Development Phasing & Parcel Studies - Rezoning...

2 Development Phasing & Parcel Studies

Development Phasing & Block Studies

40 PEARSON DOGWOOD REZONING

Figure 2-1: Phasing Plan

Pearson Dogwood Policy Statement Relevant Policies

3.2.1 Housing

• Deliver as many independent housing units with supports in the first phases of development.

• Target of 20% affordable housing to be constructed with each phase of development as funding permits. (Exceptions are phases that are predominantly health care housing and services).

The phasing for the development is dependent on a variety of factors, including the development of new health-related facilities on-site, which will allow for the phased demolition of both the Dogwood and Pearson facilities.

The phasing of development begins with the construction of two mixed-use market housing parcels, the YMCA / Community Health Centre with residential above and the Complex Residential Care facility. The development of these parcels first will allow for the relocation of Dogwood

residents and the demolition of the Dogwood facility, as well as the transfer of approximately 50 Pearson residents to new housing. Subsequent phases follow an east to west pattern, again to minimize disruption to Pearson facilities until replacement facilities are constructed.

The majority of the affordable housing units will be constructed in Phase 1, 2 and 3, with the balance delivered in Phase 5.

The City Park and Urban Farm will be delivered in Phase 2 (preferred) or Phase 3 depending on the ability to demolish

the Pearson facilities. Roads will be constructed to allow for vehicular access with temporary roads and/or interim turnaround movements provided until roadworks can be completed upon the demolition of existing facilities.

A Redevelopment Discovery Centre will be constructed in the northwest corner of the site in Phase 1, on an existing parking lot that is slated to be developed last. The location will not disrupt phasing of other parcels, and is intended to provide information to potential future residents and surrounding neighbours regarding the development process.

Phase 1

Phase 2

Phase 2-3

Phase 3

Phase 4

Phase 5

Parcel

Discovery Centre

Existing Facility

Property Line

Parcel Boundary

2.1 Phasing Plan

X


PEARSON DOGWOOD REZONING 41

Table 2-1: Land Area by Phase

PHASE LAND AREA (M2) LAND AREA (FT2)

1 24,228 260,786

2 17,863 192,280

3 26,043 280,326

4 22,969 247,237

5 11,663 125,536

TOTAL AREA 102,766 1,106,165

2.1 Phasing Plan cont’dTable 2-2: Summary Development Statistics by Phase

Table 2-3: Residential Area by Phase and Housing Type

Table 2-4: Residential Unit Counts by Phase and Housing Type

PHASE NON-EXCLUDED EXCLUDED SUB-TOTAL TOTAL OVERALL (sf)

Residential (sf)* Retail (sf) Health (sf) Amenity (sf) Daycare (sf) Non-Excluded (sf) Excluded (sf)

1 625,754 34,575 180,076 81,343 15,495 840,405 96,838 937,243

2 724,674 81,282 0 0 0 805,956 0 805,956

3 433,527 16,804 0 0 0 450,331 0 450,331

4 536,716 0 0 0 0 536,716 0 536,716

5 463,854 0 0 0 0 463,854 0 463,854

TOTAL 2,784,525 132,661 180,076 81,343 15,495 3,097,262 96,838 3,194,100

PHASE RESIDENTIAL AREA TOTAL OVERALL (sf)

Market Housing (sf) Affordable Housing (sf) Supportive Housing** (sf)

1 514,442 71,512 39,800 625,754

2 585,699 107,135 31,840 724,674

3 351,903 62,520 19,104 433,527

4 536,716 0 0 536,716

5 390,162 73,692 0 463,854

TOTAL 2,378,922 314,859 90,744 2,784,525

PHASE RESIDENTIAL UNITS TOTAL UNITS

Market Housing Units Affordable Housing Units Supportive Housing Units**

1 356 93 50 499

2 405 140 40 585

3 243 82 24 349

4 371 0 0 371

5 270 96 0 366

TOTAL 1645 411 114 2170

** Supportive housing: Pearson Dogwood units

** Supportive housing: Pearson Dogwood units

* Residential: market, affordable and supportive** housing.



