Feat of engineering integrates Vancouver heritage homes into new development
A redevelopment project at the northeast corner of the intersection of West 8th Avenue and Birch Street in Vancouver’s Fairview district has been turning heads for its precarious appearance of three character house structures suspended high above the construction pit.
These heritage houses at 1269 West 8th Avenue are part of the Joie townhouse redevelopment by InHaus development and Circadian Developments, which calls for a total of 23 units, including six studio rental units, seven strata two-bedroom units, and 10 strata three-bedroom units, with three of these units being the restored houses.
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Planning documents with the City of Vancouver show the redevelopment, designed by Studio One Architecture, was required to preserve and integrate these structures dating back about a century.
Previous condition facing West 8th Avenue:
Previous 2018 condition of the character homes on the 1269 West 8th Avenue development site in Vancouver. (Google Maps)
Future condition facing West 8th Avenue:
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
The houses appear to be highly elevated as they are set on the edge of the escarpment north of Broadway, with the houses uprooted and slightly shifted from their original location to the escarpment’s plateau level with West 8th Avenue.
Excavation is currently taking place on the site between the piles holding up the house for the new foundation and underground parkade of the overall redevelopment complex.
February 2021 construction progress of Joie at 1269 West 8th Avenue, Vancouver. (@hughstimson/Twitter)
These houses are currently barebone shells; not dissimilar to other recent heritage retention projects in the city, about 60% of the materials have been retained, specifically the exterior walls and some floors, but the interior has been completely gutted and the fire escapes on the rear have been removed.
Previous condition facing the laneway:
Previous 2018 condition of the character homes on the 1269 West 8th Avenue development site in Vancouver. (Google Maps)
Future condition facing the laneway:
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
New exterior cladding will be replicated, wall and floor thickness will be expanded, and the ceiling heights will be slightly increased to meet current building codes for both structural and energy performance.
The new exterior facade will maintain the character appearance of the houses, with special attention made to their “authentic trim details” that will remain white in colour against “muted colours” chosen from the municipal government’s prescribed “Heritage Colour List.”
Due to the site’s steep slope, the basement level of the houses are completely exposed to the courtyard, with floor-to-ceiling glass walls providing a contrasting contemporary look.
These preserved houses have been positioned to allow for a new standalone three-storey townhouse building at the southwest corner of the site facing the intersection.
The character homes of 1295 West 8th Avenue (left) and 1285 West 8th Avenue (right) from the intersection with Birch Street, 1973. (City of Vancouver Archives)
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Immediately to the north of the character houses along the site’s laneway frontage, separated by an east-west courtyard, there is a new three-storey infill building containing the majority of the homes. The new structures are all concrete construction.
“From West 8th Avenue, the character homes act as a filter with the views through juxtaposing historic details against the backdrop of” the downtown skyline,” reads the design rationale.
“With the character homes keeping their relationship with high ground at the front and an elevated position in the courtyard, the new construction establishes its identity from the change in grade. The stepping brick ledge becomes lively and permeates through all the new construction, a modern contrast to the monolithic homes.”
Joie’s completion is anticipated in 2022.
This development location is roughly two city blocks away from SkyTrain’s future South Granville Station at the intersection of West Broadway and Granville Street. The city’s emerging directions for the Broadway Plan calls for the potential of slightly higher building heights for added density within this area deemed as the Fairview Slopes.
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Facing the courtyard: Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Facing the laneway: Artistic rendering of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
Layout of Joie at 1269 West 8th Avenue, Vancouver. (Studio One Architecture/InHaus development/Circadian Developments)
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