Post on 06-Jan-2017
Early Ideas Early Ideas
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King Edward Mall*
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King Edward Mall*
King Edward AvenueN
UNIQUE SITES
BALFOUR BLOCK
Housing variety and affordability
• Provide family-friendly housing
• Acknowledge the importance of existing rental housing and provide 20% affordable housing, prioritizing social housing
• Consider apartment buildings closer to Oak St. for affordable housing
• Provide tenant relocation assistance with rezoning
• Focus on ground-oriented housing, like townhouses
Neighbourhood scale/identity
• Ensure site design and building scale respects surrounding single-family context
Site Background
• Approx 2.52 acres (excludes lane, includes synagogue parking lot)
• RT-2 duplex zoning; RS-7 on synagogue parking
• 17 duplexes with 34 rental units
• Built in 1954
N
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W 18th Avenue
W 19th Avenue
W 18th Avenue
W 19th A
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Green space
• Integrate shared outdoor space for the “Balfour” community
• Maximize retention of significant trees and create public social space
Community connections
• Integrate connections through the site and to local amenities/services
• Open east-west lane, as needed, to improve site access
KING EDWARD MALL
SUB-AREA 1
Balfour
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W 16 AVE
SUB-AREA 2
SUB-AREA 1
Oak + King Edward Area
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W 16 AVE Site Background
• Approx 4.0 acres (multiple sites)
• CD-1 zoning
• Shopping - retail and services, gas station
• Mall built in 1970; gas station in 1990
Vibrant mixed-use hub
• Retain a large grocery store
• Integrate residential uses
• Create a sense of place with outdoor people places to gather and socialize
• Enhance local shops and services with pedestrian-focused street edges
• Explore opportunities for community supporting facilities (e.g., childcare)
Scale
• Consider scale of surrounding institutional context
Community connections
• Integrate walking connections through the site and to surrounding amenities
• Link to Braemar Park with an on-site gathering space
Housing
• Explore a range of housing types, including mid-rise apartments and creative opportunities to integrate ‘ground-oriented’ type housing (even on roof)
• Provide 20% affordable housing, prioritizing social housing
low-rise
ground-oriented residential
pedestrian and/or cycling connections
lane/vehicle connection
landscape retention/enhancement area
lower mid-rise mixed-use
low-rise residential/mixed-use
potential opportunityfor higher buildings
pedestrian and/or cycling connections
lane/vehicle connection
active commercial at grade
LOW
LOW
TOWNHOMES
TOWNHOMES
LOW LOW
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MID MID
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P a n e l
8.0
What doyou think?
#8Passport Question
• Affordable housing
• Site design
• Access to nature
• Green mobility
• Sustainable food
• Rainwater management
• Zero waste planning
• Low carbon energy
Rezoning Policy for Sustainable Large Developments (see Panel 8.8)
1 2
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
P a n e l
8.1UNIQUE SITES
Youville Residence
ST. VINCENT’S HEATHER, HOLY NAME CHURCH, & YOUVILLE PRECINCT
Holy Name of Jesus Church
St. Vincent’s Heather
• Approx 7.49 acres; CD-1 zoning
• Partially built in 2008 & 2014
• Assisted living facility; office space; retired clergy housing; vacant lot areas
Youville Residences
• Approx 2.49 acres; CD-1 zoning
• Built in 1960
• Seniors care facility; childcare facility
Holy Name of Jesus Church
• Approx 1.23 acres; CD-1 zoning
• Built 1961 (on Recent Landmarks Inventory)
• Church and rectory
4
3
SUB-AREA 2
SUB-AREA 3
St Vincent’sHeather
Holy Name of JesusYouville
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W 16 AVE
St. Vincent’s Heather
Active healthcare precinct
• Support expansion of campus of care, including seniors care facilities (e.g., housing for less independent seniors) & supportive uses
• Seek ways to ‘enliven’ site for residents and connect with neighbourhood
• Consider some new retail to activate W. 33rd and provide a place for socializing
• Focus on accommodation and care for seniors and vulnerable residents
• Explore expansion of social housing, with a focus on seniors
