green urban pattern -...

Open House June 2013: MARPOLE COMMUNITY PLAN

BUILDING TYPES

W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6WWW 6W 6W 6WWWWWW 6W 6W 6WW 6W 64TH44TH4TH4TH4TH4TH4TH4TH4TH4THHHH4THTH4TH4TH4TH4THHH4TH4TH44TH4TH4TH4THTT4TH4 AVAVAVAVAVAV AV AVAVAVA AVAVAVAVAVAVAAVAVAVAAAVAVAVAVAVAVAVAVAVVAAAAAAA EEEEEEEEEEEEEEEEEEEEEEEEEEEE

W 65TH AVE

W 66TH AVE

W 6W 6W 6W 6W 6W 6W 6WW 6W 6W 6W 6W 6W 6W 6WW 6WW 66W 6W 6W 6W 6W 6W 6WWW 6W 6W 6WWW 6W 6W 6W 6W 6W 6W 6W 68TH8TH8THT8T8T8T8T8TH8TH8TH8TH8TH8T8T8THT8TT8TH8TTTTT8TH8TH8T8T8T8TH8T8T8THTT88 HTT AVAVAVAVAAVAVAAVAVAVAAAAVAAAAAAAVAVAVAVAVAAVEEEEEEE

W 6W 6W 6WW 6W 6WWW 6WW 6W 6W 6W 6W 6WWW 6W 6W 6WWW 66W 6WW 6W 6WWWWW 7TH7TH7TH7TH7TH7TH7THTH7TH7TH7TH7TH7TH7TH7TH7THHTH7THTHTH7THH7TH7THH7TH7T7T7TH77T7TH7TH7 H77THTTHH AV AV AV AV AAAAA AAV AVAVAVAVA A AA AV AVAVAVAAAAAAAVAVAVE

W 62ND AVE

W 63RD AVE

CART

IER

ST

FREN

CH

ST

W 70TH AVE

W 71ST AVE

14 19

Marpole Park

William Mackie Park

Shannon Park

david lloyd georgeelementary school

Allow tradi onal or courtyard rowhouses on Granville St

Allow apartment buildings up to 6 storeys

Retain and enhance commercial uses on Granville St and encourage office uses on second floor level

Allow mixed use buildings up to 8 storeys high

Create mid-block pedestrianconnec ons through longer blocks

Frase

Improve pedestrian connec onsto the Fraser River

Explore Street-to-Parkopportunites at Marpole Park

Safeway Site Under construc on

Improve pedestrian crossing at West 71st Avenue

TO RIVERVIEW PARK

Allow apartments to six storeys if 100% rental and support ‘choice of use’ at grade

Mini Park at West 72nd Ave to connect to Marpole Park

Allow mixed-use buildings up to 12 storeys with a 2-3 storey commercial streetwall.

Provide a consistent streetwall and eliminate vehicle crossings

Support ‘choice of use’ incharacter buildings, e.g. neighbourhood grocery

Allow tradi onal or courtyard rowhouses

Create a notable entry to Granville Shopping Area at West 64th Ave

Allow stacked townhouse residences across the lane from mixed-use buildings

Create an urban plaza at West 67th Ave

AA A’

Improve pedestrian crossings

Mini park at West 59th Ave at bikeway

9GRANVILLE HIGH STREET

Green Urban Pattern

GRANVILLE STREET

Mixed-Use

Rate of Change Area

Stacked Townhouse

Height: 4 storeys•

Estimated FSR : 1.2 - 1.5 *•

Apartments

Height: 6 storeys• 100% rental required in • rate of change areas Estimated FSR : Up to 2.5 * •

Height: up to 12 Storeys with • a 2-3 storey podiumRequire a mix of commercial • and service uses at the ground floorEncourage office use above • the first floor level

Estimated FSR : Up to 3.0 * •

Mixed-Use

Height: up to 6 Storeys• Require a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up to •

3.0 *

Traditional or Courtyard Rowhouse

Height: 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have •

triplex

CHARACTER & IDENTITY

URBAN DESIGN PRINCIPLES

The Granville ‘high street’ will be strengthened and enhanced as a walkable, mixed-use neighbourhood centre with a variety of shops, services, restaurants, and a mix of housing. It is the social ‘heart’ of Marpole and a welcoming place into Vancouver, distinguished by active street life, public plazas, feature lighting, and infused with references to its Musqueam heritage within the public realm. It will have strong walking and cycling connections to transit and other key destinations such as schools, parks, and the Fraser River.

