vancouver.ca/otc

Welcome

Applicant contact: Sean Ruthen, James KM Cheng Architectssruthen@jamescheng.com

Rezoning Planner: Zak Bennett, City of Vancouverzak.bennett@vancouver.ca

Rezoning Application: Oakridge Transit Centre (OTC)The City of Vancouver has received an application rezone 949 West 41st Avenue & 5469-5507 Willow Street (Oakridge Transit Centre) from RS-1 (One-Family Dwelling) District to CD-1 (Comprehensive Development) District. The proposal consists of 17 buildings between 3 and 23 storeys, a childcare facility, a public park, and retail space. It includes:

• a maximum building height of 70.1 m (230 ft.);

• 1,031,789 ft2 of market residential (approximately 1,149 units);

• 126,352 ft2 of secured market rental (approximately 180 units), including 25% Moderate Income Rental Units (approximately 45 units);

• 253,589 ft2 of social housing in two buildings (approximately 300 units);

• a new 2.3-acre public park and open space;

• a childcare facility (8,500 sq. ft.); and

• a total gross floor space ratio (FSR) of 2.30 (1,435,229 ft2).

This application is in reference to the Oakridge Transit Centre and Adjacent Sites Policy

Statement (2015) and the Direction for Intensification of Large Sites to Include Moderate

Income Rental Housing (2019).

vancouver.ca/otc

Success today means hearing from everyone in a safe manner.

• Show respect. Every participant brings information, points of view and ideas to contribute.

• Treat everyone here with the same respect and tone you would want for yourself, your child or your parent.

• Threats, insults, intimidation and abusive language will not be tolerated.

• Photography and video recording are limited to the presentation materials. The photographing and/or recording of participants or conversations are not permitted (without advance permission).

This event is hosted by the City of Vancouver Department of Planning, Urban Design, and Sustainability which is responsible for its conduct.

Creating a welcoming environment

Event Guidelines

OTC Artist Session (June 2014).

vancouver.ca/otc

Why We Are Here

We want to hear from you

We are here to listen to community feedback about this proposal. Your input informs staff’s recommendations to Council as part of the review process for this rezoning.

OTC Open House (February 2015).

1. Review the material on display.

2. Ask questions to City staff or the applicant.

3. Share your feedback.

vancouver.ca/otc

Thank you for coming!

Staff read and record every comment we receive and present a summary to City Council. Public comments can be submitted any time throughout the rezoning process.

Please share your feedback.

Share Your Thoughts

What do you think?

Submit online feedback and sign up for the email list at vancouver.ca/otc

Fill out a written comment sheet.

OTC Open House (June 2014).

Write to us at Oakridge.TransitCentre@vancouver.ca

Talk to us!

vancouver.ca/otc

The Rezoning Process

What guides development?Community plans and policies (such as the OTC Policy Statement) are developed by City staff with public input, and are adopted by Council.

They lay out the long-term vision of the community and direct future growth and associated amenities.

These plans and policies outline where rezoning applications can be considered and what may be allowed on a site.

What is a rezoning application?Zoning regulates what can be developed, including the use (e.g. office) and physical form (e.g. height). A rezoning application is required when a proposal does not conform with the existing zoning.

An application must conform to the rezoning policy for an area and other applicable City policies. A rezoning does not mean there are no restrictions on what can be built.

How is my feedback used?Staff read every comment we receive. Feedback from the public and advisory groups informs the review of the application. Applicants may be required to re-submit their proposal based on the feedback.

Staff make a recommendation to Council. Council makes the final decision on whether to approve, modify, or refuse a rezoning application.

Public Input:Speak or write

to Council

Public Input:Open house,

comment forms and advisory groups

Public Input:Engagement on

plans and policies

ImplementationAfter Council approves a rezoning application,

development applications are submitted for each building where building designs are finalized.

Planning comes firstThe City consults with the public to develop community plans and policies (such as the

OTC Policy Statement) that define what can be considered through rezoning.