PHASE NON-EXCLUDED EXCLUDED BUILDING PHASE

BuildingsMarket Housing

(sf)Affordable

Housing (sf)Supportive

HousingRetail

(sf)Health

(sf)Amenity

(sf)Day Care

(sf)Total Non-

Excluded (sf)Total Excluded

(sf)Overall Area

(sf)Total Non-

Excluded (sf)Total Excluded

(sf)Total By Phase

1

A-1 186,123 0 26,666 4,334 217,123 217,123

840,405 96,838 937,243A-2 160,727 71,512 0 20,501 252,740 252,740

B-1 113,665 6,210 113,665 6,210 119,875

C-1 167,592 13,134 9,740 66,411 81,343 9,285 256,877 90,628 347,505

TOTAL 514,442 71,512 39,800 34,575 180,076 81,343 15,495 840,405 96,838 937,243

Figure 2-2: Phasing Plan – Phase 1

2.1 Phasing Plan cont’d



PHASE NON-EXCLUDED BUILDING PHASE


(sf)Affordable

Housing (sf)*Supportive

HousingRetail

(sf)Total Non-

Excluded (sf)Overall Area

(sf)Total Non-

Excluded (sf)Total By Phase

2

D-1 142,677 50,403 31,840 18,899 243,819 243,819

805,956 805,956D-2 177,760 56,732 53,222 287,714 287,714

D-3 188,999 0 9,161 198,160 198,160

E-1 76,263 76,263 76,263

TOTAL 585,699 107,135 31,840 81,282 805,956 805,956







(sf)Affordable

Housing (sf)*Supportive

HousingRetail

(sf)Total Non-


(sf)Total Non-


3F-1 143,979 62,520 19,104 0 225,603 225,603

450,331 450,331 F-2 207,924 16,804 224,728 224,728

TOTAL 351,903 62,520 19,104 16,804 450,331 450,331







(sf)Total Non-


(sf)Total Non-


4

G-1 138,332 138,332 138,332

536,716 536,716

G-2 54,794 54,794 54,794

G-3 75,408 75,408 75,408

G-4 67,476 67,476 67,476

G-5 52,278 52,278 52,278

G-6 67,457 67,457 67,457

G-7 80,971 80,971 80,971

TOTAL 536,716 536,716 536,716







(sf)Affordable

Housing (sf)*Total Non-


(sf)Total Non-


5

H-1 179,197 179,197 179,197

463,854 463,854H-2 73,692 73,692 73,692

H-3 94,845 94,845 94,845

H-4 116,120 116,120 116,120

TOTAL 390,162 73,692 463,854 463,854





BUILDING HEIGHTS

BuildingBuilding Storeys

Feet Meters

A-1 22 237.08 72.26

A-2 26 276.08 84.15

B-1 5Final Height based on detailed design

C-1 26 281.92 85.93

D-1 28 292.59 89.18

D-2 28 294.75 89.84

D-3 26 282.42 86.39

E-1 6 65.85 20.07

F-1 23 236.57 72.11

F-2 23 246.74 75.21

G-1 20 205.42 62.61

G-2 6 61.02 18.60

G-3 6 65.85 20.07

G-4 6 62.10 19.15

G-5 6 61.02 18.60

G-6 7 75.67 23.07

G-7 7 74.17 22.61

H-1 18 188.92 57.57

H-2 8 89.17 27.19

H-3 8 91.17 27.79

H-4 12 126.87 38.67

Figure 2-7: Building Heights

2.1 Phasing Plan cont’dTable 2-5: Maximum Building Heights



2.2 Parcel A – Phase 1Parcel A, at the corner of Cambie St. and 59th Ave., is the southeastern gateway to the site. A public walkway runs through this block connecting the southeastern corner to the central open space network beyond at the northwest corner of the block. The walkway opens to a central courtyard and is anchored by public plazas at each end. Two main building masses are defined by the diagonal public space: the eastern portion with residential buildings atop a commercial podium base provide an active street edge for 58th Avenue, Cambie Street and the 59th Avenue corner; and, the western portion with residential buildings also atop a commercial base to the north and a townhome base to the south.

The height of buildings transitions from higher in the north and east to lower in the south and west, reinforcing the site-wide height transition strategy. The two towers, at the northeast and northwest corners of the parcel, have mid-rise extensions. Both building types share stylistic similarities, yet each has clearly articulated massing to appear as separate elements and achieve a fine-grained character consistent with the surrounding residential context. The mid-rise building types have several step backs; the eastern building terminating in a row of three storey townhomes. The form at the southern edge reduces the massing, respects the neighbourhood residential typology, and increases solar penetration to the street level.

Vehicular access to all underground parking and loading is off Internal Street 2. On-street parking is provided on 58th Avenue and Internal Street 2 for short-term commercial and residential visitors.

Figure 2-8: Parcel A – Site Plan

Public Plaza (R.O.W.)

Diagonal Public Mews (R.O.W.)

Retained Trees

Parking/Loading Entrance

Commercial Podium

Residential Tower

Residential Mid-Rise

Residential Townhomes

Property Line

Parcel Boundary

BA

D

FGH

C

E

B

A

D

F

HH

C

E

G

A

F

H

E

E

E

W. 58TH AVENUE

INT

ER

NA

L S

TR

EE

T 2

W. 59TH AVENUE

Parcel A

Uses Gross Area sf Gross Area m2

Market Housing 346,850 32,223

Affordable Housing * 71,512 6,644

Supportive Housing * 26,666 2,477

Retail 24,835 2,307

TOTAL AREA 469,863 43,651

* 50 Pearson Dogwood units with supports

Residential Unit Count

Unit Type Market UnitsAffordable

Units

Studio 19

1 Bed 108 28

2 Bed 132 27

3 Bed 19

TOTAL UNITS 240 93

G

Table 2-6: Parcel A Summary Statistics

A2A1



Figure 2-9: Parcel A – 3D Rendering Looking Northwest Figure 2-10: Parcel A – 3D Rendering looking Northeast

