments, ensuring that a broad and holistic approach to S-02 Developers/contractors shall track and report to POV the
sustainable design is incorporated. percentage (by $ volume) of design and construction
contracts that are filled by Portland metro area companies.
Standard
S-03 Involve community in ongoing activity and improvement of
S-01 Incorporate a thorough due diligence review process
project performance.
maximizing the Port’s interest as an economic development
agency. S-04 Consider designating a zone for food trucks that support
local restaurant incubation or entrepreneurs.
Guideline
S-05 Explore piloting a container take-back/token system to
G-01 Prioritize strategies with enduring value, passive over active
engage regular customers in a waste reduction program.
strategies.
S-06 Implement building and development performance
G-02 Invest in strategies with clear value (economic and/or
monitoring and communicate to residents and visitors
environmental) and return for the property beyond first cost.
via building information kiosks and the feedback
G-03 Create incentives or rewards for tenants based on energy communication platform.
90 saving thresholds.
Pybus Market,
Wenatchee, WA..
Source: NBBJ
5.8.3
Design Decision Priorities
S-07 Prioritize locally-owned small businesses as the core value Objective: Plan, design and construct all projects to prioritize
set for the T1 Marketplace. strategies with long-term holistic value.
S-08 Establish a virtual community participation framework and
discuss series to promote engagement and interaction Standard
among waterfront tenants, residents, employees and S-01 Require design energy modeling for all projects.
visitors. S-02 Meet LEED v4 Credit: Integrative Process discovery and
S-09 Promote a social responsible message as part of the implementation steps for energy-related systems and
Waterfront Mission Statement. water-related systems.
Guideline Guideline
G-01 Encourage local growth by reaching out to make sure G-01 Consider strategies in integrated performance bundles to
local companies are included in contract opportunities maximize benefits.
as well as seeking out local small business or startup G-02 Develop systems and strategies that capitalize on shared
tenants. Maximize opportunities for local small business, benefits and costs to amplify the value to the overall
organizations and groups to make the district “home”. development.
91
Port of Vancouver Waterfront Development
5.0 SUSTAINABLE IMPLEMENTATION STRATEGIES
Urban Design Standards & Guidelines
Children play in an
interactive water
fountain Source:
flickr.com
5.8.4 5.8.5
Leadership Comprehensive Performance Standards
Objective: Model sustainable performance and stewardship of Objective: Meet a universal comprehensive performance standard.
public resources.
Standard
Standard S-01 All parcels shall be certified to LEED Gold performance
S-01 Identify areas or projects for intentional sustainability standard or higher.
leadership.
Guideline
Guideline G-01 Use relevant strategies in West Coast sustainable
G-01 Operate the Waterfront Development in a way that is development guide.
consistent with high performance sustainable values.
G-02 Set & hold accountable project performance targets.
92
Inn at the Quay, 1950.
5.8.6
Operations
Objective: Develop and implement operational policies and plans S-06 Develop a regular communication vehicle aimed at
that ensure sustainable performance over time. community members to ensure that the entitlement, design,
and construction process is transparent.
Standard S-07 Develop a travel demand management program for
S-01 Incorporate best practices for all operations, management employers and tenants on-site. Car-pool preferred parking,
and administration at the Waterfront District. bike parking, showers to support and encourage alternative
transportation to single occupancy vehicles.
S-02 Develop operational policies and plans to maintain desired
performance. S-08 Develop a waste reduction program for materials used
within the buildings. Utilize a targeted approach so that
S-03 Develop and implement shoreline management plan to
participants can specifically acknowledge their progress
protect habitat over time. (Note: LEED v4 ND SSL Credit:
towards goals.
Long-term Conservation Management of Habitat or
Wetlands and Water Bodies provides a good model for S-09 Adopt operational policies and plans that provide high
implementing this standard). indoor and outdoor air & water quality.
S-04 Develop and implement a sustainable landscape
management policy and plan to address long-term Guideline
maintenance and operations for optimum ecological health. G-01 Create a community participation framework and platform
that can operate during the design and implementation
S-05 Develop and implement a water management policy and process and throughout ongoing operations.
plan for each project through building management.
93
Port of Vancouver Waterfront Development
6.0
APPENDIX
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
6.0
Appendix
6.1
Signage and Wayfinding
An effective wayfinding system is memorable and intuitive.
Traditional wayfinding is purely informational (i.e., street signs and
directionals), whereas the foundation of the proposed wayfinding
system is landmark-based. Creating impressionable nodes by which
people can navigate through the space allow new visitors to quickly
go from point A to point B and back without confusion. Landmarks
can include public art, murals, quirky signs, and/or sculptures.
