ubc urban studio : fall 2008sustainable urbanism : the hastings corridor

kari dow / david guenter / shalea oretzky / heather maxwell / alia johnson / seela amaratunga

street precedent study

ubcurbanstudio:fall2008sustainableurbanism:thehastingscorridor 2 : 1

FOURTH AVENUE

MACDONALD ST.

STEPHENS ST.

TRAFALG

AR ST.

LARCH ST.

BALSAM ST.

VINE ST.

YEW ST.

ARBUTUS ST.

MAPLE ST.

CYPRESS ST.

BURRARD ST.

FOURTH AVENUE

FOURTH AVENUE // PRECEDENT ANALYSIS // 1:7500

Fourth Avenue between Burrard StreetandMacDonaldStreetwasdevelopedas a streetcar route during the early

1900s.Thestreetsupportsapopularshoppingdistrictthatiswellknownthroughoutthecityandboastsavibrantstreetlifethataddstoitsappeal.

ONTHESTREETSECTION

FourthAve.hasfour2.9mtravellanes,withall-day parking on both sides of the street.There is no HOV lane, or limited times forparking. The sidewalks range from 3.5 m-4mandwith theparking lanesandstreettrees, there’s a good buffer for pedestriansfrom the faster moving traffic. As a result of slow traffic speeds, on-street parking and frequentpedestriancrossings, thecharacterof thestreet isnotdominatedbythe30,000vehicles that pass daily. Instead, the streetconditionson4thallowforapleasantwalkingenvironmentforpedestrians.

ONOFFICIALZONINGDESIGNATIONS

4thAvenueisoneoftwoprimarycommercialcorridorslocatedwithinVancouver’sKitsilanoneighbourhood. The on-corridor zoningfor the 4th Avenue corridor consists of twocommercial districts separated by a 2-blockzoneofmulti-familyhousing.Theoff-corridor

zoningcreatesaresidentialdensitygradientwhichrisesfromatwo-familyhousingformintheWest(MacdonaldStreet)toamulti-familyhousingformintheEast(BurrardStreet).

ONOBSERVEDFORM

Whilethezoningforthe4thAvenuecorridorisfairlyhomogenous,whatexistsonthestreetis a highly varied mix of building typologiesthathaveevolvedovertime.FromMacdonaldStreettoVineStreet,onstreetinteraction(asdetermined by interactive elements such ason-streetpatios,aswellas#ofdoorsonthestreet) is much higher on the South side ofthe street. This creates a more pedestrianfriendlyenvironmenton theSouthsidewalk,whichisenforcedbythemonotonouswalkingenvironment through the two designatedmulti-familyblocks.

ThecorecommercialdistrictbetweenBalsamandBurrardStreetsexhibitsbothahighlevelofinteractionwiththestreet,aswellasahighlyvariedbuildingtypology.Constantlychangingbuilding heights, small development parcelswith varying facades, and sidewalk spilloutcreateastimulatingpedestrianexperience.

ONRESIDENTIALDENSITY

AlongFourthAve.thelanduseispredominantlycommercialandmixed-useandtheexistenceofretail-supportingresidentialdensityoffthecorridor(average22.4dwellingunitsperacre)providesabaseclientelefor thisdiversityoflocalshopsandbusinesses.Incomparison,the relatively anemic residential densityalong theHasting’scorridor inBurnaby failstosupport thekindofvibrant,diverse “MainStreet”experiencethatresidentsinKitsilanoenjoy.

