City of Surrey PLANNING & DEVELOPMENT REPORT File:

Transcription

1 City of Surrey PLANNING & DEVELOPMENT REPORT PROPOSAL: Planning Report Date: January 14, 2008 Rezoning from CD to CD (based on RM-135) Development Permit in order to permit the development of 637 apartment units within 3 high-rise buildings in Guildford. LOCATION: OWNER: and A Avenue and Street Cartier Place Developments Inc. ZONING: CD (By-law No ) OCP DESIGNATION: Multiple Residential

2 Page 2 RECOMMENDATION SUMMARY By-law Introduction and set a date for Public Hearing for Rezoning. Approval to reduce indoor amenity space. Approval to draft Development Permit. DEVIATION FROM PLANS, POLICIES OR REGULATIONS The proposed density exceeds the maximum floor area ratio (FAR) of 1.5 prescribed under the Official Community Plan s Multiple Residential designation, as well as the maximum density permitted under the current Comprehensive Development Zone (By-law No ) regulating the site, which is equivalent to 2.95 FAR. The proposed development does not comply with the requirements prescribed for multiple residential parking requirements under the City of Surrey Zoning By-law. Reduced indoor amenity space. RATIONALE OF RECOMMENDATION The proposed development complies with key policies of Smart Growth, Metro Vancouver's Liveable Region Strategic Plan and policies in Surrey's OCP. The proposed development conforms to the goal of achieving higher density development within town centre areas. The applicant is providing community amenities similar to those identified in the Interim Bonus Density Policy (Council Policy O-54) to justify the increase in density currently permitted under the existing Comprehensive Development Zone (By-law No ), which is equivalent to a 2.95 FAR. The proposed building design is an improvement over the development currently permitted under the existing CD By-law and previously approved Development Permit by minimizing the building footprint and improving the placement of the towers.

3 Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the subject site from "Comprehensive Development Zone (CD)" (By-law No ) to "Comprehensive Development Zone (CD)" (By-law No ) and a date be set for Public Hearing. 1a. The notification area for the Public Hearing be increased from 100 metres (300 ft.) to 500 metres (0.3 mile.). 2. Council approve the applicant's request to reduce the amount of required indoor amenity space from 1,911 square metres (20,570 sq.ft.) to 1,907.5 square metres (20,532 sq.ft.). 3. Council authorize staff to draft Development Permit No in accordance with the attached drawings (Appendix II). 4. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) (f) (g) (h) (i) ensure that all engineering requirements and issues including restrictive covenants, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering; submission of a subdivision layout to the satisfaction of the Approving Officer; submission of a finalized tree survey and a statement regarding tree preservation to the satisfaction of the Planning and Development Department; submission of a landscaping plan and landscaping cost estimate to the specifications and satisfaction of the Planning and Development Department; resolution of all urban design issues to the satisfaction of the Planning and Development Department; the applicant adequately address the impact of reduced indoor amenity space in accordance with Council Policy 0-48; registration of a Statutory Right-of-Way for right of pedestrian passage on the 2.4-metre (8 ft.) wide east-west walkway; discharge of Restrictive Covenant BG327892, which regulates the design of a 20-storey high-rise apartment tower with a maximum of 115 dwelling units on Lot 3 ( A Avenue); discharge of Restrictive Covenant BG327894, which regulates the design of a 22-storey high-rise apartment tower, with a maximum 127 units on Lot 4 ( A Avenue); (j) discharge of Restrictive Covenant BG327896, which regulates the design of one 18- storey high-rise apartment building, with a maximum of 103 dwelling units on Lot 5 ( Street);

4 Page 4 (k) (l) the applicant to register reciprocal access easements between proposed Lots A, B and C to allow for reciprocal pedestrian and vehicular access for residents and visitors of the development; and the applicant to provide community amenities equivalent to 75% of the lift in land value from 2.95 FAR to 4.0 FAR in accordance with the interim Bonus Density Policy (Council Policy 0-54). REFERRALS Engineering: School District: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as outlined in Appendix III. Projected number of students from this development: 16 Elementary students at Bonacord Elementary School 6 Secondary students at Johnston Heights Secondary School (Appendix IV) Parks, Recreation & Culture: Parks supports the development application and the proposed density bonus contribution. SITE CHARACTERISTICS Existing Land Use: Vacant of buildings, grassed site. Adjacent Area: Direction Existing Use OCP Designation Existing Zone North: East: Further East (Across 150 Street): South: West (Across 149 Street): Rental apartment building and existing 3-storey apartment in Cartier Place development. Existing 3-storey apartment buildings within Cartier Place development. Wal-Mart within Guildford Town Centre. Existing 3-storey apartment building within Cartier Place. Existing 3-storey apartment building within Cartier Place. Multiple Residential Multiple Residential RM-45 and CD (By-law No ) CD (By-law No ) Commercial LUC No. 365 Multiple Residential Multiple Residential CD (By-law No ) CD (By-law No ) and RM-45

