6 MIXED USES — GREAT WALKABILITY — NO VISIBLE PARKINGvillage placemaking for people, not garbage trucks stay - eat - shop - play - work - live
153 PARKING STALLS45 more than required
COURTYARD PLAZAplacemaking for people, not cars
INTIMATE LOBBY BARheritage martinis
LIVE/WORK STUDIOSstaircase commutes, village variety
CORNER RESTAURANTin the centre of it all
RETAILmore variety, higher quality
APARTMENTSeasy living in heart of the village
STREET HOMESunique street entry residences
KEY FACTS TO KNOW
- Includes a new, unique boutique hotel in the heart of Fort Langley, finally, for all Langley and Fraser Valley visitors, across the street from the historic Fort Langley Community Hall.
- 27 nightly rental rooms, average room size of 481 square feet, for that unique, higher-end boutique feel than we have with Langley's current hotel options.
- Small, intimate lobby bar.
- Boutique hotel façade is designed to look like a small boutique hotel with ornate details, beautiful entry doors, and large, solid metal canopy.
- All of the 3rd floors along all of Glover Road and almost 50% of Mary Avenue is for the boutique hotel.
- 34 residential units in all, with a great variety of types and sizes. 34 units is 7 fewer units than are permitted, for a lower overall residential density.
- Lots of parking, way more than is required by the bylaws:
- 153 parking stalls in total, 45 more than required.
- 113 stalls underground.
- 40 stalls at ground level under the courtyard plaza and behind residential townhouses.
- 100% of parking is enclosed within the building, invisible to the pedestrian, which is fantastic.
- Six different mixed-uses for a superb pedestrian-orientated design:
- townhouses & apartments
- and (of course) the boutique hotel and small lobby bar
- 34 residential units, 7 fewer than permitted.
- Significant residential variety: two-level street entry townhouses, apartments, live/work, smaller studios
- 8 street entry two-level townhouse with ground-level two car garages, average size of 1,716 square feet.
- Apartments along Church Street larger than typical, average size of 1,506 square feet.
- Church Street:
- Two live/work studios, one at the corner of Mary Avenue and Church Street, the other next to that on Church Street, by the lobby entrance to the residential.
- No retail stories on Church Street, a request of the Church Street residents we met with.
- No vehicle access point on Church Street, also a request of the Church Street residents we met with.
- Setbacks along Church Street range almost 10'-0" for the residential portions, to create separation and room for the additional street trees and new boulevard being proposed there.
- Designed as a collection of individual façades of more traditional street-entry townhouses only a few steps above the sidewalk height in each case, regardless of the elevation change. A mansard roof with dormers attempts to create a two-story feel while walking along the sidewalk, and to strongly the emphasize the first two stories when viewing the building from further away.
- Some other stuff to notice:
- The staircase that separates the boutique hotel from the adjacent façade on Glover Road is 20' wide, for a generous, wide opening. The staircase is centred on the Fort Langley Community Hall across the street. It also adds cost because we lose another retail unit, and additional exterior wall finishes on each side that would otherwise be unnecessary. But it is worth it.
- The courtyard plaza has a dedicated elevator at the base of the stairs exclusively for the use of people that are differently-abled, people with baby carriages, or for toddlers and seniors that would prefer not to use the stairs.
- In the 2nd floor corridor from the elevator to the courtyard level, there are two washrooms available for public use.
- The parking entry is through the building itself, not between structures. This helps further hide vehicles, encloses the courtyard plaza on all sides (typically considered to be good design), and enables greater flexibility for more generous setbacks along Church Street.
- Two rooftop patios are provided on Church Street where another residential could unit otherwise be to help break up the façade there, and provide additional visual interest.
THE STARTING POINT
- The boutique hotel concept sincerely attempts to provide many of the items requested by Fort Langley residents that attended the planning session held on October 8, 2015:
- boutique hotel — 27 rooms
- live/work studios
- larger than typical residential units
- extra parking
- public washrooms
- and outdoor gathering spaces and a performance area.
Fort Langley needs extra parking. Many other newer buildings on Glover Road and Mavis Avenue are simply not providing even enough parking for staff, let alone customers, while adding to the demand. Not us, though.
By providing at least 45 more stalls than required we are trying hard to be a part of the solution not the problem, while hopefully raising the bar for future developments here.
Our proposed boutique hotel concept opts for larger residential units and less residential density. Overall awesomeness matters more to us than profit.
Without residential units facing the typical rear lane at ground level because of the courtyard plaza above, we are able to locate 31 more vehicles at the ground level, increase the residential setbacks on Church Street to 9'6" for most of Church Street, and locate the garbage and recycling within the building, out of sight.
- A boutique hotel is very expensive to construct, finish and operate: it needs a lobby that costs two retail units, and, typically, hotels also require a quiet, intimate area, such as a lobby bar, for guests to go to without exiting the building. Hotels also consume space for meeting room(s), housekeeping and storage areas. And a boutique hotel requires a much higher quality of acoustic construction and interior finishes.
- Fort Langley is worth it. And it is time. Finally, if approved by Council, we will have a boutique hotel in the heart of Fort Langley.
Unfortunately, for some people the only aspect of development proposals in Fort Langley that matters to them is building height. Quality design, a boutique hotel, and hidden parking seems to be irrelevant to them, for reasons we cannot fathom.
But an additional floor enables us to barely afford to provide the majority of the parking underground, create a destination boutique hotel and courtyard plaza, and present a design that wants to focus on people and the quality of the interface to the street, not where the cars will go.
- Here are the facts:
- Glover Road is 39'-5" next to Coast Capital Savings, 43'-8" for the boutique hotel façade, and 42-'0" for the corner portion that is below the belfry/clock feature element.
- Mary Avenue is 43'-11" at Glover Road, near Glover Road, down to 38'-0" in one section.
- The bylaw defined building height for Glover Road, Mary Avenue and Church Street on all three sides is 12.0 meters, or 39.37 feet, the baseline outlined within the Fort Langley Community Plan.
- We have have some façades lower, some higher, revised to create differentiation and interest, a common request from the focus groups. And because of the grade changes on Church Street some building fronts decrease to as low as 36'-0" from the sidewalk.
- These heights are consistent with the Fort Langley Community Hall, Heritage Manor, the apartment buildings in Bedford Landing, and the Coulter Berry Building.
Boutique Hotel, Small Intimate Lobby Bar, Retail, Corner Restaurant, Live/Work Studios, Street Homes, Apartments, Courtyard Plaza with Performance Space, Family Play Area, Washrooms for Public Use, Underground Parking, and Extra Parking Stalls
Courtyard Plaza — Great Variety — Extra Parking
because Fort Langley is worth it.