Downtown Eastside Oppenheimer District (DEOD) CD-1 Comprehensive Development District

Transcription

1 RZOIG RAIOAL Site and Context he project is situated on the south east corner of Dunlevy and Alexander. he lot size is m x m and the lot area is 1, m² (150' x 122' = 18, ft²) his neighbourhood in the Downtown astside continues to be an area in transition. he site is surrounded by light industrial buildings to the west across from Dunlevy Avenue, a social housing building to the north across Alexander Street (Jim Green Residence), a historic building to the south (the Marr Hotel (Secord House)) and by two historic homes (built in 1905 and 1901) and a series of light industrial and commercial buildings, to the east, along Alexander and Powell Streets. he Japanese Language School and Japanese Hall building are also located nearby on Alexander Street. 124 View From the orthwest Looking to the Southeast Historic Marr Hotel (Secord House) area increased to 250 ft², and 7 units for double occupancy with an increased area to an average of 345 ft². he project will also now have 12 units ranging in area from 370 ft² to 410 ft² that will meet the remaining double occupancy demands and/or be adapted for universal access. o provide for the viability of the project and to address significant shortfalls in the rental inventory in the neighbourhood, the second portion of the project will provide 57 Low nd of Market units (LM's). he needs of low income urban singles will be addressed with 19 studios of about 320 ft². Low income families will be able to rent one of the 19 one bedroom units that range in area from 460 ft² to 500 ft², or the 19 two bedrooms that average about 680 ft². A third component of the development is the relocation to this project site, of the velyne Saller Centre (SC), a valued community resource at the Veteran's Memorial Building at 320 Alexander Street. he velyne Saller Centre has been operating for over 30 years in a space limited in area. he policy direction for the Downtown astside Oppenheimer District (DOD) Official Development Plan, Sub-area 4, encourages the construction of a new velyne Saller Centre as part of the Roddan Lodge renewal, and encourages parking relaxation for projects with 100% social housing, subject to the ngineering Department review. Rezoning Policy for the Downtown astside: In Area 'B', of Map 1, rezoning applications will be considered for increasing the height and density from what current zoning permits in cases where all of the residential use is for social housing. he new velyne Saller Centre will better serve the community in program spaces that are sized and arranged to meet current needs; and structured for future flexibility. his will, however, place a larger burden on the rental housing component to support the business case for the project while keeping rents low. he velyne Saller Centre provides a variety of services to low-income and at-risk adults living in the Downtown astside. he Centre supports the physical, mental, and social well-being of community members to enhance their quality of life. Facilities at the velyne Saller Centre include a low-cost cafeteria, free showers and laundry service, along with a variety of recreational programs both within and outside the Centre. he Centre's hours are Monday to Friday: 9am to 11pm, Saturday and Sunday: 10am to 10pm Planning Context: Applicable Zoning, Policies and Guidelines MAP 1 DS Planning Area and Rezoning Policy Areas Form Definition through Discussions with Planning: In working with Planning, additional form controls have been reviewed to permit the development to meet its program, social objectives and business requirements in service to the community. Intent Built in 1977 in accordance with the construction standards and seismic code of its time, the six storey Roddan Lodge has reached the end of its useful life. his low income seniors rental building is owned and operated by the City of Vancouver Public Housing Corporation. heir studies have shown that repair and renovation of the facility is no longer a viable option for the long term benefit of the project. xisting Zoning: Proposed Zoning: Applicable Development Guidelines and Policies: Downtown astside Oppenheimer District (DOD) CD-1 Comprehensive Development District Downtown astside Community Plan (the Plan) Height: 109' - 7 (33.44m) to the roof slab (111'-2" (33.88m) to top of parapet) with the following massing controls: Rezoning Policy for the Downtown astside Downtown astside Oppenheimer Official Development Plan (DOD ODP), Alexander/Powell Sub-Area 4 Micro Dwelling Policies and Guidelines Downtown astside Oppenheimer District Design Guidelines Japantown/Powell Street Historic and Cultural Review Housing Design and echnical Guidelines Housing and Homelessness Strategy RZOIG RAIOAL Single Room Accommodation By-law CIY OF VACOUVR PLAIG DP. RCOMMDAIOS Massing ransition Strategy XISIG RODDA LODG Intersection of Dunlevy Ave and Alexander Street Looking Southwest In re-developing the site, the project will have three principal components. he main intent is to replace all of the existing 156 units with improved floor area and functionality. Currently 140 of the units are approximately 160 ft² with showers off a common hallway. he remaining 16 units are 320 ft² to accommodate two people. A fully self-contained three piece bath will be provided to each unit in the new development. he Roddan Lodge portion of the project will feature 137 units with an Key Policy Considerations Downtown astside Community Plan: Maximum Density: approximately 5.0 FSR Maximum Height: approximately 100 feet (30.48 m). Floor-to-Floor Height of the Ground Floor: Planning requested the Main floor be no less than 12 ft ft (4.75 m) is being provided comprised of a 3.6 ft (1.1 m) transfer slab and 12' floor to underside of slab in the area of the transfer. Dunlevy and Alexander Corner: An 11 storey vertical expression without upper-level setbacks is provided at the corner of Dunlevy and Alexander Street and along Dunlevy Avenue. DRAW S A0.02

