west end specific policies - vancouver · 2016. 10. 19. · west end specific policies west end...
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R E Z O N I N G R AT I O N AL E - P O L I C Y C O N T E X T 1 . 3
West End Specific Policies
West End Plan (2013)
The West End Plan identifies the future needs of the neighbourhood and presents a flexible policy framework that
guides growth and development to ensure that it is beneficial to both current and future residents.
The Plan Principles provide overall direction for the neighbourhood. The proposed redevelopment of 1640-1650
Alberni Street supports Plan Principle 2:
Support a range of affordable housing options to meet the diverse needs of the community.
West End specific policies provide direction for developments occuring in the West End neighbourhood. The
proposal responds to the West End Plan and the Rezoning Policy for the West End as described in the following
section.
Georgia Corridor1640-1650 Alberni Street is located within Area A of the Georgia Corridor (shown as a red star on the map below).
The Corridor, with its proximity to transit and local services and amenities, has been identified by the City as a
prime location for new housing.
Within Area A of the Georgia Corridor:
• Building heights can be considered up to a maximum of 117.3 metres (385 feet);
• Maximum densities are recognized on a site by site basis and dependent on the proposed urban design;
• Residential floor plates above the podium level(s) are restricted to 511 square metres (5,500 square feet); and
• Rezoning applications to increase density can be considered. Where a residential component is included,
density increases will be considered in support of the Public Benefits Strategy.
Georgia Corridor
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Additional West End Plan Policies Addressed by the Proposal
Housing The redevelopment of 1640-1650 Alberni Street will help to address the housing affordability challenges faced by
the City through the provision of a 42-storey, purpose-built, market-rental building offering 276 units and a mix of
unit types. The proposed project will be family-oriented, providing 104 units of family housing (89 2-bedroom and
15 3-bedroom units, representing almost 40% of all units) designed in accordance with the High Density Housing
for Families with Children Guidelines.
Transportation Located in one of Vancouver’s most dense communities, the site is well serviced by transit and bike lanes and
within walking distance to several nearby amenities (e.g. Stanley Park and Denman Village). The proposal also
includes 351 bike parking stalls and electric vehicle charging rough-ins for 100% of the 148 stalls (30% full EV
stalls).
Energy and Climate ChangeThe City of Vancouver has a goal of becoming the greenest city in the world by 2020. The redevelopment of 1640-
1650 Alberni Street supports this goal by implementing strategies related to land use, neighbourhood energy, and
green building design. The proposed project will site a high-density, residential building within walking distance to
existing transit, shops, and amenities. The proposed project will include a hydronic heating system that will allow
it to be connected to a Neighbourhood Energy System when it becomes available. The proposed building will also
be designed to achieve LEED Gold certification.
Public Benefits StrategyThe West End Plan allows developments to achieve additional density if the proposed project supports the Public
Benefits Strategy. The Strategy provides strategic direction for future capital investments in the community
including community facilities, transportation, and affordable housing. One of the long-term housing strategies is
securing market rental housing along Corridors in exchange for additional density. The redevelopment of 1640-
1650 Alberni Street will contribute to almost 300 units of purpose-built, market rental units to the vibrant and
diverse West End neighbourhood.
Aerial Context
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Rezoning Policy for the West End (2013)
The Rezoning Policy for the West End provides guidance for the long-term intensification of the neighbourhod in
terms of addressing the demand for residential, employment, and public spaces.
1640-1650 Alberni Street is located within Area C of the policy area (shown as a red star on the map to the right),
which permits an increase in density for market residential developments given the following:
• Site has a minimum frontage of 39.6 metres (130 feet);
The site has a frontage of 40.2 metres (132 feet)
• Contributes to community benefits as defined by the West End Plan’s Public Benefits Strategy;
The proposed project will provide over 276 units of purpose-built, market rental units ranging from one
to three bedrooms.
• Tower floor plate does not exceed 511 square metres (5,500 square feet); and
The proposed tower floor plate does not exceed the 511 sm (5,500 sq.ft) maximum permitted under
Area C.
• Portion of new residential building exceeding 18.3 metres (60 feet) in height is spaced at least 24.3 metres (80
feet) from any other residential building exceeding that height.
The tower portion of the proposed building will be sited a minimum of 18.8 metres (61.6 feet) from the existing
14-storey tower to the west. The existing tower does not have any windows on its eastern facade (facing the
subject site); therefore, the privacy of the existing tower will not be impacted by the proposal. Based on the
shadow analysis, the shadow of the proposed tower will be very similar to the shadow of the existing structure
on site.