CAMBIE

STR

EET

CAMBIE STREET

INTERNAL STREET 2

W. 59 TH AVE

W. 59TH A

VE

2.2 Parcel A – Phase 1 cont’d



Primary Building Entry

Parking & Loading Entry

Market Housing

Proposed Affordable Housing (ASP)

Retail

Residential Tower Above

Property Line

Parcel Boundary

1

1

2Inte

rnal

Str

eet

2

Cam

bie

Str

eet

W. 59th Ave.

W. 58th Ave.

1

2

Bike Lane

Figure 2-11: Parcel A – Ground Floor Plan

R.O.W.

Parking

Residential* 442

Retail 43

TOTAL 485

*Including visitor stalls

Bicycle Storage Class A Class B

Residential 416 6

Retail 5 6

TOTAL 421 12

Loading Class A Class B

TOTAL 1 2


Table 2-7: Parcel A – Parking & Loading

N 0 25 50 100



Figure 2-12: Parcel A – Typical Parking Level Plan Figure 2-13: Parcel A – Typical Upper Level Floor Plan





A

B

C C

B

A

Figure 2-14: Parcel A – Section A

W. 58th Ave.

W. 59th Ave.

26 storeys276.08’ / 84.15m

* All heights relative to lobby elevation.



2.2 Parcel A – Phase 1 cont’dFigure 2-15: Parcel A – Section B Figure 2-16: Parcel A – Section C

Internal Street 2

Internal Street 2

Cambie Street

Cambie Street

R.O.W.

R.O.W.

22 storeys237.07’ / 72.26m

26 storeys276.08’ / 84.15m

22 storeys237.07’ / 72.26m

26 storeys276.08’ / 84.15m



2.3 Parcel B – Phase 1Parcel B is centrally located with its edges defined by the new Pearson Plaza to the north, the new internal street 2 to the east, a public open space to the south and the new City Park to the west. The parcel includes the Adult Daycare and 144 Complex Residential Care units, in the form of a 5 storey mid-rise building. The design presented may be refined with further stakeholder input.

Minimum setbacks are provided for upper levels on the north, east and west property lines, ensuring the area required for the Residential Care program is achieved. At the ground level, the building façades are recessed from the upper level soffit to create partially covered open spaces protected from the elements for use of the facility residents and Adult Daycare clients. These open spaces will designed in detail with stakeholders, but will include landscaping and a fence with a lockable gate(s) to prevent Adult Daycare clients from wandering directly onto the plaza without supervision.

The building is accessed from internal street 2 with a covered driving loop to the main entrance and a ramp to the parkade. The parkade will be home to a BC Ambulance Station (9 ambulances). The ground floor is comprised of an Adult Daycare on the north face of the building, a multi-purpose room for the use of the residents and a staff room that faces the new City Park. Both the Adult Daycare and the multi-purpose room will open to covered gardens and terraces, which will incorporate lighting into the soffit of the floors above to extend hours of use. The main floor is also occupied by administrative offices, a clinic and service spaces located on the South façade of the building.

The location of the Adult Daycare may be adjusted slightly as required by users. Its proposed location in plan and relationship to the plaza allows clients to take advantage of the activities going on in the plaza either by watching, or by participating under supervision. Extensive floor to ceiling glazing, where appropriate in relation to the activities in the interior, will provide maximum light exposure. In addition, the north exposure ensures that there is no overheating or glare adjacent to the windows, which are both issues that can affect an older adult population.

The four upper floors of the facility will be occupied by 144 residents with 36 residents per floor. Each floor is organized around an internal courtyard located at level 2 that will be designed as a garden with walking loops for the benefit of all the residents.

Figure 2-17: Parcel B – Site Plan

Pearson Plaza (R.O.W.)

City Park

North South Pedestrian Connector (R.O.W.)

Drop Off Area


Retained Trees

Residential Care Facility

Adult Daycare on Ground Floor

Property Line

Parcel Boundary

BA

D

FGH

C

E

Table 2-8: Parcel B Summary Statistics

B

A

C

H

F

G

E

D

INT

ER

NA

L S

TR

EE

T 2

PARCEL E

Parcel B


Care Facility* 113,665 10,560

Adult Daycare 6,210 577

TOTAL AREA 119,875 11,137

* 144 Beds B1



Figure 2-18: Parcel B – 3D Rendering Looking Northwest Figure 2-19: Parcel B – 3D Rendering looking Northeast

INTE

RN

AL

STR

EE

T 2

W. 5

9th

AVE.

2.3 Parcel B – Phase 1 cont’d




Cit

y P

ark

No

rth-

So

uth

Ped

estr

ian

Co

nnec

tor

(R.O

.W.)