Granville St Lane Stacked Townhouse

92‘ 99‘99’ 20‘ 110‘

Lane

20‘

8 Storey Mixed Use with transition scale to lane


Traditional rowhouse / Townhouse

shadow @ equinox 2pm



RETAIL

OFFICE

RETAIL

OFFICE

Section A-A’

A Vibrant High StreetEnhance the ‘high street’ by encouraging a mix of uses• Support the shops and services with a mix of housing • types in the surrounding neighbourhood

Hierarchy of Building FormsSupport additional height at the ‘heart’ of the ‘high street’ • with the highest buildings at W 70th AveCreate a saw tooth pattern of higher buildings over a • lower street wall of 2-3 storeysTransition heights down from Granville St into the lower • scale residential areas

The illustration shows what the plan might look like if completely “built out”. However, development will happen incrementally over decades and will be subject to many variables.

Mixed-Use

Height: Up to 8 storeys• Require a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up to • 3.0 *

Choice of Use

* The suggested FSR (floor space ratio) range is an estimate only.

The development potential for each site may fall above or below

the FSR range given and will be determined by careful analysis of

individual proposals.

Retain Existing Land Use

Height: Up to 6 storeys• Choice of Use at • Grade - may include commercial, light industrial, cultural, artist studios or residential Residential above • ground floor100% rental required in • rate of change areasEstimated FSR : Up to • 2.5 *

Granville St and W 67th Ave, looking southwest

Duplex, Infill & Small Houses

Duplex & Infill: Small Houses:

Height: Up to 2 1/2 storeys • Allow secondary suites• Encourage higher main floor • for livable basement suitesAllow 1 1/2 storey “infill” one-• family houses at the lane on corner sites.FSR: Up to 0.85 *•

Allow multiple small • houses on two (or more) consolidated sites, in duplex area. FSR: Up to 0.85 *•

NEW!

NEW!


BUILDING TYPES

10OAK STREET AND WEST 67TH AVENUE

Green Urban Pattern

OAK ST

Apartments

Height: Up to 6 • storeys100% rental required • in rate of change areas Estimated FSR : Up • to 2.5 *

Mixed-Use

Height: Up to 8 • storeysRequire a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up • to 3.0 *

Mixed-Use

Choice of Use Mixed-Use

Height: up to 6 Storeys• Require a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up to 3.0 * •

Height: Up to 6 storeys• Choice of Use at Grade - • may include commercial, light industrial, cultural, artist studios or residentialResidential above ground • floorConsider creative • opportunities to retain character and cultural buildings.Estimated FSR : Up to 2.5 *•

Height: up to 12 • storeysRequire commercial • and service uses at gradeEncourage office use • above the first floor levelConsider creative • opportunities to retain character and cultural buildings.FSR : Up to 3.0 *•


SELK

IRK

ST

OSLE

R

ST

SHAU

GHNE

SSY

ST

SHAUGHNESSY ST

FREM

LIN

ST

LAUR

EL

ST

HEATHER

W kent ave south

W 77TH AVE

Ebisu ParkEbisu Park

Eburne Park

Shaughnessy

Park

W 64th AVE

W 70th AVE

W 67th AVE

OAK

S

TREE

T

OakPark

Transi on between lower and higher housing forms with townhouses

Work with external agencies to improve pedestrian and cyclist safety on the loop ramp

Permit 100% rental apartment buildings up to 6 storeys on arterials

Enhance walking and cycling experience along West 67th Ave as a neighbourhood connector

TO CANADA LINETO GRANVILLE ST

Urban plaza opportunity at West 67th Ave

Maintain commercial use at grade at West 67th Ave and allow buildings up to 8 storeys

Allow apartment buildings up to 6 storeys Improve pedestrian

experience with wider sidewalks and street trees

Improve pedestrian crossings along Oak St

BB B’

Oak Street will transition to have a more urban residential character with new housing types and an improved overall look and feel. The commercial node at West 67th Avenue will be strengthened and enhanced through more prominent mid-rise mixed-use buildings, expanded retail space at street level, and a new urban plaza. Wider sidewalks, street trees and planted boulevards will create a comfortable, safe and attractive walking experience.