Incorporating directional information into these landmarks help MARKET
create a holistic and memorable wayfinding system. Research in
neuroanthropology supports landmark-based wayfinding as a
more intuitive and effective way for people to navigate a space. Key
points in research include:
• Cells in the hippocampus and medial temporal lobes map
boundaries, landmarks, direction and distance;
• The brain is constantly monitoring direction and speed of WATER FRONT
movement relative to starting point;
96
Left:
Figure 22: Vehicular
Route Map
Right:
Figure 23:Pedestrian
Route Map
97
Port of Vancouver Waterfront Development
6.0 APPENDIX
WHAT WE HEARD:
Urban Design Standards & Guidelines
STAND-OUT INTEGRATED
HISTORIC MODERN
PLAYFUL PROFESSIONAL
CASUAL REFINED
Approach to Design
A workshop with clients uncovered inspiration and intent for the
Port of Vancouver waterfront site. Figure 24 depicts the atmosphere
of the new waterfront as social, playful, and casual with a nod to the
history of the place. In addition, key words were compiled to help
guide the design of the wayfinding system. This information was
then translated into two different design schemes discussed in the
next few pages, Figures 25, 26, and 27.
98
Figure 25: Key Words
WHAT
WHAT
WHATWE
WE
WEHEARD:
HEARD:
HEARD:
ENERGETIC
ENERGETIC
ENERGETIC CLEAN
CLEAN
CLEAN PACIFIC
PACIFIC
PACIFIC
NORTHWEST+++
NORTHWEST+++
NORTHWEST+++
ACTIVE
ACTIVE
ACTIVE RETRO-MODERN
RETRO-MODERN
RETRO-MODERN TONETONE
TONE
HERITAGE
HERITAGE
HERITAGE
ENERGY
ENERGY
ENERGY
LIVELY
LIVELY
LIVELY COLORFUL
COLORFUL
COLORFUL ENVIRONMENTALLY
ENVIRONMENTALLY
ENVIRONMENTALLYFRIENDLY
FRIENDLY
FRIENDLY
EXCITING
EXCITING
EXCITING INTERESTING
INTERESTING
INTERESTING WHERE
WHERE
WHEREHISTORY
HISTORY
HISTORY
MEETS
MEETS
MEETS
FUTURE
FUTURE
FUTURE
FUNFUN
FUN VISUALLY
VISUALLY
VISUALLY
APPLEALING
APPLEALING
APPLEALING
SERINE
SERINE
SERINE VIBRANT
VIBRANT
VIBRANT LOGISTICS
LOGISTICS
LOGISTICS
A PLACE
AAPLACE
PLACE
TOTO
EXPLORE
TOEXPLORE
EXPLORE
AESTHETICS/
AESTHETICS/
LOOKLOOK
AND
AESTHETICS/
LOOK
FEEL
AND
ANDFEEL
FEEL UNIQUE
UNIQUE
UNIQUE WALKABILITY
WALKABILITY
WALKABILITY
INVITING
INVITING
INVITING MEMORABLE
MEMORABLE
MEMORABLE
WELCOMING++
WELCOMING++
WELCOMING++ MULTI-FACTED
MULTI-FACTED
MULTI-FACTED PoV BRAND
PoV
PoVBRAND
BRAND
PORT-CENTRIC
PORT-CENTRIC
PORT-CENTRIC
FRIENDLY
FRIENDLY
FRIENDLY WOWWOW
WOW
FACTOR!
FACTOR!
FACTOR! RECONGIZABLE
RECONGIZABLE
RECONGIZABLE
ASAS
PoV
ASPoV
PoV
PLACE
PLACE
PLACE
COMMUNITY
COMMUNITY
COMMUNITY MAGNETIC
MAGNETIC
MAGNETIC
SOCIAL
SOCIAL
SOCIAL
NEIGHBORHOOD
NEIGHBORHOOD
NEIGHBORHOOD REFLECTIVE
REFLECTIVE
REFLECTIVE GOOD
GOOD
GOOD
FOOD
FOOD
FOOD
SOCIAL
SOCIAL
SOCIAL GREEN
GREEN
GREEN
IN IN
THE
INTHE
THE
CITY
CITY
CITY NOTES
NOTES
NOTES
GOOD
GOOD
GOOD
VIEWS
VIEWS
VIEWS
A PLACE
AAPLACE
PLACE
OFOF
CONNECTION
OFCONNECTION
CONNECTION PICTURESQUE
PICTURESQUE
PICTURESQUE
ACCESSIBLE
ACCESSIBLE
ACCESSIBLE FOCUS
FOCUS
FOCUS
ONONWATER
ONWATER
WATER
SAFE
SAFE
SAFE
“CHEERS!”
“CHEERS!”
“CHEERS!”
99
REFERENCE:
6.0 APPENDIX SCHEME A Port of Vancouver Waterfront Development
Urban Design Standards & Guidelines
6.1.1
Scheme A (Recommended)
Scheme A proposes to reuse building materials from the
construction site or other local sources to preserve the character,
atmosphere, and history of the site.
The design of the signage system takes inspiration from forms
(above) found at the pier while the typographic inspiration (Figure
30) is taken from ships and shipping containers. Juxtaposing
industrial stencils with more expressive typefaces help create
energetic, and vibrant signage with a respect to the site's history
and culture. Fabrication of the signs will imitate life. Instead of
applied vinyl graphics, or similar, text will painted directly on the
sign just as is done for ships and shipping containers.