Inte

rnal

Str

eet

2

PARCEL E

Pearson Plaza


Parking Entry

Residential Care Facility

Adult Daycare

Property Line

Parcel Boundary

1

2

Figure 2-20: Parcel B – Ground Floor Plan

2

1

N 0 25 50 100

Figure 2-21: Parcel B – Typical Parking Level Plan

Figure 2-22: Parcel B – Typical Upper Level Floor Plan

Parking

Care Facility 38

Offices 63

Adult Daycare 10

TOTAL 111


Care Facility 6 0

Office 1 0

TOTAL 7 0

Loading* Class A Class B

TOTAL 3 3

* Class C loading to be determined. VCH requires flexibility for loading req’ts to facilitate BC Ambulance req’ts to be determined in 2016.

Table 2-9: Parcel B – Parking & Loading



Pearson Plaza

City Park

Parcel E

North-South Pedestrian Connector

(R.O.W.)

Internal Street 2


A

A

Figure 2-23: Parcel B – Section A Figure 2-24: Parcel B – Section B

B B


5 storeys5 storeys



2.4 Parcel C – Phase 1

High Street Commons (R.O.W.)



Retained Trees

Residential High-Rise


Podium with VCH

Podium with YMCA + Daycare

Property Line

Parcel Boundary

Figure 2-25: Parcel C – Site PlanParcel C is the main community meeting point of the site. The block is comprised of one building which is bounded by West 57th Avenue to the north, Pearson Plaza to the south, the High Street Commons to the west and Internal Street 2 to the east. The lower levels of the building provide neighbourhood services: including a Community Health Centre, YMCA, therapy pool, and a children’s daycare facility. A residential tower and mid-rise located on the northern edge of the block form the upper levels of the building. The building massing minimizes shadowing on Pearson Plaza, the City Park and the Cambie Street Walk to the east.

The ground level of the building is split between the Community Health Centre (CHC), the YMCA swimming pools and the therapy pool. The CHC is accessed off both West 57th Ave. and Internal Street 2. Both points of egress for the CHC offer lay-bys for Handy DART ease of access. The parkade entrance is located mid-point of the building on the eastern edge off Internal Street 2.

The YMCA swimming pools and conditioning spaces are located on the southern portion of the block on the lower levels. These spaces activate both the Pearson Plaza and the High Street Commons, to the south and west respectively.

The child daycare located on level 3 maximizes the children’s security. More information regarding the daycare can be found on page 64.

BA

D

FGH

C

E

Table 2-10: Parcel C Summary Statistics

B

A

C

DE

D D

D

H

W. 57TH AVENUE

INT

ER

NA

L S

TR

EE

T 2

Parcel C



Supportive Housing 13,134 1,220

Retail 9,740 905

Health 66,411 6,170

Amenity 81,343 7,557

Child Daycare 9,285 863

TOTAL AREA 347,505 32,285


Unit Type Market Units

1 Bed 52

2 Bed 64

TOTAL UNITS 116

G

C1



Figure 2-26: Parcel C – 3D Rendering Looking Northwest Figure 2-27: Parcel C – 3D Rendering looking Northeast

W. 57TH AVE

W. 57TH AVE

INTE

RN

AL

STR

EE

T 2

INTERNAL STREET 2

2.4 Parcel C – Phase 1 cont’d



Figure 2-28: Parcel C – Ground Floor Plan


Parking Entry

Market Housing

Community Health Centre

Amenity YMCA

Therapy Pool


Property Line

Parcel Boundary

1

2

1

1

1

2

Inte

rnal

Str

eet

2

Hig

h S

tree

t C

om

mo

ns (R

.O.W

.)


W. 57th Ave

N 0 25 50 100

Parking

Residential* 192

Health 161

Amenity 125

Child Daycare 11

TOTAL 489



Residential 145 6

Other* 43 21

TOTAL 188 27

* Other includes YMCA, VCH, Child Daycare

Loading Class B Class C

TOTAL 4 TBD

* Class C loading to be determined. VCH requires flexibility for loading req’ts to be determined in 2016.


Table 2-11: Parcel C – Parking & Loading



Figure 2-29: Parcel C – Typical Parking Level Plan Figure 2-30: Parcel C – Typical Upper Level Floor Plan




A

A

Figure 2-31: Parcel C – Section A

Pearson Plaza W. 57th Ave


26 storeys281.92’ / 85.93m




B B

Figure 2-32: Parcel C – Section B

High Street Commons Internal Street 2

26 storeys281.92’ / 85.93m




ATRIUM

COVERED OUTDOOR AREA

TEMPERED GLASS FENCE 8’ +/-

COVERED OUTDOOR AREA

2.4 Parcel C – Phase 1 cont’dThe 69-space Child Daycare is designed to meet all requirements of the City of Vancouver as outlined in the Childcare Design Guidelines as adopted by City Council February 4, 1993.