Oak St Lane

115‘122‘ 122‘115‘80’ 20‘

Lane

20‘



Traditional Rowhouse / Townhouse Traditional Rowhouse / Townhouse




RETAIL

OFFICE

RETAIL

OFFICE

Section B-B’

A Walkable Neighbourhood ConnectionOvercome arterial traffic to create a high-quality, safe • and engaging pedestrian experience that reflects the commercial or residential environment Retain and enhance the mix of businesses that serve the • community at the corner of W 67th Ave

Hierarchy of Building FormsTransition heights down from Oak St and W 67th Ave to • the lower scale residential areas


Height: 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have • triplex

* The suggested FSR (floor space ratio) range is an estimate only.





Oak St. and W 67th Ave, looking northeast

Rate of Change Area

NEW!


BUILDING TYPES

LOWER HUDSON

11LOWER HUDSON

Green Urban Pattern

Apartments

Height: Up to 6 storeys• 100% rental required in rate • of change areas Estimated FSR : Up to 2.5 * •

Mixed-Use

Height: up to 12 storeys• Require commercial and • service uses at gradeEncourage office use • above the first floor levelConsider creative • opportunities to retain character and cultural buildings.FSR : Up to 3.0*•

Mixed-Use

Height: Up to 6 storeys• Require a mix of • commercial and service uses at grade

Estimated FSR : Up to 3.0 * •

CART

IER

ST

FREN

CH

ST

SELK

IRK

ST

OSLE

R

ST

SHAU

GHNE

SSY

ST

FREM

LIN

ST

W 70TH AVE

W 77TH AVE

W 71ST AVE

Ebisu ParkEbisu ParkMarpole Park

Eburne Park

david lloyd georgeelementary school

Permit 100% rental apartment buildingsup to 6 storeys within the context of the Rate of Change Policy on arterial streets only

W 70th AVE

W 72nd Ave

W 71st AVE

Recognize benefit of character buildings and support ‘choice of use’ in them, e.g. neighbourhoodgrocery

Improve pedestrian safety andcomfort at Oak St crossing

Improve pedestrian crossings at Hudson St

Improve pedestrian crossings at West 73rd Ave

Work with TransLink to improve pedestrian comfort and safety at bus loop

Develop park below bridge at Hudson St end

Provide invi ng access to Fraser River, including landscape at corner of Hudson St and Southwest Marine Dr

Consider mixed-use buildings up to 8 and 12 storeys at Hudson St and Southwest Marine Dr

CCCCCCCCCCCCCCCCCC

C’

Urban plaza and public art opportunity at Marpole Place

W 73RD AVE

Urban plaza opportunity at West 73rd Ave



W 70th Ave Lane Duplex Duplex

84‘ 84‘100’ 20‘

6 Storey Residential with transition scale to laneExisting Neighbourhood

6 Storey Residential with transition scale to lane

shadow @ equinox noonshadow @ equinox noon

Section C-C’

A Diverse Area with a History on the RiverSupport the retention of the light industrial and cultural • character in the existing mixed-use areaFacilitate attractive, safe and well-defined connections to • the Fraser River

Retain Neighbourhood Character Maintain the character of the residential apartment area • while supporting an increase in height on the arterials

* * The suggested FSR (floor space ratio) range is an estimate only.