2 : 1

fourth avenue precedent street section

ubc urban studio : fall 2008sustainable urbanism : the hastings corridor 2 : 2

3.5 17 3.8

Sidewalk

Arterial (4th Avenue midpoint between MacDonald and Burrard)

SidewalkCommercial Commercial

Street Section of 4th Avenue (midpoint between MacDonald and Burrard)

3.5 2.9 2.9 3.8

24.3

Four Travel Lanes with parking both sides2.7 2.9 2.9 2.9 2.9 2.7

2.9 2.72.92.7

ParkingParking

24.3

ubcurbanstudio:fall2008sustainableurbanism:thehastingscorridor 2 : 3

24 H o u r T ra ffic V o lu m es

0

2000

4000

6000

8000

10000

12000

14000

16000

18000

E as tbound W es tbound

AM & P M P eak T ra ffic F lo w s

0

200

400

600

800

1000

1200

AM peak P M P eak

E a s tb o u n dW e s tb o u n d

fourthavenueprecedenttraffic counts

DAILY TRAFFIC VOLUMES

Average daily traffic volume: 30,000 vehicles

Eastbound WestboundAMPeak 1081 695PMPeak 901 789

AM & PM PEAK FLOWS

TRAFFIC VOLUMES BETWEEN BURRARD AND CYPRESS

EastboundWestbound

ubcurbanstudio:fall2008sustainableurbanism:thehastingscorridor

fourthavenueprecedentFOURTH AVENUE

MACDONALD ST.

STEPHENS ST.

TRAFALG

AR ST.

LARCH ST.

BALSAM ST.

VINE ST.

YEW ST.

ARBUTUS ST.

MAPLE ST.

CYPRESS ST.

BURRARD ST.

FOURTH AVENUE

FOURTH AVENUE // PRECEDENT ANALYSIS // 1:7500

2-family residential

multi-fam

ily residentialcom

mercial

FOU

RTH

AV

ENU

EM

ACDONALD ST.

STEPHENS ST.

TRAFALG

AR ST.

LARCH ST.

BALSAM ST.

VINE ST.

YEW ST.

ARBUTUS ST.

MAPLE ST.

CYPRESS ST.

BURRARD ST.

FOU

RTH

AV

ENU

E

FOU

RTH

AV

ENU

E

//

PREC

EDEN

T A

NA

LYSI

S

//

1

:750

0

2-family residentialmulti-family residentialcommercial

FOURTH AVENUE

MACDONALD ST.

STEPHENS ST.

TRAFALG

AR ST.

LARCH ST.

BALSAM ST.

VINE ST.

YEW ST.

ARBUTUS ST.

MAPLE ST.

CYPRESS ST.

BURRARD ST.

FOURTH AVENUE

FOURTH AVENUE // PRECEDENT ANALYSIS // 1:7500

N

# doors# doors

# doors# doors

residential single family

residential mid-rise w

alk-upm

ixed-usecom

mercial 1-story

large comm

ercial2+-story com

mercial

interaction with the street

18212622110503041308

21241924272017122118 S

P

P

FOU

RTH

AV

ENU

E

MACDONALD ST.

STEPHENS ST.

TRAFALG

AR ST.

LARCH ST.

BALSAM ST.

VINE ST.

YEW ST.

ARBUTUS ST.

MAPLE ST.

CYPRESS ST.

BURRARD ST.

FOU

RTH

AV

ENU

E

FOU

RTH

AV

ENU

E

//

PREC

EDEN

T A

NA

LYSI

S

//

1

:750

0

N

# doors # doors

# doors # doorsresidential single familyresidential mid-rise walk-upmixed-usecommercial 1-storylarge commercial2+-story commercial

interaction with the street

18

21

26

22

1105

03

041308

21

24

19

24

2720

17

122118

S

P

P

#ofdoors 08 13 04 03 05 11 22 26 21 18

#ofdoors 18 21 12 17 20 27 24 19 24 21

FOURTH AVENUE

MACDONALD ST.

STEPHENS ST.

TRAFALG

AR ST.

LARCH ST.

BALSAM ST.

VINE ST.

YEW ST.

ARBUTUS ST.

MAPLE ST.

CYPRESS ST.

BURRARD ST.