Figure 2-33: Level 4 Plan

Market Housing

Retail

Community Health Centre

69-space Child Daycare

Child Daycare Outdoor Area

N 0 25 50 100

Infant Area

Toddler Area

3-5 Year Old Area

Pre-school Area

Circulation

Child Daycare Outdoor Area

N 0 25 50

Figure 2-34: 69-space Child Daycare

DAYCARE INDOOR

AREA SF AREA m2

GROSS 9,285 863

CIRCULATION 2,060 191

NET 7,225 671

DAYCARE OUTDOOR

AREA SF AREA m2

GROSS 7,455 693



2.4 Parcel C – Phase 1 cont’dFigure 2-35: 69-space Child Daycare shadow studies — December 21st

9:30am 10:30am 11:30am 12:30pm

1:30pm 2:30pm 3:30pm 4:30pm

Note: Black rectangle is 69-space Child Daycare Outdoor Area



2.5 Parcel D – Phase 2Parcel D, located at the northeastern corner of the site at Cambie St. and West 57th Avenue, is the main gateway to the site. A significant public plaza is located at the northeast corner to accommodate the proposed Canada Line station. The transit plaza is connected to the open space network of the Pearson Dogwood site by a generous diagonal walkway. The walkway, lined with commercial uses, terminates at the southern end of the parcel in a second, larger public plaza. The plaza is oriented to the southwest maximizing solar gain and offering views to the Pearson Plaza and City Park. Commercial uses line the plaza edges providing excellent opportunities for outdoor seating.

The shape of the public realm defines the north and south massing. Both buildings have a retail podium base with residential towers and mid-rise buildings above. These towers are the tallest on the site, reinforcing the block’s role as a locus of activity adjacent the station.

The northern portion of the block has a single tower marking the corner of W. 57th Ave. and Internal Street 2 with a mid-rise extension parallel to W. 57th Ave. The northern and southern edges of the north building offer commercial spaces along W. 57th Ave. and the internal public plaza. The southern block has two towers, each with a mid-rise extension. One tower sits at the southern edge of the transit plaza, serving as a landmark and reinforcing the plaza as the site gateway. The tower’s mid-rise extension runs parallel to Cambie Street and terraces at the south defining the southeastern edge of the parcel. The second tower is situated at the southwestern corner of block, serving as a landmark and terminating the view looking east from Heather Street down W. 58th Ave, across the urban farm and Pearson Plaza. The tower has a short, mid-rise extension running parallel to W. 58th Ave. The southern edge of the parcel is defined at the southwest corner by a small plaza that is enhanced by the retention of existing trees. The southern building has commercial spaces activating both W. 58th Ave. and the diagonal southern edge of the public plaza.

Vehicular access to all underground parking and loading is via a ramp on W. 58th Ave. On-street parking is provided on W. 58th Ave. and Internal Street 2 for short-term commercial and residential visitors. The new bus route will travel along these streets in clockwise fashion, and the geometries and dimensions of the new streets will be appropriate for the anticipated bus and service truck movements.

Figure 2-36: Parcel D – Site Plan

Transit Plaza and Proposed Station


Diagonal Public Mews (R.O.W.)

Retained Trees

Parking Loading Entrance

Grocery Store in Podium

Commercial Podium

Residential Tower


Property Line

Parcel Boundary

BA

D

FGHI

C

E

Table 2-12: Parcel D Summary Statistics

B

A

C

D

F

H

E

I

D

H

H

9

I

W. 57TH AVENUE

W. 58TH AVENUEIN

TE

RN

AL

ST

RE

ET

2

Parcel D



Supportive Housing* 31,840 2,958

Affordable Housing 107,135 9,953

Retail 81,282 7,551

TOTAL AREA 729,693 67,790


G

G

G

D1

D3

D2



Units

Studio 28

1 Bed 158 42

2 Bed 194 42

3 Bed 28

TOTAL UNITS 352 140



Figure 2-37: Parcel D – 3D Rendering Looking Southwest Figure 2-38: Parcel D – 3D Rendering looking Northeast

W. 5

7TH

AVE

W. 57TH AVE

W. 5

8TH A

VE

CAMBIE STREET

CAMBIE STREET

INTERNAL STREET 2

2.5 Parcel D – Phase 2 cont’d



Figure 2-39: Parcel D – Ground Floor Plan

1

T

2

2

1

1

Inte

rnal

Str

eet

2

Cam

bie

Str

eet

W. 58th Ave.

W. 57th Ave.


Parking & Loading Entry

Proposed Transit Station

Market Housing

Proposed Affordable Housing (ASP)

Retail


Property Line

Parcel Boundary

1

2

T

N 0 25 50 100

R.O.W.

Parking

Residential* 651

Retail 276

TOTAL 927

* Including visitor stalls


Residential 615 6

Retail 15 6

TOTAL 630 12

Loading Class B Class C

TOTAL 5 2


Table 2-13: Parcel D – Parking & Loading



Figure 2-40: Parcel D – Typical Parking Level Plan Figure 2-41: Parcel D – Typical Upper Level Floor Plan

Reserved for Proposed

Transit Station





A A

Figure 2-42: Parcel D – Section A

Internal Street 2 Cambie Street

R.O.W.


