2.1 Context Context The proposed development sites are located on sloping sites at the northeast and southeast corners of Thurlow Street and Harwood Street. Four aging 60-year-old rental buildings currently occupy the sites providing 98 rental units in total. The residential units in the four existing buildings are primarily one bedroom units. Only four of the 98 units provide two or more bedrooms suitable for families with children. The two sites are located two blocks south of Davie Village and one block west of Burrard Street. Public transit is readily available on Davie, Burrard and Pacific Streets. The neighbourhood consists of buildings ranging from two storey heritage homes to 30 storey rental and condominium towers. DAVIE ST North South HARWOOD ST Located nearby are St. Paul s Hospital, several churches, the Vancouver Aquatic Centre, beaches along False Creek and water taxis to Granville Island. Downtown is also within easy walking distance. BEACH AVE 10
Context 2.1 1 Davie Village 2 Burrard Corridor 3 Sunset Beach 4 Nelson Park 4 5 2 7 8 5 6 St. Paul s Hospital 1081 Burrard Street Vancouver Aquatic Centre 1050 Beach Avenue COMOX ST PENDRELL ST 9 10 11 12 7 Milano 1003 Burnaby Street 1 13 8 9 The Ellington 1010 Burnaby Street Twin Arms 1030 Burnaby Street DAVIE ST North South 14 10 11 12 13 Carlton Court 1021 Harwood Street Crystallis 1020 Harwood Street SeaStar 1003 Pacific Street Alvar 1005 Beach Avenue HARWOOD ST 17 16 15 6 BURRARD BRIDGE 14 Martello Tower 1011 Beach Avenue BUTE ST 15 16 17 Sunset Plaza 1111 Beach Avenue 1133 Beach 1133 Beach Street The Tallinn 1155 Beach Avenue BEACH AVE 3 THURLOW+ HARWOOD REZONING APPLICATION 11
2.2 Streetscapes Streetscapes The sites face onto Thurlow street to the west, lanes to the north and south, and are divided by Harwood street. COMOX ST PENDRELL ST 2 1 DAVIE ST 3 4 5 6 North South HARWOOD ST 7 8 BUTE ST BEACH AVE 12
Streetscapes 2.2 Lane Lane North HARWOOD ST South Lane 1 Thurlow Street Looking East Lane HARWOOD ST Lane Lane 2 Thurlow Street Looking West THURLOW+ HARWOOD REZONING APPLICATION 13
2.2 Streetscapes 3 North Lane Looking North North 4 North Lane Looking South 14
Streetscapes 2.2 North 5 Harwood Street Looking North South 6 Harwood Street Looking South THURLOW+ HARWOOD REZONING APPLICATION 15
2.2 Streetscapes South 7 South Lane Looking North 8 South Lane Looking South 16
Streetscapes 2.2 Existing Building Unit Summary A total of 98 rental units are found in the four existing buildings on the north and south sites. North South address studio 1 bedroom 2 bedroom Totals 1065 Harwood 11 12 1 24 1332 Thurlow 0 23 1 24 1066 Harwood 0 22 1 23 1078 Harwood 6 20 1 27 Totals 17 77 4 98 1065 Harwood Street 1066 Harwood Street 1332 Thurlow Street 1078 Harwood Street THURLOW+ HARWOOD REZONING APPLICATION 17
2.3 Zoning Summary Zoning Summary The site is in the RM-5A zoning district and Area G of the West End Community Plan (Burrard Corridor). The intent of RM-5A schedule is to permit a variety of residential developments, compatible retail, office, service and institutional uses. Emphasis is placed on achieving development which is compatible with neighbouring development with respect to streetscape character, open spaces, view retention, sunlight access and privacy. Additionally, the RM-5 district requires developments suited to families with children. West End Community Plan (Burrard Corridor / Area G ) To strategically locate opportunities for new growth through increased heights and densities. Where not restricted by view corridors building heights can be considered up to a maximum of 91.4 m (300 ft). New development should be in the form of a tower within landscaping at grade (i.e. tower in a park ). The following table provides a summary of the zoning requirements. Refer to zoning bylaw and West End Community Plan for more zoning information. zoning rm-5a permitted rm-5a west end community plan proposed Uses Outright Cultural and Recreational Institutional Service Dwelling Conditional Office Parking Retail Utility and Communication north site Dwelling south site Area Not Applicable 1,606.48 m 2 (17,292 ft 2 ) 1,606.48 m 2 (17,292 ft 2 ) Dwelling Frontage Minimum 39.6 m (130 ft) Minimum 39.6 m (130 ft) 40.228 m (132 ft) 40.228 m (132 ft) Height Outright: 18.3 m (60 ft) Discretionary: 58 m (190 ft) Setbacks Thurlow: 3.0 m min. (9.84 ft) Front Yard: 3.7 m (12 ft) Side Yard: 2.1 m (7 ft) Rear Yard: 2.1 m (7 ft) FSR 2.20 Residential 25% Social Housing 75% Market Housing 91.4 m (300 ft) 91.4 m (300 ft) 91.4 m (300 ft) Thurlow: Front: Side Yard: Rear Yard: 2.20 Residential 25% Social Housing 75% Market Housing 5.49 m (18 ft) 3.7 m (12 ft) 12.2 m (40 ft) 3.7 m (12 ft) Thurlow: Front: Side Yard: Rear Yard: 10.46 Residential 50% Social Housing 50% Market Housing 5.49 m (18 ft) 5.7 m (18.7 ft) 12.2 m (40 ft) 4.3 m (14.1 ft) Thurlow: Front: Side Yard: Rear Yard: 10.11 Residential 100% Market Housing 5.49 m (18 ft) 4.0 m (13.12 ft) 12.2 m (40 ft) 5.39 m (17.68 ft) Coverage 50% 36.58% max. 36.58% 36.58% Horizontal Angle of Daylight One angle of 50 degrees over 24.0 m or Two angles with sum of 70 degrees Provided (40 ft setback from East Property line) Provided (40 ft setback from East Property line) 18
Zoning Summary 2.3 DD NELSON ST RM-5B COMOX ST PENDRELL ST DAVIE ST C5 North South FCCDD BCPED RM-5A HARWOOD ST BUTE ST JERVIS ST BEACH AVE Burrard Corridor Area G THURLOW+ HARWOOD REZONING APPLICATION 19