Access and Connections
• Ensure emergency access is accommodated (on this site and Women’s & Children’s Hospitals)
• Integrate walking links through the site, if possible, to connect with the community
• Consider a new vehicle connection from Heather Street to St. John Paul II Way
Neighbourhood integration
• Consider potential changes in local area (e.g., RCMP site)
• Consider views to the RCMP Fairmont Complex
5
St. Vincent’s Heather Site
LOW
LOW
LOWLOW
HIGHER MID
RCMP
HIGHER MID
HIGHER MID
Existing ChurchYouville
6 storeys
Honoria Conway4 storeys
St. Paul II Centre
4-6 storeys
higher mid-rise
lower mid-rise
low-rise
pedestrian and/or cycling connections
lane/vehicle connection
active commercial at grade
landscape retention/enhancement area
Exploring Early Ideas & Guiding Principles
He
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McGuigan Ave.cGuigan Ave
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W 33rd Avenue
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Youville Residences
Intergenerational Hub
• Retain/renew the seniors care and childcare, and enable compatible development
• Integrate more residential uses
• If residential is added, seek 20% as affordable housing, with a priority on social housing
• Explore opportunities for local retail uses on W 33rd Ave
Connect with Nature
• Explore opportunities to retain on-site open space for residents to connect with nature
• Maximize retention of mature trees
D
F
Heritage and Landmarks
• Explore opportunities to retain the church as a focal point of the precinct
• Revisit Phase 2 policy to enable compatible new development that will help retain the church
• Development should be sensitive to the scale and architecture of the church
Coordinating the Precinct
• Explore opportunities to coordinate new development with the adjacent Youville site
• Consider potential locations for a future Canada Line Station
Holy Name Church
E
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3
3
4 5
What doyou think?
#8Passport Question
• Affordable housing
• Site design
• Access to nature
• Green mobility
• Sustainable food
• Rainwater management
• Zero waste planning
• Low carbon energy
Rezoning Policy for Sustainable Large Developments (see Panel 8.8)
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
P a n e l
8.2UNIQUE SITES
SE Corner - 5740 Cambie St.
3 CORNERS AT CAMBIE & W. 41ST AVE
NE Corner - 495 W. 41st Ave
5655 Cambie St. (NW corner)
• Approx 0.71 acres; C-1 zoning
• Built in 1962
• Retail with office space
495 W. 41st (NE corner)
• Approx 0.36 acres; C-2 zoning
• Vacant site
5740 Cambie St. (SE corner)
• Approx 0.78 acres; C-2 zoning
• Built in 1959
• Retail with office space
3 Corners at Cambie & W. 41st (Cambie Phase 2 sites)
An important and vibrant urban hub
• Create a fine-grain, pedestrian friendly commercial street front
• Consider building heights beyond 12 storeys on the 3 corner sites (NW/NE/SE) if the density supports key City and regional objectives for a Municipal Town Centre (i.e., job space, rental housing)
• Explore building heights in the 16-20 storey range if the proposal is for secured rental housing, job space, or a combination of both. Ground floor retail will be required for all proposals.
• Focus the highest building heights at the SE corner, and ensure proposals consider potential impacts on adjacent Phase 3 areas
• Encourage retention of medical/office uses
Community connections
• Improve the pedestrian experience at the Cambie/W41st intersection to improve walkability
• Explore opportunities for a new Canada Line station entrance
NW Corner - 5655 Cambie
higher mid-rise mixed-use
lower mid-rise residential
low-rise residential (Focus Area)
potential opportunity forhigher buildings (16-20 storeys)
pedestrian and/or cycling connections
lane/vehicle connection
active commercial at grade
potential location to explore Canada Line station entrance
Exploring Early Ideas & Guiding Principles
N
W. 41st Ave
Cam
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LOW(Focus Area) LOW
(Focus Area)
MID (Phase 2)
MID(Phase 2)
MID(Phase 2)
LOW(Focus Area)
HIGHER
MID(Phase 2)
HIGHER
MID(Phase 2)
HIGHER
MID
HIGHER
MID HIGHER
MID
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MID
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SUB-AREA 3
SUB-AREA 4
A
SUB-AREA 5
41st + Cambie Corners
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W 16 AVE
What doyou think?