28 storeys294.75’ / 89.84m

28 storeys292.59’ / 89.18m




B

B

Figure 2-43: Parcel D – Section B

57th Ave.58th Ave.


27 storeys283.42’ / 86.39m

28 storeys292.59’ / 89.18m 28 storeys

294.75’ / 89.84m



2.6 Parcel E – Phase 2Parcel E, a rectangular block, is bounded by the Residential Complex Care facility on the north, West 59th Ave. to the south, Internal Street 2 to the east and the north / south Pedestrian Connector to the west. The parcel houses one residential building that is shaped to allow for the retention of an existing tree in the south west corner of the block. The building’s upper floors are stepped on the southern and western edges to provide a transition of lowering heights towards the existing single family homes and City Park. The parkade is accessed off the Internal Street 2.

City Park

North South Pedestrian Connector (R.O.W.)

Retained Tree

Parking Ramp


Property Line

Parcel Boundary

Figure 2-44: Parcel E – Site Plan

BA

DC

E

Table 2-14: Parcel E Summary Statistics B

A B

C

C

DE

W. 59TH AVENUE

INT

ER

NA

L S

TR

EE

T 2

PARCEL B

Parcel E



TOTAL AREA 76,263 7,085

E1


Unit Type Market Units

1 Bed 24

2 Bed 29

TOTAL UNITS 53



Figure 2-45: Parcel E – 3D Rendering Looking Northwest Figure 2-46: Parcel E – 3D Rendering looking Northeast

W. 59TH AVE

W. 5

9TH

AVE

INTE

RNAL S

TREE

T 2

2.6 Parcel E – Phase 2 cont’d




Cit

y P

ark

Inte

rnal

Str

eet

2

N/S

Ped

. Co

nnec

tor

(R.O

.W.)

W. 59th Ave.


Parking Entry

Market Housing

Property Line

Parcel Boundary

1

2

Figure 2-47: Parcel E – Ground Floor Plan

2

1

N 0 25 50 100

Figure 2-48: Parcel E – Typical Parking Level Plan

Figure 2-49: Parcel E – Typical Upper Level Floor Plan

Residential* Parking Stalls

TOTAL 87


Loading

TOTAL NONE

Table 2-15: Parcel E – Parking & Loading


Residential 66 6

TOTAL 66 6




W. 59th Ave.Parcel B

A

A

Figure 2-50: Parcel E – Section A

B B

Figure 2-51: Parcel E – Section B

North-South Pedestrian Connector

(R.O.W.)

City Park

Internal Street 2


6 storeys65.85’ / 20.06m

6 storeys65.85’ / 20.06m



2.7 Parcel F – Phase 3Block F is a square-shaped block bounded on the north by 57th Ave, the Urban Farm on the south, the Internal Street 1 on the west, and Block C on the east. The block includes a large public open space – the High Street Commons – on its eastern side which serves as separation to Block C and a corridor connecting the public realm of 57th Avenue to the City Park and other internal public open spaces. This open space wraps around the south portion of the block in the form of an SRW band that provides an east – west pedestrian linkage at the middle of the site. Vehicular access to the block is provided on the west side by Internal Street 1.

The buildings support the public realm by framing it with appropriately scaled massing and active fronting uses. 57th Avenue has a retail podium at street level along the length of the block. The other three sides of the block have residential uses facing the public realm. Buildings wrap the edges of the block to frame a central private open space with good solar exposure and views south to the City Park. There are two towers, each located at the most visible corners as seen from the public realm. The northeast corner tower anchors the edge of the High Street Commons; the southwest tower anchors the north end of the large open space of the City Park and Urban Farm while functioning, too, as a landmark to the view east along the Internal Street 1. The staggered position of these towers provides more openings in the skyline for views, maximizes unit privacy and reduces the concentration of shadows on 57th Avenue. Each tower has a mid-rise extension that runs in a north-south alignment which reduces shadow impacts and provides balanced solar and view access to units. The tower and mid-rise extension are defined as separate elements by a significant break in the massing on the public realm edge.

Public Plaza — High Street Commons (R.O.W.)

East West Pedestrian Connector (R.O.W.)

Retained Trees


Commercial Podium

Residential Tower


Property Line

Parcel Boundary

Figure 2-52: Parcel F – Site Plan

BA

D

FG

C

E

Table 2-16: Parcel F Summary Statistics

B

A

C

CF

F

E

D

G

G

W. 57TH AVENUE

INT

ER

NA

L S

TR

EE

T 1

Parcel F




Supportive Housing * 19,104 1,775

Retail 16,804 1,561

TOTAL AREA 450,331 41,837


F1

F2



Units

Studio 16

1 Bed 109 25

2 Bed 134 25

3 Bed 16

TOTAL UNITS 243 82



Figure 2-53: Parcel F – 3D Rendering Looking Northwest Figure 2-54: Parcel F – 3D Rendering looking Northeast

W. 57TH AVE

W. 57TH AVE

INTER

NA

L STREET 1

2.7 Parcel F – Phase 3 cont’d



1

2

1

Inte

rnal

Str

eet

1

Hig

h S

tree

t C

om

mo

ns (S

RW

)

East West Pedestrian Connector (R.O.W.)

