HIG H-D E N SIT Y H O U SIN G F O R FA M ILIE S W IT H C HIL D R E N G UID E LIN E S G R E E N B UIL DIN G S P O LIC Y F O R R E Z O NIN G

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1 Figure 7.2: West End Sub-Areas CIT Y O F VA N C O U V E R P O LICIE S IN C O R P O R AT E D IN T O P R O P O S A L: Lower Robson ur ra rd reets Alberni Retail District Georgia Corridor Area oundary ut e Th ur lo w id w el ls t C ar de ro N ic ol a ro ug ht on Je rv is D en m an ilf or d G C hi lc o Aerial view of the West End with anley Park, urrard Inlet, and the North Shore mountains in the background. LEGEND Robson Village W Georgia Park Alberni each Villages Robson Neighbourhoods Lower Robson/Davie Haro Georgia/urrard Corridors arclay West of Denman W E S T E N D R E Z O NIN G P O LIC Y Nelson Slopes Denman Village WEST END PLAN Alberni Retail District Nelson Plateau urrard Corridor Nelson Comox Suite urrard reet Pendrell Lower Davie HIG H-D E N SIT Y H O U SIN G F O R FA M ILIE S W IT H C HIL D R E N G UID E LIN E S Davie Village Davie urnaby each Harwood Pacific English ay Suite W. Georgia reet each Ave T R A N S P O R TATI O N P L A N G R E E N UIL DIN G S P O LIC Y F O R R E Z O NIN G H O U SIN G D E SIG N A N D T E C H NIC A L G UID E LIN E S Responsive Form to Private Views New development should be responsive to adjacent and nearby private views by shaping built form to optimize performance. Responsive building forms can help achieve a distinctive architectural identity. WEST END COMMUNITY PLAN PLACES L A N E W AY S 2.0 (U N D E R D E V E L O P M E N T) ur ra rd Ground Oriented Focus in Uses and Public Realm Quality Th ur lo w - Area E : metres (550 feet) ut e uilding heights should not exceed view corridor limits (except in accordance with the General Policy for Higher uildings). However, where not restricted by view corridors, building heights can be considered up to a maximum of: urrard Corridor: Areas 'E', 'F', and 'G' urrard Corridor W Georgia - Area F : metres (375 feet) New development needs to contribute to public realm vitality by contributing active uses towards pedestrian interest as well as thoughtful building, tenancy and related public realm design quality. Alberni - Area G : 91.4 metres (300 feet) uilding heights are subject to other Council-approved policies, guidelines, by-laws and urban design considerations, and a minimum site frontage of 39.6 metres (130 feet). Development proposals with frontages of less than 39.6 metres (130 feet) can be considered at the discretion of the Director of Planning, where these proposals include contributions to the Public enefits rategy, including secured market rental or social housing. Robson Haro arclay E Maximum densities will recognize urban design considerations on a site by site basis. Comox To maximize views and sunlight on sidewalks, residential floor plates above the podium level(s) should not exceed: Pendrell - Areas E and F : square metres (7,500 square feet) F Davie - Area G : 511 square metres (5,500 square feet) In Areas E, F, and G, rezoning applications to increase density can be considered. Where an application includes a residential component, density increases will be considered to support the Public enefits rategy (see 17.0 Public enefits rategy) for sites within the Downtown ODP, or to provide social housing for sites within the current RM-5A and RM-5 zones (see 8.0 Housing). Nelson urnaby G Harwood urrard reet, looking north Area F : metres (375 feet) - Area G : 91.4 metres (300 feet) PLACES uilding heights are subject to other Council-approvedWEST policies, ENDguidelines, COMMUNITY PLAN by-laws and urban design considerations, and a minimum site frontage of 39.6 metres (130 feet). Development proposals with frontages of less than 39.6 metres (130 feet) can be considered at the discretion of the Director of Planning, where these proposals include contributions to the Public enefits rategy, including secured market rental or social housing. E Maximum densities will recognize urban design considerations on a site by site basis. ur ra rd Increasing the options for affordable housing in the West End will ensure that the community offers opportunities for residents of all income levels to find accommodation in the neighbourhood. This includes housing for the most vulnerable residents, such as seniors and those who are homeless or at risk of homelessness, through to families looking for affordable rental housing options and opportunities for home ownership. The West End housing policies to end and assist vulnerable populations W Georgiahomelessness seek to meet community needs and contribute Alberni towards meeting citywide needs. Housing policies for the West End market rental stock seek to Robson find a balance between protection, growth and renewal of the stock. In rental housing areas Haro where renewal will be permitted through a zoning change allowing for market development, the arclay housing policies seek to maintain or enhance the existing affordability by requiring replacement of Nelson units as social housing. Pendrell - Areas E and F : square metres (7,500 square feet) F Davie - Area G : 511 square metres (5,500 square feet) New development in Area G should be in the form of a tower with landscaping at grade (i.e., tower in the park ), except for sites fronting onto urrard reet, where a podium with commercial uses is appropriate. Housing Supply and Affordability Comox To maximize views and sunlight on sidewalks, residential floor plates above the podium level(s) should not exceed: In Areas E, F, and G, rezoning applications to increase density can be considered. Where an application includes a residential component, density increases will be considered to support the Public enefits rategy (see 17.0 Public enefits rategy) for sites within the Downtown ODP, or to provide social housing for sites within the current RM-5A and RM-5 zones (see 8.0 Housing). Th ur lo w - Area E : metres (550 feet) ut e uilding heights should not exceed view corridor limits (except in accordance with the General Policy for Higher uildings). However, where not restricted by view corridors, building heights can be considered up to a maximum of: urrard Corridor: Areas 'E', 'F', and 'G' urrard Corridor 7.0 UILT FORM GUIDELINES WEST END COMMUNITY PLAN West End Directions New development in Area G should be in the form of a tower with landscaping at grade (i.e., tower in the park ), except for sites fronting onto urrard reet, where a podium with commercial uses is appropriate Pacific urnaby G Harwood Policies Increase the housing supply and provide a range of affordability in the community. Ending Homelessness Increase housing for vulnerable community residents including people who are homeless and at-risk of homelessness, those with mental illness and addictions, persons with disabilities, youth and seniors, by identifying appropriate opportunities for social and supportive housing, including new supportive housing developments and/ or the use of a "scattered sites" approach where support services are provided to individuals living in rental buildings Work with community partners to address homelessness in the West End by improving provision of support services and access to shelter in the West End or adjacent areas. Continue to seek strategic partnerships to maximize the delivery of affordable housing in the West End in order to augment the supply of social and supportive housing beyond the units targeted through development, to further address the need (e.g., senior government funding, non-profit partners). Opportunities for Non-Market Rental (Social and Co-operative Housing) and Secured Market Rental Housing In Areas 1 and 2 within the urrard Corridor, additional density can be considered through rezoning for new developments that provide at least 25% of floor space as social housing, or one-for-one replacement of the existing market rental housing with social housing units, whichever is greater (see Figure 8.2) In Area 3 within Lower Davie, additional density can be bonused up to 7 FSR for new developments that provide 20% of floor space as social housing, or one-forone replacement of the existing market rental housing with social housing units, whichever is greater (see Figure 8.2) In Area 4 within Lower Davie and Lower Robson, additional density can be bonused up to 7 FSR for new developments that provide 20% of floor space as social housing or 100% secured market rental housing (see Figure 8.2) In Area 5 within Lower Robson, additional density can be bonused up to 8.75 FSR for new developments that provide 20% of floor space as social housing or 100% secured market rental housing (see Figure 8.2) urrard reet, looking north Pacific West End market rental housing WEST END COMMUNITY PLAN In all cases where social housing units are secured through provision of additional density, units will be delivered as completed units on terms that are satisfactory to the City. HOUSING The amount of social housing or market rental housing to be provided in exchange for provision of additional density, as set out in this plan, may be subject to review as economic conditions change WEST END PLAN PAGE 1