#8Passport Question
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Policy Context
The corner properties at Cambie Street and W. 41st (excluding Oakridge Centre) are identified in the Cambie Corridor Plan for mixed-use buildings up to 12 storeys, with ground floor retail. Second floor job space is strongly encouraged. The Plan also directs staff to investigate allowing mixed-use buildings beyond the anticipated 12 storeys as part of Phase 3.
Conceptual sketch of higher buildings at the 3 corners of W. 41st Ave. & Cambie St.
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
P a n e l
8.3
Shawn Oaks Strata & Louis Brier Precinct
UNIQUE SITES
Housing
• Provide a diversity of housing options, and consider expansion of seniors housing and services
• Renew, retain and expand existing institutional uses (i.e., seniors care facilities)
• If residential is added, seek 20% as affordable housing, with a priority on social housing
Mix of uses and placemaking
• Explore opportunities for community supporting facilities (e.g., childcare)
• Integrate new retail uses
• Provide a south facing plaza on W. 41st Ave., integrated with retail
Connections
• Integrate new vehicle, pedestrian, and cycling connections
• Improve sidewalks and public space along Oak Street, while maximizing tree retention
Neighbourhood Integration
• Consider coordinating future development with larger sites in the overall area
• Ensure sensitive building transitions to the single-family area to the west and north
• Focus higher buildings along Oak Street
Urban Forest
• Maximize retention of significant trees and integrate with open spaces
Memory
• On Shawn Oaks, explore designs that reflect and consider the existing building siting and landscape approach; acknowledging the original site design
Shawn Oaks Strata
SHAWN OAKS STRATA & LOUIS BRIER
Shawn Oaks
• Approx 3.2 acres; CD-1 zoning
• 71 strata apartments and 1 caretaker unit in 5 buildings
• Built 1968/69
Louis Brier
• Approx 4.0 acres; CD-1 zoning
• Louis Brier home and hospital long term care facility (218 beds)
• Weinberg Residence (40 assisted living & 20 care rooms)
• Built 1968 (main building) & 2002 (west building)
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Louis Brier Home + Hospital
10
9
Exploring Early Ideas & Guiding Principles
lower mid-rise residential
low-rise residential
potential common/plazaspaces (try to retain trees)
potential opportunity for higher buildings
walking and/or cycling connections
lane/vehicle connection
active commercial at grade
landscape retention/enhancement area
Retain or integrate
similar building
form
N
LOWMID
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COMMON
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PUBLIC SPACE
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To Oakridge
Transit Centre
To JCC Site
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SUB-AREA 3Shawn Oaks
Louis Brier
What doyou think?
#8Passport Question
Early ideas relate to the Louis Brier and Shawn Oaks sites, however, it is recognized that these sites may redevelop independently or together.
• Affordable housing
• Site design
• Access to nature
• Green mobility
• Sustainable food
• Rainwater management
• Zero waste planning
• Low carbon energy
Rezoning Policy for Sustainable Large Developments (see Panel 8.8)
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
P a n e l
8.4UNIQUE SITES
OAKRIDGE APARTMENT PRECINCT
Policy Context
The Oakridge Apartment area is an important rental housing area within the Corridor and the City, providing affordable housing options with excellent access to transit, and in close walking distance to shops, services, parks and other amenities.
The overall area includes 487 market rental apartments, 77 social housing units, and 149 co-op units.
Rate of Change Protection
Rental apartments in this area are protected by the City’s Rate of Change Official Development Plan (ODP), requiring any new development under the existing CD-1 zoning to replace existing rental units on a 1 for 1 basis.