5 Page 5 DEVELOPMENT CONSIDERATIONS Background The subject site encompasses 3 adjoining properties at and A Avenue and Street in Guildford Town Centre, which are accessed from 149 Street to the west and 101A Avenue to the east. The site is approximately 1.35 hectares (3.35 acres) in size and is currently designated Multiple Residential in the Official Community Plan (OCP) and zoned Comprehensive Development Zone (By-law No ). These lots were initially part of a five-phase development called Cartier Place. The original Development Permit (No ) was issued on May 7, 1992 and permitted five low-rise apartment buildings, three high-rise towers and two small amenity buildings. The overall density for this entire development was at a 1.5 floor area ratio (FAR). In 1992, the portions of the Cartier Place site, which encompassed the five low-rise apartment and two amenity buildings, were sold. These buildings have since been constructed and occupied. The most current zone, CD By-law No , and most recently approved Development Permit (No ), permit a total of 345 dwelling units (which amounts to an FAR of 2.95 calculated on the total land area of Lots 3, 4 and 5) within three high-rise buildings, ranging in height from 18 storeys (58.5 metres/192 feet) to 22 storeys (68.9 metres/226 feet). The 2.95 FAR permitted under the combination of CD By-law No and the Development Permit, exceed the maximum 1.5 FAR permitted under the Multiple Residential designation. However, the rationale was that although the resulting density of the high-rise component was at an FAR of 2.95, the overall density of the larger Cartier Place development, including the lowrise component that was sold complied with the 1.5 FAR. Current Application The applicant, Giffels Management Limited, has submitted an application for a rezoning and a Development Permit in order to develop three high-rise apartment buildings with a proposed FAR of 4.0 and a total of 637 dwelling units. The following table provides a summary of the multi-phased proposal: Location Number of Units Building Height Phasing Tower A Southwest 221 units 27 storeys 1 Tower B Near 101A Avenue 183 units 32 storeys 2 Tower C Northwest at 149 Street 233 units 35 storeys 3 The applicant proposes to undertake the development in three phases, with Tower A in the southwest portion of the site to be constructed under the first phase (Appendix II).

6 Page 6 Planning Rationale The proposed density and building heights while exceeding that of any of the existing buildings in the Guildford Town Centre area, support Smart Growth objectives, Metro Vancouver s Livable Region Strategic Plan and Surrey s Official Community Plan town centre objectives and policies (see Appendix VII). The proposed development minimizes sprawl, optimizes existing infrastructure, and renews the existing community and will revitalize the vacant site. The applicant is proposing a density bonusing contribution, which will allow for improvements to the area and the City as a whole. One of the project cornerstones has been to adopt Crime Prevention Through Environmental Design (CPTED) principles. It is generally an accepted principle that with increased use and visual monitoring of space, crime is deterred. The project s new residents will bring increased use and visual monitoring. The building footprint is minimized to allow as much open space as possible at the ground level. The applicant has indicated that the design of the proposed development has been to reduce the impact upon existing residents by proposing a slimmer silhouette and by placing the tallest of the proposed 3 towers at the northwest corner (Tower C/Phase 3). The proposed slim, tall buildings help to preserve view corridors between towers compared to low, wider buildings that would block low rise neighbours views all together. Shadowing impacts on the surrounding residential developments to the north and northwest have been minimized through the strategic placement of each tower. The proposed tower heights represent the next stage of development in the Guildford Town Centre and build upon the existing inventory of high-rise buildings in this area (Table 1). Reflecting the economics of rising land and construction costs, the proposed towers, while taller, are slimmer and are sited to reduce the impact upon existing residents to allow as much open space as possible at the ground level. The building footprints encompass lot coverages of 11% for Block A, 15% for Block B and 17% for Block C, which as an average, results in 14% (if calculated across the entire site area), which is much less than the 60% permitted under the existing CD By-law No if all parking is provided underground or within the building envelope. Table 1 High Rise Developments in Guildford Town Centre Name of Development Location Height of Building Number of Units or Floor Area Sunwest Place 103 Avenue and 149 Street 24 storeys m 134 units Guildford Marquis Towers 100 Avenue and 150 Street 17 storeys - 54 m 180 units in two towers, 111 units in adjacent lowrise Windsor Gardens 104 Avenue and 148 Street 20 storeys - 64 m 248 units in two towers, 4 townhouse units Guildford Corporate Towers (Office) Townsgate 104 Avenue and 152 Street 20 storeys m 49, 231 square metres 153 Street and Guildford Drive 19 storeys m 111 units in tower, 500 units in adjacent low-rise

