rezoning intent project description€¦ · along cambie street and 36.5m (120'-0”) north on...

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C A M B I E @ 4 2 N D - 4 3 R D AREA F REZONING APPLICATION

INTRODUCTION (REZONING PURPOSE/INTENT)

PROJECT DESCRIPTION

The site address is 5812-5844 Cambie Street and constitutes a city block, located on the east side of Cambie Street between 42nd & 43rd Avenue. The rectangular site measures 79.2m (260'-0”) east along the lane, 36.5m (120'-0”) south along W. 43rd Ave., 79.2m (260'-0”) west along Cambie Street and 36.5m (120'-0”) north on W. 42nd Ave.

The site area is 2898 sm. (31,195 sf.) and has a cross-fall of 1.19m (3'-10”) from a highpoint in the northwest corner to the low-point in the southeast. The result is a typical slope of 1 to 2% on all sides. The site is currently occupied by single-storey retail outlets and a bank. The Cambie Corridor Plan defines the site as Area F: 42nd to 43rd Avenue (east).

The project consists of a 4-storey podium conforming to all applicable setbacks as per discussion with City Planning, and in particular along 43rd Avenue to contribute to a Minor Plaza (associated with a major pedestrian crossing of Cambie Street). The entire Cambie Street frontage is Retail Commercial, with a CRU especially well-positioned to serve the Plaza ... a lively outdoor environment is envisioned. Additional Retail occupies the groundlevel northeastern corner along 42nd Avenue. Above grade portions of the podium are primarily Office Commercial, with 5,500 sf on Levels 02 & 03 given to a Youth Centre in the southeast corner. Beyond the open at-grade area (300m2) forming the southwestern-oriented Minor Plaza (intended to be matched by future development on Area G to the south), the podium extends in a 3-storey 'nub' in the southeast corner to accommodate the Residential Entry, a second Office Entry, and the Youth Centre Entry. These entries all provide access to upper levels.

This southeastern location of the Youth Centre Entry allows/promotes easy access to Columbia Park one block eastward. The Residential Entry has a dual aspect, addressing both the Plaza and a laneway vehicular dropoff, providing an appropriate identity for the the Residential Tower as well as maximum convenience for residents. Along 42nd Avenue (setback at least 25' from Cambie Street) are Entry Lobbies to upper level Offices and a 37-space Toddler/Preschooler Daycare on Level 05.

Above the podium, two major occupancies rise to the allowed maximum heights: on the north side, an Office Commercial tower of 12' floor-to-floor heights (with a Daycare on Level 5 with separate entry) rises to 150' above that tower datum (284.5') while on the south side, a Residential Tower of 9'-8" floor-to-floor heights rises to a local maximum of 330' above that respective datum (282.6'). Above the 330' maximum, a Residential Amenity area allows access to rooftop urban agricultural plots.

REZONING INTENT

This Rezoning, being in accord with the Cambie Corridor Plan, contributes to the implementation of local and regional growth policies, bringing this major Municipal Town Centre and Frequent Transit Development Area closer to realization. This Rezoning is one further step in the directed growth vision of the city.

REZONING RATIONALE

This Rezoning brings further employment , retail, and residential options to this Town Centre thru retail, office, and market residential components. In additon, this Rezoning provides localized Community Amenities of a 37-space Daycare and a 5,500sf Youth Centre as identified by the CCP for Areas A through H. The general public will enjoy an important Minor Plaza that, in symmetry with Area G, brings distinction and variety to local pedestrians and shoppers while contributing to the Town Centre urban public realm.

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LOCATION

Emerging Context PlanAs defined in the Cambie Corridor Plan, the proposed development is located in the

newly designated Oakridge Municipal Town Center. The area around 41st Avenue and

Cambie Street is one of 17 designated Municipal Town Centers (MTCs) and a

Frequent Transit Development Area in the Metro Vancouver Regional Growth Strategy.

MTCs are regionally-significant urban centers that serve as activity hubs for municipal

populations— accommodating a range of job, retail, cultural, and public spaces, and a

variety of housing options. The Oakridge MTC is also part of a Frequent Transit

Development Area (FTDA), which makes it a priority location for more concentrated

growth in higher-density forms.

The Oakridge MTC has ample services and amenities to support existing and future

residents. More amenities will be delivered as large sites undergo redevelopment (e.g.,

Oakridge Centre, Oakridge Transit Centre). The area is serviced by the Canada Line

and major bus routes including future B-line slated for 41st Avenue, and provides

convenient access to several parks, schools, childcare facilities, and other amenities

within walking distance .As the geographic “center” of the city and Canada Line, this

area, along with Marine Landing and the emerging dense, mixed-use node at 57th

Avenue, represents the most significant concentration of urban uses and density in the

Corridor.