Urban Farm

W. 57th Ave

Figure 2-55: Parcel F – Ground Floor Plan


Parking Entry

Market Housing

Retail


Property Line

Parcel Boundary

1

2

N 0 25 50 100


Residential 406 6

Retail 3 0

TOTAL 409 6

Parking

Residential* 442

Retail 32

TOTAL 474


Loading Class B

TOTAL 2


Table 2-17: Parcel F – Parking & Loading



Figure 2-56: Parcel F – Typical Parking Level Plan Figure 2-57: Parcel F – Typical Upper Level Floor Plan




2.7 Parcel F – Phase 3 cont’dFigure 2-58: Parcel F – Section A

A A

High Street Commons (R.O.W.)

Internal Street 1


23 storeys246.74’ / 75.21m23 storeys

236.57’ / 72.11m



B

BFigure 2-59: Parcel F – Section B


East West Pedestrian Connector

(R.O.W.)

W. 57th Ave.

23 storeys246.74’ / 75.21m



Diagonal Public Path (R.O.W.)

Pocket Park With Retained Trees

Retained Trees

Private Drive With Parking/Loading Access

Private Common Open Space

Residential Tower



Property Line

Parcel Boundary

2.8 Parcel G – Phase 4Block G is located in the southwestern quadrant of the site, bounded by 59th Ave. in the south, Heather St. in the west, Internal Street 1 in the north and the City Park in the east. Residential buildings frame and animate these public realm elements. The lobbies of four buildings are located on the bounding public streets; the remaining three buildings have lobbies facing the internal private driveways. The block has a large and contiguous interior open space that is visually and physically connected to the surrounding public realm, made possible by generous spaces between the buildings and a continuous SRW pathway from the southwest corner to the edge of the City Park. Additional open space is provided at the southeast corner of the block by way of a pocket park, a small green space created by pulling back several buildings in order to retain a small group of mature trees. Vehicular access to the block is from Internal Street 1 via two private driveways that connect to underground parking ramps. Vehicle turnarounds are provided for the convenience of residents. The two driveways are not connected in order to prioritize soft over hard landscape and to reduce traffic impacts to adjacent units.

The buildings in this block transition in height from mid-rise to low rise from north to south, and their upper floors stepped back at the edges of the public realm. This massing provides a comfortable transition to and interface with the existing single family homes on the south side of 59th Ave, the open spaces on the west side of Heather St. and the City Park. A single mid-height tower is located at the northeast corner of the site, consistent with the policy an increasing height gradient towards the proposed transit station at 57th and Cambie. The tower’s location, at the corner of the Urban Farm and City Park, is an important cross roads in the overall site, and the tower height and unique shape reinforce this location by being a landmark. Shadowing of the public realm by the tower is minimized because it is at the north part of the site and therefore only casts shadow on the Urban Farm at the late part of the afternoon. The mid-rise building to its south is kept low in order to minimize park shadowing.

Figure 2-60: Parcel G – Site Plan

BA

D

FGH

C

E

Table 2-18: Parcel G Summary Statistics

B

A

DD

G

C

C

C

G G

G

G G

F

E

AA

H

H

HH

E E

INTERNAL STREET 1

W. 59TH AVE

HE

AT

HE

R S

TR

EE

T

CIT

Y P

AR

K

Parcel G



TOTAL AREA 536,716 49,862

G4 G3

G2G5

G6

G7 G1


Housing Market

2 Bed 186

3 Bed 185

TOTAL UNITS 371



Figure 2-61: Parcel G – 3D Rendering Looking Northwest Figure 2-62: Parcel G – 3D Rendering looking Northeast

W. 59TH

AVE

W. 5

9TH

AV

E

HEATHER ST

HEATHER ST

2.8 Parcel G – Phase 4 cont’d



Hea

ther

Str

eet

Cit

y P

ark

W. 59th Ave.

Internal Street 1

Bike Lane

Bik

e La

ne

Figure 2-63: Parcel G – Ground Floor Plan

1

1

11

1 1

1

23

3

2

N 0 25 50 100

R.O.W.

R.O.W.

R.O.W.

R.O.W.

R.O

.W.


TOTAL RESIDENTIAL 464 6

Parking Residential*

TOTAL 779


Loading Class B

TOTAL 2


Table 2-19: Parcel G – Parking & Loading


Parking Entry

Drive Court and Loading

Market Housing

Residential tower above

Property Line

Parcel Boundary

2

1

3



Figure 2-64: Parcel G – Typical Parking Level Plan Figure 2-65: Parcel G – Typical Upper Level Floor Plan




A A

Figure 2-66: Parcel G – Section A

Heather Street

City Park


20 storeys205.42’ / 62.61m

7 storeys74.17’ / 22.61m

7 storeys75.67’ / 23.07m




B B

Figure 2-67: Parcel G – Section B

Heather Street

City Park

R.O.W.