2 RZOIG RAIOAL 50' High Shoulder Line: he Alexander and Dunlevy facades articulate the neighbourhood's 50 foot height, zero lot line vocabulary. A façade change occurs above 50 ft. Alexander Street: he façade expresses the narrower frontages and verticality of the neighbourhood through alternating bays and Juliette balconies. he alternating bays and Juliette balconies stop at the fifth floor to give the impression the upper levels are set back above the 50' height. Levels 6, 7 and 8 have a higher percentage of glazing through a window wall expression to reduce the apparent scale of the building. he building also steps away from the east property line above the fifth floor to further enhance the 50' shoulder line and reduce the scale of the building. here is another setback at the 9th floor Dunlevy Street: Planning initially requested a façade change at three storeys with the intention of matching the Marr Hotel's height. A surveyor was sent out to verify the height. While three storeys in appearance, the Marr's parapet is over 40' above Dunlevy. he close proximity to the 50' shoulder height definition led to a confused elevation. In review, the 50' shoulder height was considered the more critical concern. he balconies in the projects south west corner at the lane have been offset above the 50' level Lane interface: he velyne Saller secured courtyard and multi-purpose room have been placed against the lane for greater transparency and security ('eyes on the lane'). Improve the overall quality, accessibility and inclusiveness of the public realm in the DS, recognizing the uniqueness of each sub-area. Maintain adequate health and social services within the community, as well as community amenity and gathering spaces to serve the needs of the diverse local population. he redevelopment will contribute to the Downtown astside Plan priorities and meet neighbourhood fit criteria by addressing the following: velyne Saller Centre: Hires local people, including those with barriers. Purchases local goods and services. Provides low-cost meals. Provides no-cost showers, laundry, health and recreation services for local residents. Programming celebrates arts and culture for all with a local focus. Provides amenities and indoor gathering spaces for the local community. Will continue to provide core health and social services to the low income community. he project: Will benefit the low-income community by enhancing the delivery of services currently provided in the neighbourhood in robust new facilities that will endure long into the future. Will improve the quality, accessibility and inclusiveness of neighbourhood public spaces. Will enhance the low-income social housing already on the site and supplement this with additional affordable housing. Will recall the historic character of the area through naming the entry points with tile patterns at the entrance porches. enant Relocation Strategy A full tenant relocation plan has been developed and submitted with the Rezoning Application. he City is committed to working with all tenants at Roddan Lodge to find alternate accommodation during the redevelopment period, and to ensuring the transition is as smooth as possible. enants will be provided with a minimum of 3 options for alternate accommodation at rents geared to income; enants will have the first right of refusal to rent the new Roddan units at rents that will remain affordable; he move to interim housing and back to Roddan Lodge (for those who wish to return) and associated costs will be paid for by the City; enants are not obligated to move prior to a final enant Relocation Plan being presented. In developing a full enant Relocation Plan for residents of Roddan Lodge, key objectives for the move are as follows: nsure all aspects of the move are sensitive and based on individual needs to the extent possible; Provide all tenants with options for alternate accommodation; Consider proximity of alternate accommodation to Chinatown if preferred, and to residents' regularly utilized services and supports; Consider appropriateness of alternate accommodation for each individual's health and mobility needs; Where possible and if preferred, keep Roddan tenants together as a group or in smaller groups, and in buildings where appropriate language support is available. Guiding Principles he Downtown astside is one of Vancouver's oldest and most diverse neighbourhoods. he neighbourhood is largely composed of low-income residents, many of which struggle with challenges including homelessness, unemployment, poverty, physical disability, addiction and mental health issues. A number of non-profit organizations, service agencies, low-cost shops and services, and community groups that offer aid to those in need are located here. Social Impact Objectives he redevelopment will provide exceptional contribution to the following Social Impact Objectives: nsure that developments and businesses fit the DS neighbourhood context, offer needed, locally-serving uses, and do not exclude or negatively impact the low-income community. ncourage a wide range of housing options in the neighbourhood, with a particular focus on new and improved social and affordable housing for the homeless and other low- and moderate income singles and families. enant and Community Consultation On December 12, 2016, a community open house took place that was preceded by a tenant review of the presentation materials. Of the people that responded to the survey, seven people supported the development as they saw a need for more housing and services in the community. hree people were generally opposed citing the scale of building, various minor items and insufficient evidence of the cost or benefit of retrofitting the existing building. ight people were opposed largely out of concern for the disruption to the existing tenants. Seven other people made comments and queries without registering support or non-support. Staff held an initial meeting with tenants in September 2016 informing them of the transitions ahead for their building, and will continue to meet with tenants as the enant Relocation Plan moves forward. RZOIG RAIOAL DRAW S A0.03