100
Figure 26: Schemes
based on keywords from SCHEME A SCHEME B
Figure 25.
PACIFIC NORTHWEST+++ SERINE
ENERGETIC SAFE
EXCITING COMMUNITY
FUN NEIGHBORHOOD+
WELCOMING++ HERITAGE
FRIENDLY ENVIRONMENTALLY FRIENDLY
SOCIAL PICTURESQUE
“CHEERS!” FOCUS ON WATER
PORT-CENTRIC GREEN IN THE CITY
WOW FACTOR! REFLECTIVE
MAGNETIC WHERE HISTORY MEETS FUTURE
COLORFUL CLEAN
TYPE/COLOR/MATERIAL:
RETRO-MODERN
VIBRANT
INTERESTING++
UNIQUE
MULTI-FACTEDA
SCHEME MEMORABLE
101
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Sign Types
The system is composed of three sign types. Type A is a large
landmark identifier for easy visibility by vehicles and pedestrians.
Type B is a directional marker for miscellaneous close-up
information like parking and/or directories. Type C is a special
historic marker that runs along the waterfront to tell the history of
the site, a sort of "mile markers into the past."
While the system is cohesive in form, and function, there are
opportunities to incorporate more expressive and memorable
elements to each sign.
P P MAP MAP
TRAIL TRAIL TRAIL TRAIL
MARKET MARKET
HOTEL HOTEL
CITY CITY
TYPE B
TYPE C
VIEWING RADIUS
103
REFERENCE:
SCHEME A Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Objective
Allow instant visibility for on-coming traffic and directing visitors to
and around site.
Guideline
• At least 25 feet tall by 2 feet diameter.
• Reclaimed material from local source.
• Top section should include place identifier (Market, Hotel,
Farmers Market).
• No logos.
• Art by local artists.
104
Figure 30: Type A
Landmark Identifier
MARKET
LONG-DISTANCE IDENTIFIER
ART
HISTORY
tortor non sodales vestibulum, ipsum ante pretium ipsum,
et vulputate augue libero sed sem. Donec id eros vitae
lectus mollis accumsan. Suspendisse in eros sollicitudin,
consequat odio sed, ultricies nisi. Sed consectetur
volutpat metus, ut ullamcorper nisi eleifend lobortis. Etiam
rutrum fringilla dictum. Pellentesque euismod vestibulum
eros id facilisis. Cras felis velit, porta vitae nisl
MAP/DIRECTORY
MULTI-USE IN
105
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
ART
Suspendisse in eros
DIRECTORY INFORMATION/HISTORY
sollicitudin, consequat odio
sed, ultricies nisi. Sed
consectetur volutpat metus,
ut ullamcorper nisi eleifend
lobortis. Etiam rutrum
fringilla dictum.
Pellentesque euismod
vestibulum eros id facilisis.
Cras felis velit, porta vitae
nisl
LONG-DISTANT ID
ART
DIRECTIONAL
A.3
LONG-DISTANT ID
ART
LONG-DISTANT ID DIRECTIONAL
A.3
ART
DIRECTIONAL
A.3
A.2
LONG-DISTANT ID
A.3
ART DIRECTIONAL
HISTORY
INTERPRETIVE
107
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
MARKET
HOTEL
CITY
Objective
Use as platform for secondary information: maps, directories, directionals.
Guideline
• At least 8 feet tall by 2 feet in diameter.
• Reclaimed material from local source.
• All text/symbols are painted.
• No logos.
• Small directionals are only used for textual information.
108
Figure 34: Locations of
Type B large Landmark
Identifiers Directional
Markers
MAP
B.2 DIRECTIONAL
MAP
DIRECTIONAL B.2
MAP
B.2 DIRECTIONAL
109
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Objective
Use for tertiary information that link to the history of the site or any
other information that may be needed.
Guideline
• At least 3 feet tall by 2 feet in diameter.
• Reclaimed material from local source.
• Meant for pedestrians only.
110 33
Figure 36: Locations
of Type C Interpretive
Markers.
INTERPRETIVE
HISTORY
111
TYPE/COLOR/MATERIAL:
6.0 APPENDIX SCHEME B Port of Vancouver Waterfront Development
Urban Design Standards & Guidelines
6.1.2
Scheme B
Scheme B is differentiated from Scheme A by taking a more
material-based theme. Materials are inspired by ships, boats, and
raw material found within the area.
Typographical inspiration is based on old serif typefaces found in
vintage maps.
The signs are themselves abstract sculptures that invite
contemplation. This system has two types of signs—one large
landmark and one smaller directional sign.