6 storeys61.02’ / 18.6m


61.02’ / 18.6m

6 storeys65.85’ / 20.07m



2.8 Parcel G – Phase 4 cont’dC

C

Figure 2-68: Parcel G – Section C

W. 59th Ave Internal Street 1R.O.W.

7 storeys74.17’ / 22.61m

6 storeys62.10’ / 19.15m



D

D

2.8 Parcel G – Phase 4 cont’dFigure 2-69: Parcel G – Section D

Internal Street 1

W. 59th Ave

R.O.W.

20 storeys205.42’ / 62.61m

6 storeys61.02’ / 18.6m



2.9 Parcel H – Phase 5This rectangular-shaped block is located at the site’s northwest corner. It is bounded by 57th Ave. in the north, the Internal Street 1 in the east and south, and Heather St. in the west. It functions as the site’s northwest gateway, and because the 57th Ave. / Heather St. intersection is comprised of open space at the other three corners, the site’s corner is very prominent and therefore its design particularly important in reinforcing this gateway. Accordingly, a uniquely shaped building is located here, and it plus a second building on Heather frame a pocket park at the corner. The bounding public realm of the block is framed and animated by residential buildings. Internal to these buildings is a large open space that provides a diagonal connection and SRW pathway from the northwest corner to the southeast corner, linking with other pathways through the site. The interior open space has strong visual and physical linkages with the surrounding public realm by way of generous spaces between the buildings.

The buildings are generally a mid-rise height so that they appropriately frame the surrounding streets and strike a balance between minimizing view obstruction and shadowing, while offering views to the surrounding open space and further to such landmarks as Mt. Baker and the North Shore mountains. A single mid-height tower is located at the southeast corner of the block, providing a landmark as viewed from the eastern portions of the site across the Urban Farm. This tower has a mid-rise extension running in a north-south orientation in order to minimize shadowing and view obstruction. The tower and mid-rise elements are defined by a significant break in the massing at their interface point.

Diagonal Public Path (R.O.W.)

Private Common Open Space

Private Drive And Parking Access

Retained Trees

Residential Tower



Property Line

Parcel Boundary

Figure 2-70: Parcel H – Site Plan

BA

D

FG

C

E

Table 2-20: Parcel H Summary Statistics

B

AC

FF

D

D

D

F

FGG

G

GG

G

G

E

W. 57TH AVE

INT

ER

NA

L S

TR

EE

T 1

HE

AT

HE

R S

TR

EE

T

INTERNAL STREET 1

Parcel H




TOTAL AREA 463,854 43,093

H4

H1

H3 H2Residential Unit Count


Units

Studio 19

1 Bed 29

2 Bed 135 29

3 Bed 135 19

TOTAL UNITS 270 96



2.9 Parcel H – Phase 5 cont’dFigure 2-71: Parcel H – 3D Rendering Looking Northwest Figure 2-72: Parcel H – 3D Rendering looking Northeast

W. 57TH AVE

W. 57TH AVE

INTE

RNAL STR

EET 1

HEATHER STREET

HEATHER STREET



2.9 Parcel H – Phase 5 cont’d

Hea

ther

Str

eet

Inte

rnal

Str

eet

1

Internal Street 1

W. 57th Ave

Figure 2-73: Parcel H – Ground Floor Plan

1

1

1

1

23

N 0 25 50 100

R.O.W.Bicycle Storage Class A Class B

TOTAL RESIDENTIAL 457 6

Parking Residential*

TOTAL 615


Loading Class B

TOTAL 2

Table 2-21: Parcel H – Parking & Loading


Parking Entry

Drive Court and Loading

Market Housing

Proposed Affordable Housing (Dirt Site)


Property Line

Parcel Boundary

2

1

3



2.9 Parcel H – Phase 5 cont’dFigure 2-74: Parcel H – Typical Parking Level Plan Figure 2-75: Parcel H – Typical Upper Level Floor Plan




AA

Figure 2-76: Parcel H – Section A

Heather Street Internal Street 1

R.O.W.


12 storeys126.87’ / 38.67m

7 storeys

8 storeys91.17’ / 27.79m




B B

Figure 2-77: Parcel H – Section B

Internal Street 1Heather Street

R.O.W.


89.17’ / 27.19m

18 storeys188.92’ / 57.57m

Proposed Affordable Housing



C

C

2.9 Parcel H – Phase 5 cont’dFigure 2-78: Parcel H – Section C

Internal Street 1 W. 57th Ave

12 storeys126.87’ / 38.67m

8 storeys89.17’ / 27.19m

Proposed Affordable Housing



D

D

2.9 Parcel H – Phase 5 cont’dFigure 2-79: Parcel H – Section D

W. 57th AveInternal Street 1

18 storeys188.92’ / 57.57m

Development Phasing & Parcel Studies - Rezoning...

Documents

Transcript of Development Phasing & Parcel Studies - Rezoning...