Choice of Use

Height: Up to 6 storeys• Choice of Use at Grade - • may include commercial, light industrial, cultural, artist studios or residential 100% rental residential • above ground floor.Estimated FSR : Up to 2.5 *•

Mixed-Use

Height: Up to 8 • storeysRequire a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up • to 3.0 *



Height: Up to 2 1/2 storeys • Allow secondary suites• Encourage higher main floor • for livable basement suitesAllow 1 1/2 storey “infill” • one-family houses at the lane on corner sites.Estimated FSR: Up to 0.85 *•


Height: 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have •

triplex



Rate of Change Area

Lower Hudson will be strengthened and enhanced as a walkable residential area with a focus on protecting the existing stock of affordable rental housing. The working village feel will be supported by retaining a mix of uses and celebrating the Musqueam heritage and cultural amenities in the area. New walking and cycling routes will improve mobility and access to key destinations in the community, with a focus on parks, community facilities and the Fraser River.


Hudson St and W 73rd Ave, looking south

NEW!

NEW!


BUILDING TYPES

12CAMBIE PHASE 3 - WEST

Green Urban Pattern

W 59W 59WW 5W 55555555W 5595555559599999TH ATH ATTHTHTH ATH ATH ATH ATH AATH AATH ATH ATH ATTH AHH AATHTHTH ATHH ATH ATH AH AAAAAATH T VEVEVEVEVEVVEVEVEVEEVEVEEEVEEVVVVEVVEVEVEEEVEVVEVEEVEE

SW MARINE D

RIVE

W 64TH AVE

W 62ND AVE

W 66TH AVE

CAMB

IE S

T

HEAT

HER

ST

LAUR

EL

ST

HEATHER ST

ASH

ST

W 68TH AVE

W 69TH AVE

W kent ave south

S

S

S

31

16

12

24

20

Ash Park

laurier annex

laurierelementary school

Allow tradi onal or courtyard rowhouses on Heather St

Improve pedestrian experience along Southwest Marine Dr - con nue the landscape setback on the south side.

Allow buildings up to 10 storeys with choice ofuse at grade

Allow stacked townhouse residences

Allow mixed-use buildings with higher density - HEIGHTS REVISED

Permit mixed-use buildings up to 6 storeys with `choice of use’ at grade including light industrial and cultural.

Improve pedestrian crossings along Southwest Marine Dr

Create a notable “node” with urban plaza and improved pedestrian crossing at West 70th Ave

10 m

inut

es W

alkin

g

ASH

ST

Cam

bie

St

George Pearson Centre

Enhance walking and cycling experience along West 67th Ave as a neighbourhood connector

Permit Mixed-Employment buildings on the south side of Southwest Marine Drive

Enhance bicycle and pedestrian crossing at Heather Street with mini-park or urban plaza

W 60th AVE

W 61st AVE

W 63rd AVE

HEAT

HER

ST

`Permit 100% rental apartment buildings up to 6 storeys within the context of the Rate of Change Policy on arterial streets only

WEST OF CAMBIE



Height: Up to 2 1/2 storeys • Allow secondary suites• Encourage higher main • floor for livable basement suitesAllow 1 1/2 storey “infill” • one-family houses at the lane on corner sites.FSR: Up to 0.85 *•



Height: Up to 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have • triplex

Stacked Townhouse

Height: Up to 4 storeys•

Estimated FSR: 1.2 - 1.5 *•

Choice of Use

Apartments

Height: Up to 6 storeys• Choice of Use at Grade - • may include commercial, light industrial, cultural, artist studios or residentialResidential above ground • floor Estimated FSR : Up to 2.5 * •

Height: Up to 8 storeys• Renew and increase social • housingEstimated FSR : Up to 3.0 * •



Variety of Building FormsTransition from the higher buildings near the • Canada Line station to the lower buildings further from the station with a variety of residential building types that support the transit hub

A Walkable and Bikeable Neighbourhood HubSupport building types that improve and enhance • walking and cycling routesCreate a high-quality, safe and engaging pedestrian • environment that recognizes the diversity in the residential, commercial, and the industrial areas


Apartments

Height: Up to 6 storeys• 100% rental required in rate • of change areas Estimated FSR : Up to 2.5 *•

Allow tower form buildings at key locations • very close to the Marine Drive Canada Line Station.Refer to Cambie Corridor Plan for details on • Cambie Corridor Phase 2 sitesEncourage a mix of commercial and service • uses at the ground floor.Encourage office use above the first floor • level