112
REFERENCE:
SCHEME B
Figure 37: Scheme
B Keywords and
Inspirational Imagery
SERENE
SAFE
COMMUNITY
NEIGHBORHOOD+
HERITAGE
ENVIRONMENTALLY FRIENDLY
PICTURESQUE
FOCUS ON WATER
GREEN IN THE CITY
REFLECTIVE
WHERE HISTORY MEETS
FUTURE
CLEAN
INTERESTING++
UNIQUE
MEMORABLE
113
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Objective
Allow instant visibility for on-coming traffic and directing visitors to
and around site.
Guideline
• At least 25 feet tall .
• Reclaimed material from local source.
• No logos.
• Art by local artists.
END FRONT
PERSPECTIVE
114
Figure 39: Variations of
the Landmark Sculpture
in different materials
115
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Vestibulum vehicula imperdiet justo quis auctor donec
Vestibulum vehicula imperdiet justo quis auctor. vitae. mollis accumsan. Suspendisse in eros sollicitudin,
Suspendisse laoreet a ante a dictum. Aenean iaculis, tortor consequat odio sed, ultricies nisi. Sed consectetur volutpat
HISTORY HISTORY
non sodales vestibulum, ipsum ante pretium ipsum, et metus, ut ullamcorper nisi eleifend lobortis.
vulputate augue libero sed sem. Donec id eros vitae lectus
mollis accumsan. Suspendisse in eros sollicitudin, Etiam rutrum fringilla dictum. Pellentesque euismod
consequat odio sed, ultricies nisi. Sed consectetur volutpat vestibulum eros id facilisis. Cras felis velit, porta vitae nisl
metus, ut ullamcorper nisi eleifend lobortis. Etiam rutrum Suspendisse laoreet a ante a dictum. Aenean iaculis, tortor
fringilla dictum. Pellentesque euismod vestibulum eros id non sodales vestibulum, ipsum ante pretium ipsum, et
facilisis. Cras felis velit, porta vitae nisl vulputate augue libero sed sem. Donec id eros vitae lectus
116
Figure 41: Variations of Directional Signs (Type B)
directional sign Scheme B signs are made of different raw materials left to weather
in the elements. Different combinations of materials can be used
within the district.
Objective
Allow instant visibility for on-coming traffic and directing visitors to
and around site.
Design Guide
• At least 7 feet tall.
• Reclaimed material from local source.
• No logos.
• Art by local artists.
P
PUBLIC
PARKING
PUBLIC POST
MAP MARKET
TRAIL
DOWNTOWN
MARKET
HOTEL
MARKET
TRAIL
DOWNTOWN
HOTEL
117
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
6.2
Public Art
Goal
Draw people to the market and towards the waterfront using nodes
and/or touch-points throughout the site.
The combination of distinct landmarks, engaging art pieces, and
clear direction will act like trails of breadcrumbs enabling users to
explore the surrounding environment effortlessly.
The following types of public art and artist involvement shall be
incorporated into the Waterfront project:
a. Artist Collaborative Lead: At significant sites in the
development, artist collaborates with design team in
fundamental way to incorporate art thinking and concepts in
to the design.
b. Significant Artwork: Major, permanent anchor project in
significant location.
c. Other Permanent Artwork: Strengthen the site experience
with diverse scales and concepts.
d. Temporary Art Exhibit Space: Activation of site through short
term exhibits by artists-in-residence, local artists, or open call.
118
Figure 42: Public Art
Locations
North Access
Way
treet
Esther S
Col
Blk. 1
6
Access Way
um
bia
Blk. C Blk. A
Stre
und
et
hbo
Sout
C
CRC
Columb
ia Way
C
Blk. 2 B
D
Blk. D Blk. B
A
und
C
hbo
Columbia Renaissance Trail
Nort
C
CRC
D A A
B
COLUMBIA RIVER
0 50 100 200
119
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
6.3 6.3.1
Lighting Lighting Design
This master plan for the exterior lighting of the Port of Vancouver Quality site lighting is the result of a layered and modulated
Waterfront Development provides a framework of required and lighting system that is strategically designed to accentuate areas
recommended lighting design standards and guidelines for all of interest while addressing visual tasks and the perception of
landscape, building mounted, or site lighting for the development. safety. Careful and deliberate planning is necessary to provide a
system that supports the beauty and integrity of the site, creates an
This document is to be referenced and adhered to in designing enjoyable and safe environment for users, enhances performance,
the landscape, site, and faÇade lighting for all developments on the and adheres to sustainability measures.
Waterfront Development. These guidelines will ensure a cohesive
aesthetic across all blocks, and uphold the Port of Vancouver’s This plan includes prescriptive requirements as well as
desire for an environmentally friendly site. Sustainable design and aspirational recommendations for the aesthetics and function of
environmental stewardship are a priority for the Port of Vancouver the various site areas.
and are addressed in this Master Plan.
Objectives
• Code compliance
• Appropriate Illuminance Levels
• Sustainability
• Light Pollution Reduction
• Glare Control
120
Left: Lighting highlights
architectural features.
Source: www.
hassellstudio.com
Right: Avoiding
uplighting reduces light
pollution.