7 Page 7 Name of Development Guildford Centre Place (Office) Location Height of Building Number of Units or Floor Area 104 Avenue and 152 Street 2 phases 6 floors 23, 554 square then up to 13 floors metres at build out at Phase m currently m at build out Sandman Suites 106 Avenue and 151A Street 12 storeys m 88 suites Guildford Park Place 100 Avenue and 142 Street 4 storeys m 190 units in two buildings Sheraton Vancouver Guildford 104 Avenue and 153 Street 21 storeys m 288 rooms Although the development proposes 637 dwelling units, there are a number of existing amenities in the area. The Guildford Town Shopping Centre is located only 1 block away towards the east and offers a variety of retail and service opportunities. The existing Wal- Mart store at this location has recently been granted approval in principle to be redeveloped to allow for a new 18,808-square metre (202,451 sq.ft.) store, with a grocery component (Application No at Third Reading). The Guildford Community Recreation Centre and Library are located at Avenue and Green Timbers Urban Forest Park is located at 148 Street and 100 Avenue, all offering recreational activities for residents. A Rapid Bus route is proposed along 104 Avenue, with connection to the SkyTrain, offering public transportation alternatives. Density Bonusing The proposed 4.0 floor area ratio (FAR) exceeds the maximum 2.95 FAR permitted under the existing Comprehensive Development Zone (By-law No ) and 1.5 FAR of the Multiple Residential designation. The Interim Bonus Density Policy (Policy O-54) permits, subject to Council approval, the increase of density on a site above the maximum density permitted under the Official Community Plan (OCP) designation for the site, provided that the developer provides community benefits in the amount of 75% of the lift in land value that can be achieved between the maximum density allowed under the OCP designation and the higher density proposed by the developer. With the current development proposal, the lift in value has been based upon the difference between the density of 2.95 FAR, which is the maximum density permitted under the existing Comprehensive Development Zone (By-law No ) and approved Development Permit No (for 345 dwelling units) and a density of 4.0 FAR, which is the density proposed by the developer. Although the community benefits for this development proposal were negotiated prior to the Interim Bonus Density Policy being approved by Council on October 1, 2007, the developer s proposal generally complies with the formula prescribed in Policy O-54.

8 Page 8 The applicant, Giffels, has agreed to provide community benefits equivalent to 75% in the lift in value of the land from 2.95 FAR to 4.0 FAR, in order to fulfill the requirements of the Interim Bonus Density Policy requirements. As part of their Bonus Density requirements, staff have indicated to Giffels that their contribution may go towards the City s Affordable Housing Fund and capital funding for the Parks, Recreation and Culture Department. In addition, Giffels is proposing to provide one car share vehicle per phase, for a total of 3. These cars will allow residents joint-ownership and access and will be managed by a co-operative. Giffels is also proposing to provide up to 6 accessible units per building, if there is a demand for these units at the pre-sale stage. Proposed CD By-law The applicant is proposing a new Comprehensive Development Zone (CD) to accommodate both the proposed density of 4.0 FAR and the fact that the applicant is providing community amenities for the proposed higher density. The proposed CD By-law for the subject site will be based upon the Multiple Residential 135 Zone (RM-135), except that the density, building height, building setbacks, lot coverage, amount of outdoor amenity, residential parking requirements and subdivision dimensions will be specific to this development. The proposed CD By-law increases the maximum density that can be achieved on the site to 4.0 FAR, subject to the provision of community amenities in accordance with the Interim Bonus Density Policy. While there is no height restriction in the RM-135 Zone, the proposed CD By-law will restrict building height to the proposed development and will range from 27 storeys (90 metres/295 feet) to a maximum of 35 storeys (112 metres/367 feet), in accordance with the varying blocks. Building setbacks will be specific to the proposed development and will be reduced from the greater of 50% of the height of the building prescribed under the RM-135 Zone to the following: SETBACKS Orientation Block A Block B Block C Front Yard 5.0 metres (16 feet) 4.0 metres (13 feet) 21.0 metres (69 feet) Rear Yard 20.0 metres (66 feet) 3.0 metres (10 feet) 16.0 metres (52 feet) Side Yard (north) 46.0 metres (151 feet) 19.0 metres (62 feet) 12.0 metres (39 feet) Side Yard (south) 24.0 metres (79 feet) 49 metres (161 feet) 14.0 metres (46 feet)

9 Page 9 Resident parking has been reduced from the standard Zoning By-law requirement of 1.3 parking stalls per for every 1-bedroom unit and 1.5 parking stalls for every 2 or more bedroom unit to a rate of 1.2 parking stalls per 1-bedroom unit and 1.35 parking stalls for every 2 or more bedroom units. The proposed CD By-law will restrict lot coverage for each block: 11% for Block A, 15% for Block B and 17% for Block C. The RM-135 Zone permits 33%. Under the RM-135 Zone, 3.0 square metres (32 sq.ft.) of outdoor amenity space is required per dwelling unit. Therefore, a total of 1,911 square metres (20,570 sq.ft.) of outdoor amenity is required. As the proposed development exceeds the minimum requirement and proposes 3,874 square metres (41,699 sq.ft.), the CD By-law will propose an outdoor amenity space requirement of 6.0 square metres (65 sq.ft.) per dwelling unit. The minimum lot size achieved through subdivision has been increased from 2,000 square metres (0.5 acre) to 3, 600 square metres (38,750 sq.ft.). PUBLIC INFORMATION MEETINGS AND PRE-NOTIFICATION Pre-notification The applicant held a series of public information meetings (PIMs) prior to and following the mail-out of the pre-notification letter. A pre-notification letter was sent on September 4, 2007 to property owners within a 500-metre (0.3 mile) radius from the property lines of the subject site. The normal notification area of 100 metres (300 ft.) was expanded due to the scope of the proposed development. In total, 1,165 letters were mailed out. Therefore, it is also recommended that the Public Hearing notification be increased from 100 metres (300 ft.) to 500 metres (0.3 mile). Staff received 4 telephone calls, 4 s and 2 letters in response to the mail out, for a total of 10 responses. All respondents were opposed or had concerns with the proposed development. The comments are summarized as follows: General o Feel that density is too high for the location. o Too many buildings proposed for the location. The zoning for the three residential towers, with an equivalent 2.95 floor area ratio (FAR,) has been in place on the site since The proposed development proposes an FAR of 4.0, which is not substantially higher.