3 dys architecture Historic Homes (2) Built in Alexander Street URBA COX tel Historic Marr Hotel 403 Powell Street (Secord House) SI S WAY RAIL R PRICSS AVU JACKSO AVU U GOR AV POWLL SR L R RS YA V D XA AL 124 Project Location V L U VIW ABOV Looking Southeast in Context 220 Princess Avenue 10 Storeys U 415 Alexander Street VIW ABOV Looking Southwest AV R S R D XA AL VY 225 Dunlevey Street 4 Storeys R RAILW LS ALX AD AY S L W PO R SR R VIW ABOV Looking ast URBA COX VY JA L CK SO U AV VIW SOUHAS DS 111 Princess Avenue 10 Storeys 124 Dunlevy Ave. VIW ABOV Looking South DRAW S A0.04 AV U

4 URBA COX continued ZOIG MAP RAILWAY SR 8 xisting Proposed Site DOD CD-1 GOR AVU Historic Area District HA-1, HA-2 - Chinatown 6 Industrial M-2 Conprehensive Development District CWD Central Waterfront WO - Family Dwelilng District R-3 POWLL SR 7 MARR HOL Comprehensive Development District DD Downtown OPPHIMR PARK CORDOVA SR Site Photo Montage HISORIC HOMS BUIL I 1905 ARIAL Google arth LVY AVU JACKSO AVU PRICSS AVU HISORIC MARR HOL (SCORD HOUS) VIW 1 Alexander Street Looking South LA JIM GR RSIDC (SOCIAL HOUSIG) VIW 6 Dunlevy Avenue Looking ast owards Lane HISORIC MARR HOL (SCORD HOUS) VIW 2 Alexander Street Looking orth JIM GR RSIDC (SOCIAL HOUSIG) JIM GR RSIDC (SOCIAL HOUSIG) VIW 7 Dunlevy Avenue Looking ortheast URBA COX JIM GR RSIDC (SOCIAL HOUSIG) VIW 3 Intersection of Dunlevy and Alexander Looking Southeast HISORIC MARR HOL (SCORD HOUS) VIW 4 Intersection of Dunlevy and Alexander Looking Southwest VIW 5 Intersection of Dunlevy and Alexander Looking ortheast VIW 8 Dunlevy Avenue Looking Southeast DRAW S A0.05

5 URBA COX continued LVAIO 127 SRSCAPS LVAIO LGD POIAL DVLOPM XISIG BUILDIG ALOG FROIG SR DRAW M 1:500 DJ A0.06