Source: www.
outdoordesign.com
• Perception of Safety to light surfaces, and using fixtures that relate to one another, just to
name a few. A detailed breakdown of uses by block can be seen in
• Effective Wayfinding Table 2.
• Aesthetics
Summary of Area Uses
• Hierarchy of Light
• Block A | Mixed-Use/Office
It is important to balance the aesthetic design of the site with the
requirements to meet energy code and industry best practices, • Block B | Mixed Use/Office
such as minimizing uplight to reduce the site’s impact on local • Block C | Mixed-Use/Residential
wildlife. Suggestions for how to achieve this balance can be found
throughout this document, and should be strongly considered • Block D | Hospitality
when designing the lighting for the site.
• Waterfront Pier | Marketplace/Multi-Purpose Space
With the many functions, tasks, and use types on the site, it is
important to categorize areas and to design each separately • Public Open Space
without detracting from an overarching cohesive design. Because the blocks of the site will be developed by multiple
Residential areas should not be given the same lighting tenants, consider lighting strategies that will unify the different
treatments or controls as public areas of higher activity. However, buildings, rather than display their differences. Also consider how
the lighting design should have a recognizably consistent lighting needs differ from one tenant to another. Residential areas
aesthetic across the entire site. This can include using consistent will have different requirements for lighting function than the
Correlated Color Temperature throughout, using similar strategies hospitality or public areas of the site.
121
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
6.3.2
Codes
Code compliance on the Waterfront Development is required. MINIMUM REQUIREMENT
This includes local and state energy codes, and Washington State’s • Meet current energy and building codes.
International Building Code and appendices. Washington’s National
Green Building Standard is voluntary, but should be considered. ASPIRATIONAL RECOMMENDATIONS
All provisions required by codes, regulatory agencies, and industry • Reduce site and exterior lighting power density (LPD) by 10%
practices for high quality installations shall be met. or greater from current energy code.
Local and state codes and applicable sections include, but are not • Meet National Green Building Standard.
limited to:
• Washington State adopted energy code with amendments
and additions by the state of Washington
• Washington State adopted International Building Code (IBC)
• National Electric Code as published by the National Fire
Protection Association with amendments and additions by the
Vancouver Municipal Code (VMC)
• City of Vancouver adopted National Green Building Standard
ICC 700 is to be used on a voluntary basis.
122
Limit accent up-lighting.
Source: www.pinterest.
com
6.3.3
Sustainability Guidelines
Many aspects of lighting systems should be investigated when MINIMUM REQUIREMENT
developing an environmentally sustainable lighting solution. These • Meet minimum light pollution reduction requirements. Refer
include; energy consumption of fixtures, sustainable materials, to Section 3.2.4, Street Lights.
appropriate lighting controls, and consideration of the impact
lighting has on external factors such as wildlife and neighboring • Use sources with 70 picograms per lumen-hour of mercury or less.
areas. The following are suggestions for strategies to reduce the • All exterior lighting, except luminaires specifically designated
lighting system’s environmental impact: to be decorative (i.e., decorative sconces, pendants, etc) shall
• Use of new energy efficient technologies; have a minimum of 60 lumens per watt.
• Use of sustainable materials when selecting fixtures and sources; • All fixtures on the site shall have a minimum rated life of
50,000 hours to L70 or 20,000 hours for non-LED sources.
• Use of local solar panels to power lighting on the site;
• Use of occupancy sensors or similar technology to reduce ASPIRATIONAL RECOMMENDATIONS
energy consumption; • Meet aspirational recommendations for light pollution
reduction. Refer to Section 3.2.4, Street Lights.
• Reduction of light pollution, light trespass, and skyglow;
• Dim all site lighting by more than 30% after curfew hour.
• Consideration of impacts of lighting on local wildlife; Provide motion sensors to bring lighting to full output in
critical areas. Maintain code required light levels for all egress
• Consideration of impacts of lighting on human circadian paths.
systems and health;
• Use local solar panels to power street, parking lot, or other
• Consideration of following LEED guidelines; site lighting.
• Consideration of following National Green Building Standard
ICC guidelines.
123
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Source:www.archello.com
6.3.4
Light Pollution
Strategies to reduce light pollution on the site should be strongly
considered, to reflect the Port's environmental mindfulness and
to follow industry best practices. A guideline to consider is the
Illuminating Engineering Society (IES)/International Dark-Skies
Association (IDA) Model Lighting Ordinance (MLO). The Port may
choose to set a curfew time for which the lighting will be reduced by
at least 30% or extinguished in accordance with the MLO.
The MLO recommends the use of maximum B-U-G (backlight,
uplight, glow) ratings1 for different site areas. This strategy should be
adhered to for the Waterfront Development site. Over-lighting the
site will negate many of the positive impacts of B-U-G ratings due to
reflection off ground surfaces. Additionally, energy consumption for
the site will be higher than necessary if over-lit. Suggestions listed
in IES RP-33 for Exterior Environments should be considered when
designing the exterior lighting on the site2. Art or accent, facade,
and landscape lighting will be required to extinguish or dim after a
curfew hour set by the Port to minimize impact on the surrounding
B-U-G Rating Diagram
wildlife, circadian rhythm, and reduce sky glow.