The proposed project will also be designed with a hydronic heating system, which will allow it to be tied into a
Neighbourhood Energy System when one becomes available. The proposed building will also be designed to
achieve LEED Gold certification.
West End Specific Policies
West End Zones
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City-Wide Policies
The proposed redevelopment of 1640-1650 Alberni Street supports the City’s Strategic Directions of increasing the
supply of affordable housing and encouraging a mix of housing across all neighbourhoods.
The Continuum of Housing consists of the range of housing options available to households of all income levels,
extending from emergency shelter and housing for the homeless through to affordable rental housing and
homeownership.
The proposed redevelopment of 1640-1650 Alberni Street falls within the Rental Housing portion of the continuum,
providing purpose-built market rental in the West End neighbourhood.
Transportation 2040 Plan (2012)
The objective of the Transportation 2040 Plan is to guide the City in achieving an inclusive, healthy, prosperous,
and livable future through the provision of a smart and efficient transportation system.
The Plan’s land use directions guide future land use plans and decisions to support shorter trips and sustainable
transportation choices. The proposed project also supports sustainable transportation choices through the
provision of stalls with electric car charging receptacles.
The proposed redevelopment of 1640-1650 Alberni Street supports the following Land Use Policies in the Plan:
• Prioritize and encourage a dense and diverse mix of services, amenities, jobs, and housing types in areas
well-served by frequent, high-capacity transit.
The proposal will locate dense, family-oriented, market rental housing in close proximity to existing
commercial services (Robson and Denman Streets), public amenities (parks and community centres),
and transit corridors (West Georgia, West Pender, Robson, Denman).
• Locate major trip generators near rapid transit stations or along transit corridors
The proposal will locate a high-density residential use in close proximity to existing transit corridors.
The proposed development will bring approximately 450 residents* to the West End.
• Design buildings to contribute to a public realm that feels interesting and safe
The building design will positively contribute to the public realm and follow the principles of CPTED to
ensure a safe and inviting environment. The design specifics will evolve as the application progresses.
*Based on the Statistic Canada’s 2011 Census, the average household size in the West End is 1.5 individuals/household. 276 units X 1.5 individuals/household = 414 individuals. Taking in to account the family-oriented nature of the development, the approximate number of individuals that the proposed development would bring into the West End is estimated to be around 450.
City-wide policies provide general direction and apply to developments that occur throughout the city. The
proposal responds to the Housing and Homelessness Strategy and Transportation 2040 Plan as described in the
following section.
Housing and Homelessness Strategy (2012)
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Rezoning Policies
Green Buildings Policy for Rezoning - Process and Requirements (2015)
All rezoning applications made after June 25, 2014 are now required to participate in the LEED for New
Construction program and achieve the minimum building requirements for LEED Gold (minimum 63 points), with 1
water efficiency point, and 1 storm water point and a 22% reduction in energy cost as compared to ASHRAE 90.1
2010.
A Sustainable Design Strategy will outline the LEED credits that will be persued for the proposed project and
identify the features and technologies that will be incorporated into the proposed built form to help achieve those
credits. The Strategy, LEED checklist, and letter from an LEED Accredited Professional will be included as part of
the 1640-1650 Alberni Street’s Rezoning application package.
The City’s general polices and guidelines include policies that apply specifically to rezonings in the city. The
proposal responds to the Green Buildings Policy for Rezoning as described in the following section.
High Density Housing for Families and Children Guidelines (1992)
The Guidelines are applicable to market and non market, conditionally approved residential developments that are designed specifically to accommodate families with children. The intent of the Guidelines is to address key issues
of site selection, project and unit design and to ensure that they meet the needs of families with children.
Site Selection
1640-1650 Alberni Street is located within the dense, walkable West End neighbourhood. The site is within a 5
minute walk (400 metres) from the West End Community Centre, King George Secondary School, two grocery
stores, transit stops, parks, and the Coal Harbor seawall. Lord Roberts Elementary School and the Coal Harbour
Community Centre are located within a 10 minute walk (800 metres) from the site. Land uses adjacent to the site
include high-density residential and commercial and are compatible with the proposed residential use.
Number of Family Units
The proposed development will have 276 units - almost 40% of these units will have 2 to 3 bedrooms.
Indoor and Outdoor Amenity Space
The building’s child-friendly amenity spaces will be located on the fifth floor, with access to a games room,
common room with kitchen, and exterior gathering and playground area. Additional amenity spaces include a
gym and exterior courtyard at ground level, as well as a common room with kitchen and exterior patio at Level
42 (Sky Lounge).