2 rand and Intracorp, the developers of 1318 Thurlow reet, 1068 and 1080 urnaby reet, intend to submit a rezoning application in order to permit construction of a 30-storey residential building on the three properties as contemplated in the West End Community Plan. The building has been designed as a tower in the park with an articulated base, and complies as proposed, with the design principles applicable to the site and as outlined in the West End Community Plan. The tower responds to the existing character of the West End through the utilization of material treatments, such as brick, painted concrete and high-quality paneling that are conducive to maintaining the established, domestic typology of the area. Suite urrard reet PROPOSED TOWER The overall design intent is to take a modern and sophisticated minimalist approach to creating a timeless background building that handsomely presents itself with clean lines and understated elegance, much in the same way the proposed tower at 1055 Harwood reet and the Jervis on Davie reet achieve a similar intent. Suite W. Georgia reet The pedestrian experience along the urnaby and Thurlow streetscapes is highlighted by a generously landscaped outdoor space, creating a park-like setting that fully wraps both frontages, with the provision of landscaping along the laneway serving to soften the transition from the project site to the public realm. The thoughtful siting of the tower and location of the parkade entry on the southeast corner of the site results in a very generous green space between the tower and the neighboring property to the east. In combination with the abundant landscaping along the urnaby and Thurlow reet frontages and the lane, this serves to ensure that the building reflects the tower in the park typology. The proposed outdoor space represents a significant increase to the landscaping currently on the site and will serve as a visual asset to the neighbourhood with the generous greenspace along the east property line providing a view corridor through the site for neighbours to the north. Consistent with West End Community Plan policy, 25% of the building s floor area will be designated as social housing with ownership transferred to the City of Vancouver prior to project completion. The remaining area will be built as market homes. The project will include a mix of one, two, three and four bedroom homes, with more than 50% of the proposed unit mix family oriented. Importantly, the project responds to the City s goal of adding much needed family oriented housing and social housing options to the area. VIEW FROM ACROSS FALSE CREEK The placement of the tower and its inherently slender form minimize the impact of shadowing and serve to mitigate view impediments on adjacent properties. The major view corridors enjoyed by the properties in the area are maintained by siting the tower in a manner that creates a checker board pattern with the adjacent buildings. Consistent with City policy, the overall height and sculpting of the tower form is designed and modelled to avoid any shadowing impact on public amenities or on the north side of the Davie reet sidewalk until 4:00 PM Pacific Daylight Time as measured at the Equinox. The proposed development will meet or exceed the City s sustainability goals for the site and be fully compliant with the new City of Vancouver Green uildings Policy for Rezonings which came into effect on May 1, The building will also be designed to connect to a future District Energy System planned for the area. PROJECT OVERVIEW PAGE 2