Source: IES/IDA MLO
124
Dim nighttime accent and
wayfinding lighting.
Source: www.
cooperindustries.com
MINIMUM REQUIREMENT
One strategy that can be used to help with the impact on both • Meet B-U-G rating limits as required by the MLO.
wildlife and humans is consideration of the Correlated Color
Temperature (CCT). Several studies have shown that blue-rich • Use warm white light with good color rendering (3000K CCT
light sources impact migratory and reproductive patterns of or warmer, 70+ CRI).
waterfowl3, and can contribute to circadian rhythm disruption 4.
Warm-white LEDs (with CCT < 3000K; S/P ratio < 1.2)5 should be • Turn off all exterior lighting that is decorative in nature after
used throughout the site, and are particularly important near the curfew hour.
waterline.
ASPIRATIONAL RECOMMENDATIONS
1. Illuminating Engineering Society, International Dark-Sky Association. “Model Lighting
Ordinance (MLO).” 2011. • Dim all site lighting by more than 30% after curfew hour.
2. Illuminating Engineering Society. “Recommended Practice (RP)-33: Lighting For Exterior
Provide motion sensors to bring lighting to full output in
Environments.” 2005. critical areas. Maintain code required light levels for all egress
3. Rich, Catherine, Longcore, Travis. Ecological Consequences of Artificial Night Light. paths.
Island Press, 2006.
• Design lighting to minimize horizontal and vertical light level
4. American Medical Association. “Human and Environmental Effects of Light
Emitting Diode Community Lighting”. Publication. 2016. at edge of the Columbia River to 0.01 fc.
5. International Dark-Sky Association. “The Promise and Challenges of LED Lighting:
A Practical Guide.” Publication. 2016.
125
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
6.3.5
Illuminance Levels
Appropriate light level targets for different areas of the site should be designed to meet adequate levels during performances for the
be chosen based on their intended function. Figure 44 highlights necessary tasks, but should be returned to normal when not used
different areas of function with references to the IES Lighting for performance.
Handbook, 10th Edition. These suggestions are for guidance in
designing the lighting for the site according to the current plans. It is important to consider both horizontal illumination (at the
The designer should assign appropriate functions for the final ground plane to light the walking surface) and vertical illumination
design of the site. levels (Figure 43). Vertical illumination is crucial to facial recognition
and the perception of safety when walking along paths on the
The majority of the Waterfront Development site can be classified site. Use the LZ category to determine horizontal and vertical light
as Lighting Zone 2 (LZ2) which the IES handbook defines as, “Areas levels, and contrast ratios that are appropriate for different areas of
of human activity where the vision of human residents and users is the site. Suggested activity levels and tasks are outlined in Figure
adapted to moderate light levels. Lighting may typically be used 45.
for safety and convenience but it is not necessarily uniform or
continuous. After curfew, lighting may be extinguished or reduced All calculated illuminance levels should be maintained with
as activity levels decline.” However, the open spaces and plazas consideration of light loss factors including lamp lumen depreciation,
should be considered as LZ1, and the terrace area as LZ0, to reduce luminaire dirt depreciation, and other relevant factors.
light levels approaching the river. Street and sidewalk lighting exists for portions of the site. These
The flexible performance area may use light levels higher than the existing fixtures should be taken into consideration when designing
IES recommends for LZ1 for temporary installations. Temporary and calculating light levels in these areas.
installations shall have well shielded, purposeful, and aimed fixtures
for when the space is being used for performance. Lighting should
126
Figure 44: Lighting zones
LZ2
LZ0 LZ1
127
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
North Access
Way
t
tree
5
Daniels Breezeway
ia S
Access Way
lumb
Co
und
hbo
und
Sout
hbo
CRC
Nort
Columb
CRC
ia Way
Daniels Way
Renaissance Trail
Primary Street Lighting * These suggestions are for guidance in designing the lighting for the site
according to the current plans. The designer should assign appropriate functions
Secondary Street Lighting for the final design of the site.
Bikeways
Outdoor Plazas
128
Left: Nighttime lighting
on the Highline.
Source: www.pinterest.
com
6.3.6
Glare
Three types of glare can reduce lighting quality: can be perceived as glary. This may reduce an occupant's feeling
of safety and is the primary reason that shielding of light sources is
• Veiling glare is caused by the reflection of bright surfaces or important when a sense of security is a priority.
light sources that “veils” or shields the view (e.g., direct glare
reflected on a specular surface). Using light fixtures with specialized optics, lensing, or louvers,
or strategically placing fixtures to be shielded by architectural
• Disability glare is glare directly on a task plane that reduces elements will help minimize glare and maximize the perception of
visual performance and visibility, affecting the ability to safety. Carefully balancing luminance contrast also helps ensure low
perform the desired task. glare and a comfortable environment.