The surrounding context is zoned RT-2 to the south, RS-1 east and C-2 north. West

across Cambie Street is the recently Rezoned CD-1 Oakridge Mall site. The 11.5

hectare site will be the centerpiece of MTC. Beyond Oakridge to the southwest are a

number of older CD-1 multi-unit residential developments. To the northwest, northeast,

and southeast the pattern of development is comprised of 1-2 storey single family

houses. North of the site, along Cambie to 39th Ave. the pattern is typically made up of

3-4 storey commercial or mixed-use buildings. Increasingly, along the length of Cambie

Street the form of development envisioned in Phase 2 of the Plan is evident.

IBI GROUPARCHITECTS (CANADA) INC.700 – 1285 West Pender StreetVancouver BC V6E 4B1 Canadatel 604 683 8797 fax 604 683 0492ibigroup.com

C AMBIE & 42ND2

CONTEX T PL AN BEFORE

As defi ned in the Cambie Corridor Plan, the proposed development is located in the newly designated Oakridge Municipal Town Center. The area around 41st Avenue and Cambie Street is one of 17 designated Municipal Town Centers (MTCs) and a Frequent Transit Development Area in the Metro Vancouver Regional Growth Strategy. MTCs are regionally-signifi cant urban centers that serve as activity hubs for municipal populations— accommodating a range of job, retail, cultural, and public spaces, and a variety of housing options. The Oakridge MTC is also part of a Frequent Transit Development Area (FTDA), which makes it a priority location for more concentrated growth in higher-density forms.

The Oakridge MTC has ample services and amenities to support existing and future residents. More amenities will be delivered as large sites undergo redevelopment (e.g., Oakridge Centre, Oakridge Transit Centre). The area is serviced by the Canada Line and major bus routes including future B-line slated for 41st Avenue, and provides convenient access to several parks, schools, childcare facilities, and other amenities within walking distance .As the geographic “center” of the city and Canada Line, this area, along with Marine Landing and the emerging dense, mixed-use node at 57th Avenue, represents the most signifi cant concentration of urban uses and density in the Corridor.

The surrounding context is zoned RT-2 to the south, RS-1 east and C-2 north. West across Cambie Street is the recently Rezoned CD-1 Oakridge Mall site. The 11.5 hectare site will be the centerpiece of MTC. Beyond Oakridge to the southwest are a number of older CD-1 multi-unit residential developments. To the northwest, northeast, and southeast the pattern of development is comprised of 1-2 storey single family houses. North of the site, along Cambie to 39th Ave. the pattern is typically made up of 3-4 storey commercial or mixed-use buildings. Increasingly, along the length of Cambie Street the form of development envisioned in Phase 2 of the Plan is evident.

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ZONING/LOCATION


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EMERGING CONTEX T PL AN

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NEIGHBOURHOOD PLAN INFO


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APPLIC ABLE POLIC Y

Statement of Intent

Rezoning of 5812-5844 Cambie Street, Vancouver, BC V5Z 3A8

Legal Description: LOT A (BJ80356), LOTS 3 AND 4, ALL OF BLOCK 859 DL 526, GROUP 1, NWD, PLAN 7737

Vivagrand Developments is seeking the rezoning of 5812-5844 Cambie Street, currently designated as C-2, to CD-1 Zoning so as to permit the future development of a mixed-use project comprised of retail, offi ce, artist studio and residential use.

Applicable City Policy

1) Cambie Corridor Plan (2018).

2) Cambie Corridor Public Realm Plan (2018)

3) Community Amenity Contribution through Rezoning (1999)

4) Green Building Rezoning Policy (2010),

5) Neighbourhood Energy Connectivity Standards - Design Guidelines (2014)

6) High-density Housing for Families with Children Guidelines (1992)

7) Healthy City Strategy 2014-2025 (2014)

8) Cultural Facilities Priorities Plan (2008)

Proposed Variances And Relaxations

The proposal seeks relaxations based on the following rationale:

• Relaxation of Class B loading space to be shared between Retail and Offi ce loading

• Residential Parking Requirement relaxation to 0.8 stalls per unit

• Commercial Parking Requirement relaxation 1 stall per 100sm of GFA

Both relaxations are predicated on the comprehensive public transit opportunities provided by the Canada Line and bus routes along arterial immediately adjacent to the site.

Statement of IntentRezoning of 5812-5844 Cambie Street, Vancouver, BC V5Z 3A8Legal Description: LOT A (BJ80356), LOTS 3 AND 4, ALL OF BLOCK 859 DL 526, GROUP 1, NWD, PLAN 7737Vivagrand Developments is seeking the rezoning of 5812-5844 Cambie Street, currently designated as C-2, to CD-1 Zoning so as to permit the future development of a mixed-use project comprised of retail, office, artist studio and residential use.