10 Page 10 o Concern about how the proposed development will change the character of the neighbourhood, i.e. increased noise, crime and traffic. Smart Growth objectives, Metro Vancouver s Liveable Region Strategic Plan and Surrey s Official Community Plan all support the development of Guildford as a town centre. The proposed development minimizes sprawl, optimizes existing infrastructure, and renews the existing community. The applicant is proposing a density bonusing contribution, which will allow for improvements to the area and to the City as a whole. o Concern about the units turning into rental units. The applicant has indicated that the unit prices and designs will be targeted toward owner/occupiers. o Feel that there are not sufficient services in the area to facilitate 637 families moving into the area. Guildford already has a number of amenities and services nearby, including the Guildford Community Centre and Library at 151 Street and 105 Avenue and the Green Timbers Urban Forest Park at 148 Street and 100 Avenue. The Guildford Town Centre Shopping Centre is located to the east. Building Design o Opposed or have concerns with the proposed building heights of 27, 32 and 35 storeys as they exceed the previously approved 18, 20 and 22 storeys. The proposed buildings are taller and slimmer than those previously approved. The residential units will be raised 7.3 metres (24 feet) above grade and lobbies will have glass all around in order to maintain visual transparency at grade. The building footprint is minimized to allow as much open space as possible at the ground level. o Existing buildings will be in perpetual shadow and will lose views as a result of the proposed development. Shadowing impacts on the surrounding residential developments to the north and northwest have been minimized through the strategic placement of each tower. o Concern that there is not enough spatial separation between the proposed high-rise buildings and the existing 3-storey apartment buildings. The project utilizes the 3.3-acre (1.3-hectare) site with a combined footprint of less than 11,000 sq. ft. and optimizes spatial separation. On the larger Cartier Place precinct of 10 acres (4 hectares), the spatial separation between the existing buildings is similar or less than that proposed. Slim, tall buildings help to preserve view corridors between towers compared to low and wide buildings that would block low rise neighbours views all together. A sidewalk has been incorporated into the landscape design, as have outdoor lighting, walking areas and water features.

11 Page 11 o Feel that townhouses or low-rise apartments would be more compatible to the existing context, or consider fewer high-rise buildings, with fewer storeys. Transportation o Concerns regarding only one vehicular access from 149 Street. All traffic issues have been addressed through discussions between the applicant s traffic engineer and City staff. Bunt Engineering prepared a traffic impact study which recommended that vehicular access be off 149 Street and the City transportation engineer has reviewed this study and has concurred that the single access driveway off of 149 Street would be acceptable. o Concern that drivers will use the private driveway surrounding the subject site as a short-cut to 150 Street. No direct access to the project is proposed from 150 Street. The developer supports permanent traffic control devices being installed to restrict outside traffic on the Cartier Place private access road. Residents of Cartier Place have inquired about the possibility of gating the access to the private road from 101A Avenue and from 149 Street. City staff have responded by indicating as a general practice, the City does not support "gated communities". o Concern about blockage of existing private driveway and parking for Cartier Place residents, especially during construction. Construction phasing has been designed to use public roads for access to the site. The applicant will have regular communication with the Cartier Place residents during the construction period to address issues related to parking and movement of construction vehicles. Construction o Concern about the length of construction. Feel that 5 years is a long time to be dealing with construction in such close proximity. The time required to build one tower is approximately 30 months and construction of the first tower could begin in A sales centre will be installed several months prior to the main project construction. The construction periods for Towers A and B will likely overlap to keep the period of time for both towers to a minimum. o Concern about noise, dust, dirt related to construction. The applicant will continue to communicate with the residents of Cartier Place regarding the construction related issues and will comply with municipal regulations regarding noise control and mud tracking. Regular street cleaning will be undertaken.