• Discomfort glare is an annoying and uncomfortable light
source directly in the field of view, causing eye fatigue and MINIMUM REQUIREMENT
pain. • Meet B-U-G rating limits as required by the MLO.
Direct glare is caused by bright light sources in the field of view. • Meet contrast maximum/minimum ratios recommended by
Glare is a visual issue, particularly at night, because the human eye the IES handbook, for various site areas.
adapts to a lower light level, and becomes more sensitive to bright
light sources. When a source is overly bright compared to other ASPIRATIONAL RECOMMENDATIONS
areas in the field of view, those darker areas appear to be even • Use all architecturally integrated, concealed, shielded, and
darker than they are in contrast to the bright source, and the light cut-off light fixtures.
129
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
GOOD AVOID
Ensure that fixtures used to light the terrace do not cause glare to
occupants.
Avoid using uplight or glowing sources (unless they fall within
acceptable B-U-G rating limits) for the landscape and plaza lighting,
as it is suggested that any such fixtures turn off or dim at curfew.
Green Spaces/Plazas
130
Lighting highlights
wayfinding signage.
6.3.7
Lighting for Buildings
Fixture Guidelines
FaÇade lighting should be designed thoughtfully and minimally.
All fixtures used on the Waterfront Development should be energy Lighting should not encompass the entire building. Rather,
efficient LED, excepting reasonable deviation. Convenient means faÇade lighting should be used to accent architectural features,
must be provided for relamping, repairing, or replacing fixtures. entries, and wayfinding points. Refer to IES RP-33 for additional
Installations shall meet high standards of quality, comfort, and ease recommendations.
of maintenance. Fixtures shall have durable, high quality finishes.
Ground-mounted or building-mounted lighting which floodlights
building faÇades should be kept to a minimum to reduce the
Street Lighting amount of light pollution. While vertical light levels are important
Adhere to City of Vancouver street lighting standards which say that at building entries for facial recognition, consider using carefully
street lighting fixtures are mounted at 20-35 feet above street level. placed cut-off fixtures. The use of color changing, animated, or
Street lighting should not exceed IES recommended maximum dynamic lighting on faÇades is discouraged, as these may detract
spacing determined by photometric calculations. Lower output, from the natural views. Consider using downward oriented faÇade
lower wattage fixtures with a closer spacing may help to reduce lighting rather than ground-mounted floodlights or building-
glare due to lower contrast ratios. mounted uplights.
Materials 6.3.8
Long lasting, durable materials and finishes are important Lighting Hierarchy
considerations when selecting lighting fixtures for the Waterfront
A hierarchy of lighting across the site can help to reveal the form of
Development site. With the close proximity of the site to salt water,
the landscape, enhance wayfinding, improve security, and preserve
it is suggested to use materials such as marine grade aluminum,
views to the water. Overall illuminance levels should lessen towards
concrete, and UV and mildew resistant treated woods. The use
the water while meeting COV lighting code. Lighting levels should
of materials with galvanized or corrosion resistant finishes is
be higher and more visually present in areas of high public activity,
discouraged, as the life cycle of these finishes often is outlived by
and lower in residential areas, as well as areas near to the waterline.
the fixture itself. A minimum 25-year life span for fixture materials
Figure 47 graphically depicts the relative levels of overall illumination
and finishes should be striven for.
throughout the site.
Fixture and Design Aesthetic
The lighting design for the Waterfront Development site should Wayfinding
engage the landscape and architecture of the site, as well as the Effective wayfinding is supported by lighting that reveals a simple,
public who will be using it. The site should be designed with the clear, and uncluttered environment. In outdoor environments
users in mind, creating a lighting design that draws them through in particular, this supports the natural habit of seeking prospect
the space, to points of interest or destinations where they have and refuge. Visual cues accented by light help to reinforce the
views of the water, of public art, or of unique architectural elements layout of the network of pathways, and create a hierarchy of visual
on the site. information for the user to process. By establishing a memorable
identity for a particular place and helping direct occupants to a
The Port has established general aesthetic guidelines for the site
specific area or task, wayfinding can become much simpler for
which can be seen outlined in Figure 46. The overall design for
occupants who are unfamiliar with the landscape.
the lighting of the site, as well as the aesthetics of specified light
fixtures should follow these guidelines, as laid out by the members
of the Port.