3 Lane Thurlow reet urnaby reet Suite urrard reet Suite W. Georgia reet Lane Harwood reet atistics Site Area 17,286.0 sf Market Housing Floor Area FSR ,565.1 sf Social Housing Floor Area FSR ,873.6 sf TOTAL Area FSR sf Parking Levels of Parkade 4 Visitor alls 5 Market alls 132 Social Housing alls 20 Total 157 icycle orage 100 Typical Floor Plate Levels 4-6 Levels 7-28 Level sqft 5500 sqft 3775 sqft Social Housing Units udio 6 Units 11 units 14 units 3 edroom 8 units Total Social Housing 39 units Market Units 5 units 30 units + Den 30 units 3 edroom + Den 12 units Penthouse 3 units Total Market 80 units OVERALL STATISTICS PAGE 3

4 Davie Davie Suite urrard reet Suite W. Georgia reet Thurlow urnaby Thurlow urnaby Harwood Harwood June 21 10am June 21 12pm Davie Davie Thurlow urnaby Thurlow urnaby Harwood Harwood March 21 10am March 21 12pm SHADOW DIAGRAMS PAGE 4

5 Davie Davie Suite urrard reet Suite W. Georgia reet Thurlow urnaby Thurlow urnaby Harwood Harwood June 21 2:30 pm June 21 4:00 pm Davie Davie Thurlow urnaby Thurlow urnaby Harwood Harwood March 21 2:30 pm March 21 4:00 pm SHADOW DIAGRAMS PAGE 5

6 Suite urrard reet Max. uilding Height (300') Suite W. Georgia reet Mechanical ' LEVEL 30 ROOF (urnaby) (reet) (Lane) LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' LEVEL ' P ' P ' P ' P4 9'-0" 9'-0" 9'-0" 13'-3" 10'-6" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 9'-5" 10'-6"10'-0" LANE GRADE 117'-5.492" Property Line LEVEL 29 LEVEL 28 LEVEL 27 LEVEL 26 LEVEL 25 LEVEL 24 LEVEL 23 LEVEL 22 LEVEL 21 LEVEL 20 LEVEL 19 LEVEL 18 LEVEL 17 LEVEL 16 LEVEL 15 LEVEL 14 LEVEL 13 LEVEL 12 LEVEL 11 LEVEL 10 LEVEL 09 LEVEL 07 LEVEL 06 LEVEL 05 LEVEL 03 LEVEL 02 SH Amenity & Entry LEVEL 01 LEVEL P1 LEVEL P2 LEVEL P3 LEVEL P4 S/H S/H S/H S/H S/H Market Lobby Services 30.46º MARCH 21st 4:00pm Max. uilding Height (shadowing) Property Line 60' Height (Allowable 15% larger Floor Plate) TOP OF SLA 125'-7.24" URNAY STREET Transfer Slab eyond URNAY ST. LOWEST POINT 125'-8.705" LANE 40m 38m 36m PL SIDEWALK PL DAVIE March 21st 4:00pm Shadow udy SUN ANGLE DIAGRAM PAGE 6