Unit Design
The units will be designed to meet the needs of families with children with attention paid to size, interior layout,
privacy and storage space. The design specifics will evolve as the application progresses.
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Design Guidelines and PrinciplesThe following design guidelines and principles apply to the redevelopment of 1640-1650 Alberni Street in the City’s prominent West End neighborhood:• West End Plan (2013) - Built Form Principles and Georgia Corridor policies; and• West End RM-5, RM-5A, RM-5B, RM-5C and RM-5D Guidelines (2014)
The proposed built form will respond to the following design considerations consistent among the Guidelines listed above:
Neighbourhood and Streetscape Character
Ensure proposed built form is compatible with the
density and height constraints of the zone.
The architectural expression of the building responds
to both the surrounding urban context and to the
site itself. The proposed density is compatiable with
surrounding residential uses and objectives of the West
End Plan. The maximum height of the building respects
the existing view cones.
Orientation
Ensure siting and massing of proposed building enables
livability, neighbourliness and compatibility with
surrounding built forms.
The primary view orientations for the units are to the
north and southwest. These orientations minimize
the privacy and overlook issues with neighbouring
buildings. The suite layouts are oriented to maximize
view opportunities.
Views
Adhere to the prevailing view corridor and allow for
spatial separation between higher buildings. Maintain
views to the North Shore mountains, English Bay, and
Stanley Park.
The maximum height of the tower at 117.3 metres (385
feet) is within the maximum prescribed in the West
End Community Plan for the Georgia Corridor. It is also
below the most restrictive view cone in the city (121.5
metres (399 feet)).
Light and Ventilation
Provide sufficient access to daylight for all residential
units and minimize shading at street level.
The podium of the building is held to 4-storeys to
maximize daylight to the sidewalk and Alberni Street.
Balcony projections provide solar control for south and
west facing facades.
Safety and Security
Provide a secure environment through the
implementation of Crime Prevention Through
Environmental Design (CPTED) principles.
The building design will follow the principles of CPTED
to ensure a safe and inviting environment. Ground
oriented residential units with at-grade patio space will
provide surveillence along Alberni Street. Other design
specifics will evolve as the application progresses.
Access and Circulation
Provide a centralized point of access and allow for
efficient circulation of the site.
The underground parking will be accessible via a back
lane. Main pedestrian access will be via Alberni Street.
Privacy
Ensure adequate privacy for new residential units and
prevent negative impact on the privacy of surrounding
buildings. Shape built form to optimize performance.
The siting of the tower is a direct response to the
existing neighbouring tower forms. Ample separation is
provided between the proposed tower and surrounding
towers to maximize privacy and minimize shadowing.
The tower is also shaped to present a narrow facade,
giving it a tall slender silhouette against the skyline.
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Community Amenities and Transit Access1640-1650 Alberni Street is located in a dense, walkable neighbourhood
and easily accessible by transit and bike. The site is also in close proximity
to a number of existing community amenities, making this an appropriate
location for a family-oriented, high-rise development.
Bus routes within a 5 minute walk of the site:
• West Georgia - #19, 240, 241, 246, 247, 250, 253, 254, 257, N24
• West Pender - #19
• Robson - #5, N6
• Denman - #5
There are also numerous bike routes that criss-cross downtown, including
bikeways along Alberni Street (directly in front of the site) and along Cardero
Street.
The sites are also close to:
• Key commercial corridors with shops and restaurants - Robson Street,
Denman Street
• Outdoor amenities - Stanley Park, Devonian Harbour Park, Coal Harbour
Park, and the Coal Harbour seawall
• Community centres - West End Community Centre (5 minute walk), and
Coal Harbour Community Centre (10 minute walk)
• Schools - King George Secondary (5 minute walk), and Lord Roberts
Elementary (10 minute walk)
• Grocery stores/pharmacies - Safeway and Whole Foods (5 minute walk),
No Frills (10 minute walk), Pharmasave (5 minute walk), Shoppers Drug
Mart (10 minute walk)
5 minute walk
W Georgia St
W Pender StDenman St
West End
Community Centre
Lord Roberts
ElementarySchool
King George
Secondary School
Coal Harbour Community Centre
+ Coal Harbour ParkRobson St
Bus #19, 240, 241, 246, 247, 250, 253, 254, 257, N24
Bus #5, N6
Bus #19
Bus #5
To Stanley ParkN
LegendBus route
Bike route
5 min walk
Community CentreSchool
1640-1650 Alberni St
WholeFoods
Safeway
Shoppers
Drug Mart/
No Frills
Pharmasave
Grocery Store/Pharmacy