SUB-AREA 4
Oakridge Apartment Area
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Oakridge Apartment Area
Housing variety and affordability
• Undertake further study of this precinct to protect and strengthen it as a key rental housing area
• Prioritize retention of and re-investment in the existing market rental buildings
• Consider opportunities for renewal/expansion of existing market rental housing at a controlled pace
• Ensure inclusion of family-oriented units
• Explore opportunities for rental infill, with consideration for seismic upgrading and feasibility
• If redevelopment occurs in this area, tenant relocation assistance will be expected
Character
• Celebrate the existing local character, including mid-century design elements, landscaping and site arrangement
Open space, greening and recreation
• Maintain usable open spaces and recreation opportunities on-site for residents to gather and share community
• Maximize retention of healthy and significant trees on all sites.
Community connections
• If new development occurs, seek opportunities to increase the walkability of the neighbourhood by integrating new walking/cycling connections to nearby amenities and services (i.e., Oakridge Centre, transit, parks, schools)
Exploring Early Ideas & Guiding Principles
N
Special Study Area
Co-op housing sites
Rental housing sites
Oakridge centre
Cambie Plan Phase 2
Phase 3 study area
Phase 3 unique site - See
3 Corners unique site
SPECIAL STUDY AREA
N
W. 41st Avenue
Cam
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W. 45th Avenue
Tisd
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What doyou think?
#8Passport Question
11
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
YMCA
Vibrant community
• Activate W. 49th Ave. with an enhanced pedestrian-friendly public realm and commercial frontage
• A mid-density community with strong connections to the neighbourhood and adjacent park
• Encourage a mix of housing types and tenures, exploring options like rental housing, market condominiums, family and student-oriented housing
• Provide 20% affordable housing, prioritizing social housing
• Explore opportunities for community supporting facilities (e.g., childcare)
Connect to Nature
• Ground-oriented units along the park edge to create activity and ‘eyes on the park’
• Maximize tree retention and integrate significant trees into the site design. Coordinate 49th Ave sidewalk placement with tree retention
Neighbourhood Integration
• Pedestrian-friendly edges and improved walking connections
• Provide strong visual connections and ‘desire lines’ through the site and to Langara Park
• Activate the Langara golf course and Langara Park edges with pedestrian paths and housing entrances
P a n e l
8.5UNIQUE SITES
YMCA AND SOUTHVAN MANOR PRECINCT
Background
SouthVan Manor
• Approx 1.99 acres; CD-1 zoning
• Seniors social housing; 100 units
• Built in 1978
YMCA
• Approx 1.99 acres; CD-1 zoning
• YMCA recreation facility (pool, gym, programming space)
• Built in 1978
SouthVan Manor
2
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YMCA
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W 49th Avenue
rta
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mid-rise residential
low-rise residential
potential opportunity forhigher buildings
walking/cycling connections
lane/vehicle connection
active commercial at grade
landscape retention/enhancement area
Exploring Early Ideas & Guiding Principles
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F
C
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LOW
MID
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MATURE TREES
N
SouthVan Manor
Affordable Housing
• Support the long-term provision of social housing on the site, with a focus on seniors
• Retain and renew existing buildings. At the end of lifecycle, support redevelopment that preserves affordability and prioritizes tenants on the site
• If market housing is proposed to be introduced beyond replacement social housing, 20% of net new housing units are to be affordable.
Connect to Nature
• Maximize retention of healthy mature trees
• Integrate view of trees and green space from any new development and from Alberta St.
A
D
D
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D
F
D
B
B
C
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SUB-AREA 5
SouthvanManor
YMCA
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What doyou think?