Hatch represents mixed-use•

Height: Up to 12 storeys• Renew and increase social • housing 100% rental required for •

existing rental buildings

Apartments

Height: up to 12 storeys • 4-6 storeys at base• Pedestrian links and plaza on site• Allow choice of use at grade - may • include commercial, service cultural or residential.Encourage office use above the first • floor level

Choice of Use

See Board 12 for Cambie Phase 3 - East

* The suggested FSR (floor space ratio) range is an estimate only. The development

potential for each site may fall above or below the FSR range given and will be

determined by careful analysis of individual proposals.


Rate of Change Area

This area within a 10-minute walk to the Canada Line will evolve into a highly walkable, vibrant urban area that recognizes its relationship to nearby residential and industrial areas and the Fraser River. The mixed-use hub at Southwest Marine Drive and Cambie Street will offer new job space, child care, shopping and entertainment uses, housing and introduce an enhanced sense of vibrancy. A diversity of housing types, including additional social housing, will provide a sensitive transition between higher buildings and single-family homes.

SW Marine Dr and Ash St, looking southeast

NEW!

# Tower Form# = Storeys


Height: Up to 12 storeys• Renew and increase social housing • 100% rental required for existing rental •

buildings

EAST OF CAMBIE

13CAMBIE PHASE 3 - EAST

Green Urban Pattern

BUILDING TYPES

Apartments

Allow tower form buildings at key locations • very close to the Marine Drive Canada Line Station.Refer to Cambie Corridor Plan for details on • Cambie Corridor Phase 2 sitesEncourage a mix of commercial and service • uses at the ground floor.Encourage office use above the first floor • level

Hatch represents mixed-use•

Mixed-Employment

Sexsmith Elementary SchoolHeritage Redevelopment Site

Allow buildings up to 100ft in height with large • floor plates to hold a variety of employment usesRefer to Cambie Corridor Plan for more detail• Residential use is not permitted•

Large Site

Up to 12 storeys• Subject to social housing policies•

See Board 18 for Cambie Phase 3 - West

CAMB

IE S

T

ONTA

RIO

ST

colu

mbia

S

T

MANI

TOBA

ST

S

S

31

25

3228

22

15

35

2624

0

Winona Park

langara golf course

sexsmithelementary school

5 minutes W

alking

10 minutes Walking

Allow apartment buildings up to 6 storeys next to Langara Golf Course and Cambie St

Improve pedestrian experience on Southwest Marine Dr - con nuelandscape setback on south side

Improve pedestrian experience along Southwest Marine Dr; con nue the landscape setback on the south side

Create mid-block pedestrian connec ons through long blocks to improve connec ons to transit

Permit mixed employment buildings on the south side of Southwest Marine Dr near the Canada Line sta on

Allow apartment buildings up to 6 storeys on Southwest Marine Dr

Permit tradi onal and courtyard rowhouses on bike routes

Add safe pedestrian crossings across Southwest Marine Dr

Create a mini-park at Yukon St at 64th Ave along bike route

Revised heights from 4 to 6 storeys

Allow apartment buildings up to 4 storeys adjacent to park

Create mid-block connec ons through long blocks

DDDDDDDDDDDDDDDDDDDDDDDDDDD

D’DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD

Lane w 63th Ave Lane

80‘ 122‘115‘20’ 20’66‘

SW Marine Dr

100‘

6 Storey Residential 6 Storey ResidentialMixed Use Employment Traditional Rowhouse / Townhouse

shadow @ equinox noon



Section D-D’

#

* The suggested FSR (floor space ratio) range is an estimate only. The development

potential for each site may fall above or below the FSR range given and will be

determined by careful analysis of individual proposals.

Apartments

Height: Up to 4 storeys • FSR: 1.5-2.0 *•


Height: Up to 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have triplex•

Apartments

Height: Up to 6 storeys• 100% rental required in rate of change areas • Estimated FSR : Up to 2.5 *•


NEW!

Tower Form# = Storeys

green urban pattern -...

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