132
Figure 47: Sectional illustration of relative
illuminance across the site
133
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
6.4
Preferred Native and Adaptive Planting Palette
Acer rubrum ‘Redpointe’ RedPointe Maple Elymus glaucus Blue Wild Rye
Ulmus propinqua 'JFS-Bieberich' Emerald Sunshine Elm Lotus purshiana Spanish Clover
Festuca rubra 'communtata' Chewings Red Fescue Fraxinus latifolia Oregon Ash
135
Port of Vancouver Waterfront Development
6.0 APPENDIX
Urban Design Standards & Guidelines
Right: Spikerushes
Source: www.nature.org
Cornus ‘June Snow’ June Snow Dogwood Hordeum brachyantherum Meadow Barley
Cornus ‘Eddies White Wonder’ Eddie’s White Wonder Juncus ensifolius Dagger-Leaf Rush
Dogwood
Leersia oryzoides Rice Cutgrass
Fagus sylvatica European Beech
Lilium occidentale Western Lily
Fraxinus pennsyl. 'Cimmzamm' Cimmaron Ash
138
Left: Compact Oregon
Grape
Source: www.
oaklandnursery.com
Right: Hummingbird
Sage
Source: www.
matilijanursery.com
Mahonia aquifolium ‘compacta’ Compact Oregon Grape Heuchera sanguinea Coral Bells
Philadelphus lewisii selections Selections of Mock Orange Juniperis horizontalis Creeping Juniper
Herbaceous/Groundcovers
Fragaria Chiloensis Beach Strawberry
139
140
1.0
6.5
APPENDIX
INTRODUCTION
“How much more will it cost for a LEED certified building?” is a common question, and a
LEED Certification
seemingly simple one at that. The answer is not quite as simple as the question. The short
version boils down to “it depends”, and “less than a few years ago”.
The costs for a LEED building can be broken down like this:
• Design services – the project may include scopes that the owner was not otherwise
including, but they typically lead to a better building, not just “administrative effort”.
Port of Vancouver Waterfront Development
So how much more will it cost for a LEED building? Over the past decade a variety of studies
have been undertaken to answer that simple question. One of the most thorough was done
by cost consultants Davis Langdon in 2004 “The Cost of Green” and updated in 2007 “The
Cost of Green Revisited”. The studies were based on extensive cost data for real building
projects. Both times, the conclusion was similar: there is no clear statistical correlation
between LEED certification and project cost, for certification levels up through Gold
certification. The analysis showed that LEED building costs could fall anywhere in the cost
spectrum of projects analyzed.
• Most projects accomplished their green goals within their original budget.
• Where there were added costs, they tended to be for specific line items, such as
photovoltaic systems.
In each study time period, the “leading edge” of innovation is where additional costs tend to
show up – and now that leading edge is in Net Zero Energy and Living Buildings.
The short version summary on how to keep the cost of LEED down?
• An experienced team that focuses on passive design and an integrated approach
from the very beginning.
• A reductive approach to consumption – for energy as an example, less used is less to
offset or purchase (think reduce, reuse, recycle).
• Design to the budget and prioritize green performance in the decision hierarchy. In
an integrated project
• Select high-value, low-cost strategies first and ask “why are we doing this?” often,
including about conventional design and construction approaches.
When sustainable design goals are integrated into the design process from the beginning, the
outcomes can be both cost effective and enriching.
Each variant at each level of performance was then compared to this baseline and the
construction costs were expressed as a “percentage increase” in hard costs.
A greater level of costing analysis was done at the initial performance levels to give greater
confidence in the assessment of what the impacts of what the immediate steps of the
rezoning policy would be. This included costing 8 variations on the first proposed
performance step and 4 variations on the second level of performance. In all cases three
options were assessed for their costing impacts. This included
The latest study, published in 2014 and co-authored by Integral Group, also included LEED
Platinum projects and Net Zero Energy / Living Building projects as well. In this study, it’s
clear that the industry now knows how to design LEED buildings, and even how to design
LEED Platinum buildings within a normal spectrum of cost budgets. A key to cost reduction is
to not simply overlay “green criteria” onto an existing building scheme (as it will surely be
costly that way), but to integrate the goals from day one.
Urban Design Standards & Guidelines
Port of Vancouver Waterfront Development
Figure 3 Low Rise Office Building Costs - "The Power of Zero" study
• Natural Gas and Electric combined solutions
• High performance heat pump (geo or air source solution)
This parametric analysis allows the design team to assess the most cost effective way to
achieve the proposed outcomes. In all cases either the electric fuel source, or the high
performance heat pump option were the most costs effective ways to achieve the proposed
targets. The natural gas based solutions required a great investment in the envelope in order
to meet the same level of performance. See chart below for the summary of findings.
Estimated
T-EUI TEDI
Type of Requirement Percentage
(KBtu/sqft/yr) (KBtu/sqft/yr)
Cost Increase
Standard 45 15 0%
Multi Family
Stretch Target (Guideline) 35 6 3.75%
Standard 35 9 0%
Office
Stretch Target (Guideline) 30 6 2.75%
Standard 55 7 0%
Retail
Stretch Target (Guideline) 55 5 2.5%
Standard 60 7 1.25%
Hotel
Stretch Target (Guideline) 60 5 3.75%
143
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
6.6
Sustainable Development Guidelines: Cost and Value of LEED/Green
144
145
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
146
147
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
148
149
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
150
151
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
152
153
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
6.7
Sustainable Development Guidelines: Portland Comparisons
154
155
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
156
157
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
158
159
Port of Vancouver Waterfront Development
1.0
APPENDIX
INTRODUCTION
Urban Design Standards & Guidelines
160