#8Passport Question
SouuuuthVhVananManor orrroo SSitSitSitSitS eeeee
• Affordable housing
• Site design
• Access to nature
• Green mobility
• Sustainable food
• Rainwater management
• Zero waste planning
• Low carbon energy
Rezoning Policy for Sustainable Large Developments (see Panel 8.8)
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
P a n e l
8.6UNIQUE SITES
SALVATION ARMY HOMESTEAD & LAUREL/ W. 57TH AREA
Salvation Army Homestead Site
• Approx 1.24 acres; RS-1 zoning
• Built in 1987
• Institutional, currently vacant
W.57th & Laurel area
• Approx 2.14 acres, with 6 parcels; RS-1 zoning
• House at 7255 Laurel built in 1913; “C” category site on Vancouver Heritage Register
• Other houses constructed in the 1950s/60s
• 5 single-family houses, one vacant lot
15
14
SUB-AREA 4
Salvation Army
W 57th + Laurel
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Community Connections
• Integrate new connections through the precinct to link local destinations and green spaces
• Consider links to the emerging commercial/recreation node at Pearson and Langara Gardens
• Enhance walking routes and public space along Oak Street
• Integrate coordinated vehicle access for the overall precinct, including adjacent sites
• Consider opportunities to integrate neighbourhood supporting facilities (e.g., childcare)
• Evaluate the need for institutional uses in the area, acknowledging the Salvation Army site’s former use
Local Scale and Identity
• Ensure site design and building scale is compatible with the surrounding neighbourhood
Park-like Setting
• Maximize retention of significant trees and integrate with overall site design
• Integrate and coordinate on-site pathways with treed areas
LOW MIDHIGHER MID
TOWNHOUSE
Sunrise Seniors4 storeys
higher mid-rise residential
lower mid-rise residential
low-rise residential
ground-oriented residential
potential opportunity for higher buildings
pedestrian and/or cycling connections
lane/vehicle connection
landscape retention/enhancement area
heritage retention opportunity
Exploring Early Ideas & Guiding Principles
N
A
N
Heritage
• Celebrate and retain the existing heritage building, exploring it as a focal point for new development
• Consider creative reuse of the heritage house for community supporting facilities (i.e., childcare) or local serving commercial
Housing variety and affordability
• Integrate family-friendly housing, given proximity to schools
• Integrate affordable housing (20% target) through larger site development by combining properties
A
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C
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D
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DD
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F
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7255 Laurel Street
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W 57th Avenue
Oak S
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Salvation Army Site
1415
What doyou think?
#8Passport Question
Coordinate Development
• Coordinate the overall precinct design and built form
• Consider the conceptual heights and densities if the precinct is sufficiently consolidated to achieve key objectives (i.e., heritage retention, tree retention, connections, open space, housing objectives).
• If not consolidated, lower housing forms will be explored
• Affordable housing
• Site design
• Access to nature
• Green mobility
• Sustainable food
• Rainwater management
• Zero waste planning
• Low carbon energy
Rezoning Policy for Sustainable Large Developments (see Panel 8.8)
The Sustainable Large Sites Rezoning Policy may apply to future rezoning
P a n e l
8.7UNIQUE SITES
Marpole Buffer on W. 65th Avenue
8100 BLOCK OF CAMBIE STREET PRECINCT
Lord Street at W. 65th Avenue
Cambie Street 8100 block
• Approx 0.78 acres; CD-1 zoning
• Built in 1974
• 16 townhomes
Lord Street properties
• RS-1 single-family houses
• 6 single-family houses; 5 built in 1964
and 1 in 2002
Marpole buffer area (W64 to W65th)
• RS-1 single-family houses
• Directly adjacent to Phase 2 sites that allow 6 storey apartment; no lane
SUB-AREA
6
8100 Block of Cambie
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Cambie Street 8100 Block
The 8100 block of Cambie Street is under review in Phase 3 in order to improve the building transition to the site at the NW corner of Cambie and SW Marine Drive, and to provide stronger policy to guide future development.
Well-being hub
• Accommodate a mix of uses, including residential, retail, service, medical, institutional
• Require rental replacement and a Tenant Relocation Plan with rezoning if any existing units are rented at that time.