FOURTH AVENUE

FOURTH AVENUE // PRECEDENT ANALYSIS // 1:7500

2-family residential

multi-fam

ily residentialcom

mercial

land use

2 : 1

fourth avenue precedent population density

ubc urban studio : fall 2008sustainable urbanism : the hastings corridor 2 : 5

over 18 du/ac13.6 - 18 du/ac9.0-13.6 su/ac4.5 - 9.0 du/ac

0.18 - 4.5 du/ac

KITSILANO | 4TH AVE 1.6 ppl/du average

2.5 ppl/du average

STNEMTRAPAYTISNEDcensus tract area population dwellings ppl/ac du/ac % of duplex % of < 5 ST % of > 5 ST total

0045.01 1 0.66 4759 2652 29.2 16.3 13.6% 65.8% 0.0% 79.4%0047.01 2 0.32 3606 2483 45.6 31.4 0.9% 74.6% 18.7% 94.2%0047.02 3 0.37 4082 2825 44.6 30.9 0.4% 92.9% 3.4% 96.7%0045.02 4 0.74 5384 2810 29.4 15.4 23.5% 52.4% 1.0% 76.9%0046.00 5 0.49 4927 3118 40.7 25.8 2.7% 87.8% 0.5% 91.0%0048.00 6 1.20 6335 4399 21.4 14.8 2.6% 65.5% 21.2% 89.3%

average 0.63 4849 3048 35.2 22.4 7.3% 73.2% 7.5% 87.9%total 3.78 29093 18287

HASTINGS CORRIDORSTNEMTRAPAYTISNED

census tract area population dwellings ppl/ac dul/ac % of duplex % of < 5 ST % of > 5 ST total0241.00 1 1.89 7449 3110 15.9 6.7 18.7% 25.8% 15.7% 60.2%0242.00 2 4.45 6808 2883 6.2 2.6 20.7% 24.4% 0.4% 45.5%0240.02 3 0.9 5266 2162 23.7 9.7 38.2% 21.6% 5.2% 65.0%0239.00 4 2.37 7553 3071 12.9 5.2 20.6% 17.4% 21.2% 59.2%0238.02 5 2.34 6958 2423 12.0 4.2 24.6% 17.2% 0.0% 41.8%0243.01 6 1.71 6001 2241 14.2 5.3 20.2% 26.4% 0.0% 46.6%

average 2.28 6673 2648 14.2 5.6 23.8% 22.1% 7.1% 53.1%total 13.66 40035 15890

2 : 1

fourth avenue precedent population density

ubc urban studio : fall 2008sustainable urbanism : the hastings corridor 2 : 6

over 18 du/ac13.6 - 18 du/ac9.0-13.6 su/ac4.5 - 9.0 du/ac

0.18 - 4.5 du/ac

KITSILANO | 4TH AVE

Alm

a

Bou

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Will

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on

Spr

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r

Spe

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Bur

nwoo

d

Hastings

Henning

Halifax

Parker

Vin

e

Traf

alga

r

Map

le

4th Ave

Broadway

(x4)

(x2.5)

(x1.7)

Gra

nvill

e

HASTINGS CORRIDOR16.3

du/ac

29.2ppl/ac

79.4%apts.

31.4du/ac

45.6ppl/ac

94.2%apts.

30.9du/ac

44.6ppl/ac

96.7%apts.

14.8du/ac

21.4ppl/ac

89.3%apts.

22.4 du/ac

35.2 ppl/ac

87.9% are apts.of all units of all units

average for area: average for area:

5.6 du/ac

14.2 ppl/ac

53.1% are apts.

6.7du/ac

15.9ppl/ac

60.2%apts.

2.6du/ac

6.2ppl/ac

45.5%apts.

9.7du/ac

23.7ppl/ac

65.0%apts.

5.2du/ac

12.9ppl/ac

59.2%apts.

4.2du/ac

12.0ppl/ac

41.8%apts.

5.3du/ac

14.2ppl/ac

46.6%apts.

15.4du/ac

29.4ppl/ac

76.9%apts.

25.8du/ac

40.7ppl/ac

91.0%apts.

1.6 ppl/du average 2.5 ppl/du average