12 Page 12 o Concern that construction crews will work beyond established hours, especially to meet deadlines. The proposed construction time frame is consistent with the normal construction period required for a project of this size using current construction methods. Public Information Meetings Prior to the applicant submitting an application, the applicant held three meetings with the community, one of which was with the strata residents of the existing three-storey apartment buildings of Cartier Place, surrounding the subject site. As part of the application process, the developer held one Public Information Meeting (PIM) on October 23, 2007 at the St. Luke Lutheran Church Hall at Street to inform the local residents about the progression of their application and to allow the residents to view the plans. A total of 37 residents attended the meeting. The formal meetings conducted are summarized as follows: Meeting No. Format Date of Meeting Location Invitees No. Attendees 1 Open House November 16, 2006 People s Full Gospel Neighbourhood 50 Church, Avenue, Surrey residents and general public 2 Meeting with Strata residents of Cartier Place January 9, 2007 Cartier Place Amenity Building Cartier Place residents only 51 3 Open House April 24, 2007 People s Full Gospel Church, Avenue, Surrey 4 Public Information Meeting (PIM) October 23, 2007 St. Luke s Lutheran Church, Street, Surrey Neighbourhood residents and general public Neighbourhood residents and general public As a result of the PIM, 15 comment sheets were submitted. Many of the comments were the same comments generated through the pre-notification process. The comments received are as follows: General o The existing walking path to the south of the subject site should be expanded to include a bicycle lane. The pedestrian/cyclist path to the south of the site does not currently provide east-west cyclist and pedestrian permeability. The applicant has indicated that they would be willing to work with City staff to provide mutually acceptable improvements, if required. o The proposed east-west walkway within the site should be accessible for cyclists and provisions need to be made to ensure public has access. A separate cycling path on-site, parallel to a pedestrian path has not been recommended as this may encourage excessive cycling speeds.

13 Page 13 o Concern about the potential number of rentals in the buildings. The unit prices and designs are targeted toward owner/occupiers. However, it is realistic that some of the owners may be purchasing the units as investments and therefore may rent the units. Once a strata is established for the various towers, restrictions may be placed on the number of rentals. o The proposed phasing period of 5 years is long. Concern about market turns and if the remainder of the development is not constructed, then there would be a partially excavated site. The proposed phasing would envision excavating and building Tower A/Phase 1 first, without disrupting other sites. Construction would only begin on Tower B/Phase II if sufficient pre-sales take place to warrant initiation of this work. Design o The proposed building height is too high. Supportive of previously approved 22 storeys maximum. The proposed buildings are taller and slimmer than those previously approved. The building footprint is minimized to allow as much open space as possible at the ground level. o Proposed development is too dense. The zoning for the three residential towers at a 2.95 floor area ratio (FAR) has been in place on the site since The proposed development proposes a FAR of 4.0, which is not substantially higher. o Concern about blockage of views and shadowing. Shadowing impacts on the surrounding residential developments to the north and northwest have been minimized through strategic placement of each tower. o Concern about spatial separation between existing apartment buildings and Towers A and C. The spatial separation between the existing buildings in Cartier Place is similar or less than that proposed. Slim, tall buildings help to preserve view corridors between towers compared to low, wider buildings that would block low rise neighbours views. o Concern about how emergency vehicles will find and access the site. As part of the application review process, the site plan and drawings were referred to the Fire Department for their comments. It appears that what is proposed is acceptable and will not cause undue confusion. One recommendation to the applicant is that a graphic sign be located at 149 Street to indicate each building s location.

14 Page 14 Transportation o The residents of Cartier Place would like the access for the private internal road restricted and would like to see the road at 149 Street and 150 Street, restricted with gates. City staff have indicated to the residents that "gated communities" are not encouraged within Surrey. o The applicant has offered to provide surface parking at the south end of the subject site to the existing Cartier Place residents. There is a concern about accessing the stalls on private property. The applicant will be required to enter into a private access easement agreement with the Stratas of Cartier Place, which will allow residents and their visitors to access the parking stalls on the Giffels site. o Concern about cars being funneled to 149 Street. Concern about traffic flows with respect to the site and the neighbourhood. One resident expressed concern about being able to drive from his multiple residential complex (Belaire Apartments) at 149 Street and 101A Avenue. The City s Transportation Engineering section has indicated that traffic generation associated with this application is not a concern and supports the single access at 149 Street. The development will bring with it additional traffic and this will no doubt be noticed by the community given the current low traffic levels on the local road network. However, for traffic impact assessment purposes, staff concentrate on the sufficiency of the road system, including neighbouring intersections to accommodate the development traffic efficiently and safely. This is done for the "worst case" which is the peak AM and PM periods. Staff use this assessment to help determine whether there is a need for improvement and upgrade to the system. The application allows for a total of approximately 640 units. The comments about vehicles is based on an assumption that all 930 parking spaces being provided on the site will be occupied by a vehicle and that each vehicle will be used every day. This is not the case. Car ownership, the number of trips taking place and when they take place varies considerably. The traffic impact assessment has concluded that the site at build out is estimated to generate about 230 trips in the morning peak hour and 270 in the evening peak. Even when combined with the currently low traffic volumes there will be safe and ample gaps in the traffic to allow access and egress from the apartments during the peak hours. In addition, a new traffic signal will be constructed at the intersection of 101A Avenue and 148 Street, which will assist with traffic flows.