Activation
• Provide an active walking-friendly interface on Cambie Street and enriched lane edges
Neighbourhood integration
• Consider building heights beyond the 6 storeys identified in the current Cambie Corridor Plan to improve the transition from the site to the south and improve opportunities for community supporting uses
• Integrate small plazas at the lane ends to serve as gathering and socializing spaces
Cambie 8100 Block - existing townhomes
higher mid-rise
lower mid-rise residential
ground-oriented residential
potential opportunity for higher buildings
pedestrian and/or cycling connections
lane/vehicle connection
active commercial at grade
landscape retention/enhancement area
Exploring Early Ideas & Guiding Principles
N
Lord Street Properties
Housing variety
• Integrate family-friendly multi-family housing adjacent to Ash Park and the school
• Explore opportunities for mid-rise secured rental housing
Neighbourhood integration
• Transition building heights down towards W. 65th to remain compatible with the properties north of W. 65th
Buffer north of W. 65th
Building on Phase 2
• Explore incorporating 1 additional parcel on W. 64th and 2 additional parcels on W. 65th into Phase 2 in order to integrate a new lane and improve the building transition from Cambie Street
• If not incorporated into Phase 2, these parcels will be considered for ground-oriented housing, similar to the remainder of the Marpole Buffer
• Remaining Marpole Buffer to be explored for ground-oriented housing, such as townhomes
A
A
A
B
B
B
C
C
D
D
D
Cambie Plan
Phase2
Marpole Buffer Areas near 8100 Block
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18
Cambie Plan
Phase2
Laurier Annex
Ash Park
Phase 2 development
site under construction
Phase 2 Phase 2developmentdeeveelopment
site under site under constructionconstruction
MID
HIGHER MID
TOWN-HOUSE
TOWN-HOUSE
MID
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Lo
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W. 65th Ave
W. 64th Ave
1617
18
16
17 18
What doyou think?
#8Passport Question
N
Looking southwest towards Cambie and SW Marine Drive Looking southwest near W. 64th Ave.
S P R I N GEXPO
2016
C A M B I ECORRIDORP h a s e 3
STEP 2: June 2016
P a n e l
8.8LARGE DEVELOPMENTS REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
SITE DESIGN
Create a design that incorporates layout and orientation to reduce energy needs, and facilitate passive design solutions, urban agriculture, and natural systems where possible.
ACCESS TO NATURE
Provide a plan that demonstrates how the project will provide natural habitats, enhance the ecosystem as well as create public open spaces and opportunities for people to directly experience nature.
SUSTAINABLE FOOD SYSTEMS
Provide a sustainable local food plan that considers urban agriculture and sustainable community food systems.
GREEN MOBILITY
Create a green mobility plan, which will provide measures and strategies to prioritize more sustainable travel to and from the site. This will include prioritizing walking, cycling and public transit over automobile use, and facilitating the incorporation of low carbon vehicles, such as electric vehicles.
The Sustainable Large Developments Policy requires that as part of the rezoning process, the developer must prepare plans or studies on how they would address environmental and social
sustainability on the site.
RAINWATER MANAGEMENT
Create a rainwater management plan that recognizes rainwater as a resource to enhance the community and the environment.
ZERO WASTE PLANNING
Create a solid waste diversion strategy to reduce waste, increase opportunities for material reuse and recycling, and reduce greenhouse gas (GHG) emissions.
LOW CARBON ENERGY
Work with the City to determine the best potential to support a low carbon Neighbourhood Renewable Energy strategy for the site, in the context of the Cambie Corridor.
AFFORDABLE HOUSING
Provide a strategy that considers a range of unit types and tenures to enhance the affordability, in accordance with Council’s Affordable Housing Policies.
On sites with housing, a range of unit types and tenures will be considered to enhance affordability. The priority will be to secure at least 20% of the units as social housing for low income households, pending available funding through CACs and other sources at the time of rezoning. When 20% social housing units are not achievable, the City will consider flexible options, including, but not limited to:
• Market rental housing owned and operated by a non-profit housing provider
• Market rental housing that is privately owned and operated
• Innovative housing models that can demonstrate a significant level of affordability (e.g., affordable homeownership models)
• Clear title to a site that could accommodate 20% of the units in the development as affordable housing in cases where the City has a reasonable expectation of being able to develop the site in a timely way
• Off-site provision of affordable housing.
• Involves a land parcel or parcels having a total site size of 8,000m2 (1.98 acres) or more,
FOR LARGE DEVELOPMENTS THE CITY REQUIRES DEFINED PLANS OR STUDIES FOR THE FOLLOWING:
• Contains 45,000m2 (484,375 sq. ft.) or more of new development floor area
WHAT CONSTITUTES A LARGE SITE?
or