7 View maintained 25 orey Hotel 25 orey Hotel View maintained 20 orey Suite urrard reet 18 orey Davie View maintained Address: 1010 urnaby reet Observation Height: 20 orey Complete View: Incremental View lockage: orey 21 orey 28 orey 1 10 orey 5 orey 32 orey 5 orey 32 orey Pacific Thurlow Harwood 12 orey 6 orey 2 urnaby 15 orey 2 16 orey 20 orey urrard 18 orey Address: 1020 Harwood reet Observation Height: 2 Complete View: 130 Incremental View lockage: 0 View maintained 18 orey 20 orey Davie 18 orey 21 orey 28 orey 1 10 orey 5 orey 32 orey 5 orey 32 orey Pacific Thurlow Harwood 12 orey 6 orey 2 urnaby 15 orey 2 16 orey 20 orey urrard 18 orey Suite W. Georgia reet Affected uilding Proposed uilding Incremental View lockage Existing View lockage View Shed 31 orey 28 orey 22 orey Affected uilding Proposed uilding Incremental View lockage Existing View lockage View Shed 31 orey 28 orey 22 orey View maintained View maintained 25 orey Hotel 25 orey Hotel 20 orey 20 orey View maintained 18 orey 5 orey Thurlow 32 orey urnaby Davie View maintained 18 orey 5 orey Thurlow 32 orey urnaby Davie Address: 1021 Harwood reet Observation Height: 22 orey Complete View: Incremental View lockage: orey 21 orey 28 orey 10 orey 1 6 orey 32 orey Harwood 12 orey 15 orey 2 16 orey 20 orey urrard 18 orey Address: 1030 urnaby reet Observation Height: 1 Complete View: Incremental View lockage: orey 21 orey 28 orey 10 orey 1 6 orey 32 orey Harwood 12 orey 15 orey 2 16 orey 20 orey urrard 18 orey 5 orey Pacific 2 5 orey Pacific 2 31 orey 22 orey 31 orey 22 orey Affected uilding Affected uilding Proposed uilding Proposed uilding Incremental View lockage 28 orey Incremental View lockage 28 orey Existing View lockage View Shed Existing View lockage View Shed VIEW ANALYSIS PAGE 7

8 IN PROGRESS 2017 JUNE 21 Suite urrard reet Suite W. Georgia reet IN PROGRESS 2017 JUNE 21 IN PROGRESS 2017 JUNE 21 THURLOW STREET VIEW EAST SIDE THURLOW STREET VIEW EAST SIDE SITE SITE URNAY STREET VIEW SOUTH SIDE URNAY STREET VIEW SOUTH SIDE URNAY STREET VIEW SOUTH SIDE SITE SOUTH SIDE OF LANE SITE SITE THURLOW STREET VIEW WEST SIDE June 21/2017 urnaby reet Vancouver, C NORTH SIDE OF LANE URNAY STREET VIEW NORTH SIDE URNAY STREET VIEW NORTH SIDE URNAY STREET VIEW NORTH SIDE Number STREET CONTEXT June 21/2017 PHOTOS June 21/2017 urnaby reet Vancouver, C PAGE 8

9 Suite urrard reet Suite W. Georgia reet VIEW FROM SOUTH EAST VIEW FROM SOUTH WEST DIAGRAMMATIC MASSING PAGE 9

10 Suite urrard reet Suite W. Georgia reet URNAY STREET SUJECT SITE LANE HARWOOD STREET THURLOW STREET LOOKING EAST SUJECT SITE THURLOW STREET URNAY STREET LOOKING SOUTH STREETSCAPE ELEVATION PAGE 10