Applicable City Policy1) Cambie Corridor Plan (2018). 2) Cambie Corridor Public Realm Plan (2018)3) Community Amenity Contribution through Rezoning (1999)4) Green Building Rezoning Policy (2010),5) Neighbourhood Energy Connectivity Standards - Design Guidelines (2014)6) High-density Housing for Families with Children Guidelines (1992)7) Healthy City Strategy 2014-2025 (2014)8) Cultural Facilities Priorities Plan (2008)

Proposed Variances And RelaxationsThe proposal seeks relaxations based on the following rationale:

• Relaxation of Class B loading space to be shared between Retail and Office loading• Residential Parking Requirement relaxation to 0.7 stalls per unit• Commercial Parking Requirement relaxation of 30%

Both relaxations are predicated on the comprehensive public transit opportunities provided by the Canada Line and bus routes along arterial immediately adjacent to the site.

Please refer to the project's Transportation Assessment &Management Study and Transportation Demand Management Plan for specifics.

On-site Community AmenitiesSites on Cambie Street between 39th and 45th Avenue, in Areas A through H, will be expected to deliver on-site amenities to service growth in the MTC area. Amenities will be negotiated as part of the rezoning process.

Amenities to be delivered include:

• A minimum 511 sq.m (5,500 sq.ft) turnkey space for a dedicated youth centre delivered to the City to be located at grade with clear visual presence on Cambie Street.

• 37-space turnkey childcare facilities delivered to the City to be located on the podium level with associated outdoor space1

1 Note: At a minimum, it is anticipated that most developments will be expected to deliver childcare depending on need determined by the City at the time of rezoning. This may be in addition to any of the other priority amenities outlined above.

Alternatively, sites may be required to contribute to other services and amenities identified in the Public Benefits Strategy (Chapter 13) that support the overall success of the Oakridge Municipal Town Centre.

Artist's illustration showing the future of the Oakridge Municipal Town Centre

CAMBIE CORRIDOR PLAN | 67

4.3.1.1 On-site community

amenities

Sites on Cambie Street between 39th and 45th Avenue, in Areas A through H, will be expected to deliver on-site amenities to service growth in the MTC area. Amenities will be negotiated as part of the rezoning process.

Amenities to be delivered include:

A minimum of 2787.1 sq. m (30,000 sq. ft) of non-profit organization space, which includes affordable office and related programming space, delivered to the City, to be located within the podium floors, above the retail space at grade and with some street-level presence.

A minimum 511 sq. m (5,500 sq. ft) turnkey space for a dedicated youth centre delivered to the City to be located at grade with clear visual presence on Cambie Street

69-space turnkey childcare facilities delivered to the City located on the podium level with associated outdoor space* (Area A is especially well-suited for this with its large podium level to accommodate outdoor space)

37-space turnkey childcare facilities delivered to the City to be located on the podium level with associated outdoor space*

A minimum of 5 turnkey artist studios equivalent to 101.3 sq. m (1,090 sq. ft) each, granted to the City, located within the residential or commercial floor space of the consolidation

*Note: At a minimum, it is anticipated that most develop-ments will be expected to deliver childcare depending on need determined by the City at the time of rezoning. This may be in addition to any of the other priority amenities outlined above.

Alternatively, sites may be required to contribute to other services and amenities identified in the Public Benefits Strategy (Chapter 13) that support the overall success of the Oakridge Municipal Town Centre.

Ar tist ’s i l lus trat ion showing the future of the Oakr idge Munic ipa l Town Centre

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CITY GUIDELINES & POLICIES/REZONING RATIONALE


C AMBIE & 42ND4

EMERGING CONTEX T PL AN BUILDING HEIGHT

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TOWER HEIGHTS


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SITE PHOTOS


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STREET VIEW: EAST SIDE OF CAMBIE

STREET VIEW: NORTH SIDE OF W 43 AVE

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STREET VIEW: SOUTH SIDE OF W 42 AVE

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SITELANE CAMBIE STREET

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STREE T VIEWS S ITE

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STREET VIEWS - SITE


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STREE T VIEWS OPPOSITE S IDE OF THE S ITE

STREET VIEW: WEST SDIE OF CAMBIE

STREET VIEW: NORTH SIDE OF W 42 AVE

STREET VIEW: EAST SIDE OF LANE

STREET VIEW: SOUTH SIDE OF W 42ND AVE

OPPOSITE SIDE OF SITE

CAMBIE STREET LANE

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LANE CAMBIE STREET




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STREET VIEWS - OPPOSITE OF SITE

rezoning intent project description€¦ · along cambie street and 36.5m (120'-0”) north on...

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