15 Page 15 DESIGN PROPOSAL AND REVIEW Site Layout The siting of the proposed three towers has the 32-storey Tower A located at the southwest corner of the site, the 27-storey Tower B located at the 101A Avenue cul-de-sac and the proposed tallest tower (35-storeys), Tower C, located at the northwest corner, along 149 Street. The three towers are to be situated around a looped internal driveway. The applicant has indicated that the principal consideration in the massing and site layout of the proposed development has been to reduce the impact upon existing residents of Cartier Place by proposing a slimmer silhouette and by placing the tallest of the proposed 3 towers at the northwest corner (Tower C/Phase 3). The development proposes a total of 637 units, which range from 1-bedroom, 1-bedroom and den, 2 bedroom, 2-bedroom and den to 4-bedroom and den units. The following is a breakdown of unit mix per tower: Unit Type Tower A Tower B Tower C 1-bedroom bedroom & den bedroom bedroom & den bedroom & den Caretaker unit Total The units will range in size from 51.6 square metres (555 sq.ft.) for a 1-bedroom unit to 91.5 square metres (985 sq.ft.) for a 2-bedroom and den unit. Two (2) 4-bedroom and den units are proposed per tower and will be 173 square metres (1,862 sq.ft.) in size. One (1) caretaker unit is proposed per tower for the building maintenance staff. The unit will be 52.6 square metres (566 sq.ft.) in size. Vehicular and Pedestrian Circulation Vehicular access to the internal looped driveway of the site is from 149 Street only, which allows drop off at Towers A, B and C. The driveway is connected to two ramps which lead to underground parking, one of the ramps will access parking for Towers A and B (Phases 1 and 2), with the other ramp to access parking for Tower C (Phase 3) only. Access from 101A Avenue will allow for drop-off opportunities to the site as well. As there is currently an informal pedestrian path leading through the subject site in an east-west direction, the applicant has agreed to allow for a formalized path through the site, which will permit public pedestrian movement from 149 Street to the west, out to 101A Avenue to the east. The pathway will be 2.4 metres (8 ft.) in width and will be treated with concrete unit pavers, anchored with arbours at the entry/exits at 149 Street and at 101A Avenue. A statutory right-ofway will be registered on this pathway to allow for public rights-of-way for pedestrians only.

16 Page 16 Other pedestrian walkways intended for private use, 1.8 metres (6 ft.) in width, are proposed to be interspersed through the site to allow for residents to walk through the site, to access other towers and amenity areas. The vehicular driveways and pedestrian walkways will be differentiated by different coloured and textured paving to allow for distinct separation of uses. Further textured paving is proposed on driveways to alert drivers to slow down in areas where there is also pedestrian traffic. A raised pedestrian crossing at the main intersection leading to the underground parking ramp for the Phases 1 and 2 parking is proposed to slow traffic, as it enters or exits the site. Building Design The massing of the towers is proposed to be contemporary and geometric. The applicant has proposed a design with a diagonal emphasis, created through the introduction of two prow-like units on each tower plate. These prows are aligned on the diagonal to the tower core to form a diamond shape, which is to play off the curved access road geometry. The diamond shape is progressively revealed as the tower rises and forms the massing for the tower top. The tower façades are a combination of glazing (window wall) and exposed concrete. The concrete frame of exposed vertical and horizontal bands is expressed in a staggered fashion and diminishes in density as the towers reach skyward. Projecting balcony slabs also animate the façade and tie into the exposed concrete frame. To reduce the impact of the towers on site, the entry lobbies have been tucked under each tower to reduce their footprint. Transparency is also emphasized at the tower base with tall, glazed lounges and lobby spaces, approximately 7.3 metres (24 ft.) in height. Reflecting pools are proposed around the base of the towers for a changing seasonal aspect. The proposed building materials include glass, concrete, stone and wood. The intent is to emphasize natural colours of the building materials. The tower glazing will be slightly green blue as a result of the low E coating. The window frame system will be coloured aluminum and the exposed concrete grid on the tower will be painted with a semi-transparent sealer in a contrasting colour. The lobby floor and entry areas will be treated in a natural stone finish. Where possible, wood will be introduced in lobbies to provide warmth. The reflecting pools will be finished in a dark stone.

