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


• Built in 1960

• Seniors care facility; childcare facility

Holy Name of Jesus Church


• Built 1961 (on Recent Landmarks Inventory)

• Church and rectory

4

3

SUB-AREA 2

SUB-AREA 3

St Vincent’sHeather

Holy Name of JesusYouville

ON

TA

RIO

ST

OA

K S

T

CA

MB

IE S

T

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





Exploring Early Ideas & Guiding Principles

He

ath

er

Str

ee

t

Cam

bie Street

McGuigan Ave.cGuigan Ave

Cam

bi

He

ath

er

Str

ee

t

W 33rd Avenue

N

4

A

B

CA

B

C

E

F

N

D

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

5

3

3

4 5

What doyou think?

#8Passport Question


• Site design


• Green mobility






S P R I N GEXPO

2016


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)


• Vacant site

5740 Cambie St. (SE corner)


• 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


• 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)




potential location to explore Canada Line station entrance


N

W. 41st Ave

Cam

bie

St.

6

7

8

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

HIGHER

MID

6

7

8

N

SUB-AREA 3

SUB-AREA 4

A

SUB-AREA 5

41st + Cambie Corners

ON

TA

RIO

ST

OA

K S

T

CA

MB

IE S

T

W 16 AVE

What doyou think?

#8Passport Question

N

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


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


• 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


• 71 strata apartments and 1 caretaker unit in 5 buildings

• Built 1968/69

Louis Brier


• 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)

Lau

rel

Str

ee

t

W 41st Avenue

Osl

er

Str

ee

t

Oak S

tre

et

Str

ee

tS

tre

Louis Brier Home + Hospital

10

9



low-rise residential

potential common/plazaspaces (try to retain trees)

potential opportunity for higher buildings

walking and/or cycling connections




Retain or integrate

similar building

form

N

LOWMID

LOW

MID

COMMON

SPACE

PUBLIC SPACE

N

A

B

C

D

E

F

E

To Oakridge

Transit Centre

To JCC Site

F

G

G

G

D

C

AB

H

H

H

I

I

Background

F

9

10

ON

TA

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ST

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CA

MB

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T

W 16 AVE

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.


• Site design


• Green mobility






S P R I N GEXPO

2016


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

ON

TA

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ST

OA

K S

T

CA

MB

IE S

T

W 16 AVE

Oakridge Apartment Area


• 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.


• 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)


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

bie

Stre

et

W. 45th Avenue

Tisd

all S

tree

t

What doyou think?

#8Passport Question

11

S P R I N GEXPO

2016


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


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


• Seniors social housing; 100 units

• Built in 1978

YMCA


• YMCA recreation facility (pool, gym, programming space)

• Built in 1978

SouthVan Manor

2

1

13

12

N

YMCA

N

Alb

ert

a S

tre

et

W 49th Avenue

rta

Str

ee

t

mid-rise residential


potential opportunity forhigher buildings

walking/cycling connections





A

E

F

C

C

LOW

MID

MID

LOW

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

E

D

F

D

B

B

C

12

13

12 13

SUB-AREA 5

SouthvanManor

YMCA

ON

TA

RIO

ST

OA

K S

T

CA

MB

IE S

T

W 16 AVE

What doyou think?

#8Passport Question

SouuuuthVhVananManor orrroo SSitSitSitSitS eeeee


• Site design


• Green mobility






S P R I N GEXPO

2016


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

ON

TA

RIO

ST

OA

K S

T

CA

MB

IE S

T

W 16 AVE

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








heritage retention opportunity


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


• Integrate family-friendly housing, given proximity to schools

• Integrate affordable housing (20% target) through larger site development by combining properties

A

A

B

B

C

C

D

D

DD

E

E

E

F

F

F

7255 Laurel Street

Lau

rel S

tree

t

W 57th Avenue

Oak S

tre

et

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


• Site design


• Green mobility






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


• 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

ON

TA

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ST

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K S

T

CA

MB

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T

W 16 AVE

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


• 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









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


• 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

16

17

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

Cam

bie

Str

ee

t

SW Marin

e Drive

Lo

rd S

tre

et

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


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

Cambie Corridor Spring Expo - Unique Sites - June 2016

Documents

Transcript of Cambie Corridor Spring Expo - Unique Sites - June 2016