11 IN PROGRESS 2017JUNE28 IN PROGRESS 2017JUNE28 IN PROGRESS 2017JUNE28 URNAY STREET Suite urrard reet URNAY STREET Suite W. Georgia reet Potential P..S. ation Location E D FRONT YARD LANDSCAPING SIDE YARD MARKET OUTDOOR ICYCLES FRONT YARD LANDSCAPING URNAY STREET MARKET OUTDOOR ICYCLES LANDSCAPING LANDSCAPING Potential P..S. ation Location Emergency Generator OT SH icycles Emergency Generator OT MARKET OUTDOOR Market Waste SIDE YARD FRONT YARD LANDSCAPING MARKET OUTDOOR Line of Tower Above ICYCLES Market Lobby Amenity LANDSCAPING MARKET OUTDOOR Line of SH Above Amenity SH icycles MARKET OUTDOOR Market Waste DN UP Market Elevators alcony YDRO TA W THURLOW STREET THURLOW STREET SH Laundry Heating Room Open to Above LANDSCAPING / GRADING TO COORDINATE WITH C.O.V. SH Lobby S.H. ENTRY.C. HYDRO VISTA ROW ICYCLES LOADING SH Laundry DN SH Office Heating Room Up Open to Above S.H. ENTRY ICYCLES SH OUTDOOR SH Lobby LOADING DN SH Amenity Area SH Waste SH Office SH OUTDOOR LANE Up ALCONY AOVE SH Amenity Area Line of Tower Above SH Waste S.H. OUTDOOR COMMON AREA RAMP DOWN TO PARKING ALCONY AOVE Line of Tower Above S.H. OUTDOOR COMMON AREA RAMP DOWN TO PARKING THURLOW STREET 1068 & 1080 urnaby reet LANDSCAPING / GRADING TO COORDINATE WITH C.O.V..C. HYDRO VISTA ROW SH udio OT S.H. ENTRY ICYCLES LOADING orage S.H. Elevators SH OUTDOOR LANE alcony Line of Tower Above S.H. OUTDOOR COMMON AREA RAMP DOWN TO PARKING LANE GROUND FLOOR LEVEL FROM THE LANE SITE Floor Plan Level 1 LEVEL 2 / GROUND FLOOR FROM URNAY ST. Level 1 Plan : 1/8" = 1'-0" FT Number SITE/GROUND FLOOR PLANS A-105 PAGE 11

12 IN PROGRESS 2017JUNE28 IN PROGRESS 2017JUNE28 URNAY STREET 87'-1 7/8" 19'-9 1/2" Line of Level 4-6 Above Line of Tower Above Suite urrard reet Amenity (elow) Market Lobby (elow) udio 3 edroom Line of SH Above Amenity (elow) 3 edroom 33'-0" Suite W. Georgia reet THURLOW STREET Line of Tower Above 12'-0" 79'-3 5/8" orage 1068 & 1080 urnaby reet 31'-10 1/2" LEVEL 3 Social Housing (3 Units / Floor) LEVEL 4 to 6 Social Housing (7 Units / Floor) Floor Plan Level 4-6 LANE Number A-108 udio 3 edroom udio 3 edroom udio 1068 & 1080 urnaby reet 1068 & 1080 urnaby reet FT LEVEL 7 to 8 Social Housing (6 Units / Floor) Level : 1/8" = 1'-0" FT Floor Plan Level 7 Number A-109 LEVEL 9 to 13 Market Housing (5 Units / Floor) 1068 & 1080 urnaby reet Floor Plan Level 7 Social Housing Market Floor Plan Levels Number A FLOOR PLANS FT Number A-109 PAGE 12

13 IN PROGRESS 2017JUNE28 Suite urrard reet 3 edroom + Den + Den Suite W. Georgia reet 3 edroom + Den + Den 3 edroom + Den 1068 & 1080 urnaby reet LEVEL 14 to 23 Market Housing (4 Units / Floor) Level : 1/8" = 1'-0" FT LEVEL 24 to 27 Market Housing (3 Units / Floor) Floor Plan Levels Number A-113 Terrace Penthouse on 2 levels Terrace Penthouse on 2 levels udio 3 edroom Penthouse on 2 levels Penthouse on 2 levels Penthouse on 2 levels Penthouse on 2 levels Terrace 1068 & 1080 urnaby reet 1068 & 1080 urnaby reet Level 28 : 1/8" = 1'-0" FT LEVEL 28 - Penthouse Lower Floor Market (3 Units / Floor) Floor Plan Level 28 Level 29 : 1/8" = 1'-0" FT Number A-114 LEVEL 29 - Penthouse Upper Floor Market (3 Units / Floor) 1068 & 1080 urnaby reet Floor Plan Level 7 Social Housing Market Floor Plan Level 29 Number A-115 FLOOR PLANS FT Number A-109 PAGE 13

14 Suite urrard reet Suite W. Georgia reet THURLOW STREET ELEVATION URNAY STREET ELEVATION ELEVATIONS PAGE 14