17 Page 17 The building design will incorporate a number of sustainable development features including: Building Envelope Water Efficiency Energy Efficiency Construction Material Landscaping - Low E glazing - Green roofing (on parking structure) - Low flow plumbing fixtures - Energy efficient appliances - Energy efficient lighting - Local content (concrete, etc.) - Recycled materials (steel, fly ash, etc.) - Low volatile organic compound (VOC) finishes - Stormwater management - Low water consumption planting Indoor/ Outdoor Amenity Space and Landscaping The proposed development is required to provide a minimum of 1,911 square metres (20,570 sq.ft.) of indoor amenity space and 1,911 square metres (20,570 sq.ft.) of outdoor amenity space, based upon a requirement of 3.0 square metres (32 sq.ft.) per dwelling unit and a total of 637 dwelling units. The development proposes 1,907.5 square metres (20,532 sq.ft.) of indoor amenity space, which is just short of the requirement by 3.5 square metres (37.7 sq.ft.). The development proposes 3,874 square metres (41,699 sq.ft.) in outdoor amenity space, which exceeds the required amount. With Council's approval, the applicant will be able to address the reduced indoor amenity space requirement by providing a cash in lieu amount of $1,150 per 3.0 square metres (32 sq.ft.) of indoor amenity floor area not provided within the development. There is to be a proposed separate amenity building, which will serve Buildings A and B and a second amenity area which will be located within Building C. The amenity area serving Buildings A and B, located at Parking Level 1 will offer a green roof, along with a bi-level viewing terrace. The facility will include a gym, sauna, hot tub, meeting areas and entertainment spaces. The site grading allows for the facility to open at grade to the proposed south lawn. The amenity facility for Building C is planned for the exclusive use of this building only. This facility is distributed over two levels (at grade and at the mezzanine level) with a gym, lounge and meeting room facilities. All three towers will also accommodate a guest suite at the mezzanine level of the lobby, which will be accessible through the main lobby area of each tower. The comprehensively designed landscaping will offer a number of outdoor "rooms" to provide a range of programming and activities, including: a contemplative garden which will have seating, textured planting and a reflective water feature; a "sun" garden, which will offer colourful planting and a water feature; a fragrance garden, which will offer fragrant planting and seating; a tots and parents area, which will offer play equipment and seating, along with green areas for passive and active play. All outdoor areas will be accessible by residents of the three towers.

18 Page 18 An arborist assessment was prepared by Trevor Cox and Lesley Gifford, Certified Arborists of Diamond Head Consulting Ltd. and submitted for staff review. The assessment identifies 19 trees on site. Due to the locations and health of these trees, all 19 trees are proposed to be removed due to the extent of the underground parking facilities being built to the property line and construction on slab. However, the arborists have recommended that 5 of the trees may be salvageable and relocated elsewhere on the site. Staff will work with the applicant s arborists to ensure whether this is viable. The applicant proposes a total number of 190 replacement trees throughout the site. Parking A total of 927 parking stalls have been proposed for the development, with the parking broken down according to each phase as follows: o Tower A/Phase residential stalls, with 45 visitor stalls; o Tower B/Phase residential stalls, with 37 visitor stalls; and o Tower C/Phase residential stalls, with 47 visitor stalls. One (1) car-share parking space may be included within the visitor parking stalls of each phase. Two (2) of the total 37 visitor parking stalls allocated for Tower B/Phase 2 are to be located within Phase 1. Four (4) of the 47 total visitor stalls for Phase 3 are proposed at surface level. There are a total of 4 drop off stalls and 2 loading stalls located at the surface level. Six (6) parking stalls are proposed along the south property line for access by Cartier Place residents and their visitors. An access easement agreement will be required between the owner of the subject site and the Cartier Place strata(s) to ensure that the parking is used for its intended purpose. Based on the off-street parking requirements of the Zoning By-law, the proposed development would require a total of 874 residential parking stalls and 128 visitor stalls, for a total of 1,002 parking stalls. The applicant has requested a variance to the resident component of the parking requirements only, by requesting that a reduced parking rate be used for the calculation of the residential parking component. Currently, the Zoning By-law requires 1.3 parking stalls for every 1-bedroom unit and 1.5 parking stalls for every 2-bedroom or greater unit. The applicant submitted a Traffic Impact and Parking Study and has requested that a rate of 1.2 parking stalls for a 1-bedroom unit and 1.35 parking stalls for a 2-bedroom or greater unit be applied. The report by Bunt and Associates included a summary of vehicle ownership for the four apartment towers located within the immediate area of the subject site. In the Transportation Engineering consultant s view, the auto ownership pattern could provide for good insight into what could be expected of the proposed 3-tower development. The study concluded that auto ownership varied between 1.05 and 1.31 resident vehicles per unit, with the average at 1.22 vehicles per unit. The study also provided a comparison of parking rate requirements of other municipalities within the Metro Vancouver area. Based upon these findings, Bunt requested consideration of the reduced parking rates. The study was reviewed by Transportation Engineering staff and has been determined to be satisfactory and therefore the proposed parking variance is supportable.

19 Page 19 All resident parking is to be located underground, which will provide more opportunities for landscaping at the surface. The underground parking is proposed to be well lit and painted with white to address Crime Prevention Through Environmental Design (CPTED) principles. ADVISORY DESIGN PANEL Initial ADP Date: September 6, 2007 Second ADP Date: November 29, 2007 Most of the ADP recommendations have been resolved, except for the following, which the applicant has agreed to resolve prior to Final Adoption, to the satisfaction of Planning and Development Department staff: Paving at internal roads provide different paving patterns at the secondary roadways, lay bys, loading and drop off areas to define the vehicle circulation. Include the drop off area and internal road immediately south of Tower C. This will help clarify the vehicle circulation at the entry to the site. Garage ramps provide sectional elevations to show materials, lighting, trellis or overhead screen structure. Vehicle circulation at the island/seating mound reverse the vehicle circulation to show counter clockwise direction around the island. Further clarification is required to show how paving and signage could reinforce the yield locations to minimize traffic circulation conflicts, i.e. at the ramp entrances and the drop off area at Tower C. Underground parking CPTED confirm that the maximum glazed areas have been provided at the lobby, vestibule, corridors and doors at the garage. At grade garage exit stair structures provide detail plan and elevations, noting finish materials. With respect to energy efficiency, consider higher performance measures for energy efficiency. Further clarification and detail, i.e. floor plans and locations of accessible units within the proposed towers is required. Resolution of outstanding arborist assessment and landscape plan points.

20 Page 20 INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Appendix II. Appendix III. Appendix IV. Appendix V. Appendix VI. Appendix VII. Lot Owners, Action Summary and Project Data Sheets Proposed Subdivision Layout, Site Plan, Building Elevations Landscape Plans and Perspective Engineering Summary School District Comments ADP Comments and Applicant's Response Proposed CD By-law Policies in Support of Proposed Density INFORMATION AVAILABLE ON FILE Traffic Study prepared by Bunt and Associates dated February 23, Jean Lamontagne General Manager Planning and Development PL/kms v:\wp-docs\planning\plncom07\ pl.doc KMS 12/10/07 3:31 PM

21 Page 1 APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Foad Rafii, Rafii Architects Inc. Address: # Howe Street Vancouver, B.C. V6Z 2L9 Tel: Properties involved in the Application (a) Civic Address: and A Avenue and Street (b) Civic Address: A Avenue Owner: Cartier Place Developments Inc. PID: Lot 3 Section 29 Block 5 North Range 1 West New Westminster District Plan LMP4420 (c) Civic Address: A Avenue Owner: Cartier Place Developments Inc. PID: Lot 4 Section 29 Block 5 North Range 1 West New Westminster District Plan LMP4420 (d) Civic Address: Street Owner: Cartier Place Developments Inc. PID: Lot 5 Section 29 Block 5 North Range 1 West New Westminster District Plan LMP Summary of Actions for City Clerk's Office (a) Introduce a By-law to rezone the property. v:\wp-docs\planning\plncom07\ pl.doc. 6/11/12 4:33 PM

22 DEVELOPMENT DATA SHEET Page 2 Proposed Zoning: CD (based on RM-135) Required Development Data Minimum Required / Maximum Allowed Proposed LOT AREA* (in square metres) Gross Total 13, m² 13, m² Road Widening area Undevelopable area Net Total 13, m² 13, m² LOT COVERAGE (in % of net lot area) Tower A Tower B Tower C Buildings & Structures 60% 11% 15% 17% Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal Accessory * See Multiple Buildings Data Sheet * See Multiple Buildings Data Sheet NUMBER OF RESIDENTIAL UNITS One Bed One Bed + Den Two Bedroom 170 Two Bedroom + Den 52 Four Bedroom + Den 6 Total FLOOR AREA: Residential 39,953 m² 54,080 m² FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional n/a n/a n/a TOTAL BUILDING FLOOR AREA 39,953 m² 54,080 m² * If the development site consists of more than one lot, lot dimensions pertain to the entire site. v:\wp-docs\planning\plncom07\ pl.doc. 6/11/12 4:33 PM

23 Development Data Sheet cont'd Page 3 Required Development Data Minimum Required / Maximum Allowed Proposed DENSITY # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) FAR (net) AMENITY SPACE (area in square metres) Indoor 1,911 m² 1,907.5 m² Outdoor 1,911 m² 3,874 m² PARKING (number of stalls) Tower A Tower B Tower C Commercial Industrial n/a n/a n/a n/a n/a n/a Residential Bachelor + 1 Bedroom 2-Bed 3-Bed Residential Visitors Institutional n/a n/a n/a Total Number of Parking Spaces Number of co-op stalls Number of disabled stalls Number of small cars Tandem Parking Spaces: Number / % n/a n/a n/a of Total Number of Units Size of Tandem Parking Spaces width/length n/a n/a n/a Heritage Site NO Tree Survey/Assessment Provided YES v:\wp-docs\planning\plncom07\ pl.doc. 6/11/12 4:33 PM

24 Page 4 MULTIPLE BUILDINGS DATA SHEET Proposed Zoning: CD (based on RM-135) Required Development Data Tower A Tower B Tower C SETBACK (in metres) Side #1 (West) 5.8 m 3.9 m 21.2 m Side #2 (South) 24.7 m 49.2 m 14.5 m Side #3 (East) 20.7 m 4.3 m 16.3 m Side #4 (North) 47.1 m 19.9 m 12.6 m BUILDING HEIGHT (in metres/storeys) 103/32 90/27 112/35 NUMBER OF RESIDENTIAL UNITS/ SIZE RANGE One Bedroom One Bedroom + Den Two Bedroom Two Bedroom + Den Four Bedroom + Den TOTAL FLOOR AREA 18,558 m² 15,448 m² 20,034 m² v:\wp-docs\planning\plncom07\ pl.doc. 6/11/12 4:33 PM