Policy and public input guide the reviewStaff from various departments review each rezoning application to see if it meets the policies and goals previously set by Council.

Feedback from the public is an important part of this review.

Approved by Council

Refused

WE ARE HERE

Council-approved plans

and policies

OTC Policy Statement

Public hearing and Council vote

Construction and delivery of public benefits

Staff report to Council with

recommendations

Development application

process

Rezoning application

Review by City staff

Example of a Future Neighbourhood

OAKRIDGE TRANSIT CENTRE AND ADJACENT SITES

POLICY STATEMENT

December 2015

What are the benefits to the community?Development, including rezoning, can support community benefits, including parks, community facilities, social housing, street upgrades and more.

vancouver.ca/otc

What’s Changed?The OTC rezoning application is largely consistent with the 2015 Policy Statement with three key exceptions:

1. Inclusion of Moderate Income Rental Housing

In July 2019, Council considered an issues report seeking Direction for Intensification of Large Sites to include Moderate Income Rental Housing. The report recommended that staff accept a rezoning application for the OTC site that included 10% additional residential floor area for the purpose of securing Rental Housing. The additional density allows for approximately 180 rental units of which 25% will be at ‘Moderate Income Rental Housing’ rates. This additional density results in building heights beyond the approved policy. The tallest buildings in the plan have increased from 15-storeys, to 22- and 23-storeys respectively.

2. 39th Avenue Extension

At the request of the City Engineer, Modern Green purchased three single-family lots on Willow Street to allow for 39th Avenue to be extended into the site. This improves connectivity in the area.

3. Minor Adjustments

A number of other improvements and adjustments are proposed, including shifting the north-south street to align with the Jewish Community Centre, creation of a plaza at 41st, removal of a laneway, and adjustments to the building massing.

2

1

3

vancouver.ca/otc

OTC Policy StatementVisionIn 1948 the new trolley bus depot, the OTC, led to the extension of bus service south to the CPR lands, thus becoming a catalyst for development of the Oakridge neighbourhood. Redevelopment of the OTC will be inspired by the site’s unique First Nations and transportation history, and will respond to the local-area context of curvilinear streets designed in the tradition of the Garden City movement.

The OTC will be primarily residential and designed to accommodate a range of housing types and provide for a mix of incomes. New housing will be focused around a central public park that will include a childcare centre. Local-serving shops and services will be located along 41st Avenue. The OTC site will be designed to invite residents and visitors into and through the site on public walkways, bicycle paths and new streets. The tallest buildings will be located in the centre of the site and along 41st Avenue to reduce impacts to the surrounding neighbourhood and shadowing on public spaces. Future development will achieve an exceptional standard of sustainability through building and site design, increased access to green space and a rich public realm to support walking and cycling.

vancouver.ca/otc

OTC Policy StatementPolicy Process The OTC Policy Statement establishes planning principles and policy that will guide future development of the site. The OTC Policy Statement was approved by Council in December 2015 following an 18-month comprehensive planning program which considered the future mix of uses, density, height, building forms, parks and public spaces, circulation and movement and community facilities.

In addition to the these guiding principles, there are a number of Council policies that apply to the OTC site. These policies are further detailed on the City Policies board.

Guiding Principles

Neighbourhood Identity

Establish a new residential district that draws inspiration from the site’s history, first as Coast Salish land, and recently as a transit centre to inform site patterning, building orientation and public realm detailing. Inspiration could come from the strong linear north-south orientation of the former bus parking and staging yard, previous movement patterns, overhead patterns of trolley wires, views through to the mountains or other heritage character details.

Green Space

Organize buildings to clearly define common green space that is programmable with a variety of passive and active uses. Park space should be highly visible and bordered by public streets, mews or walkways, with animated edges in appropriate locations. Park and open space should be considered as part of a larger ecological network, linking key green spaces in the city.

Neighbourhood-Serving Retail

Use neighbourhood-serving retail and services to animate key public spaces and the 41st Avenue frontage, and to create an inviting entrance to the site. Neighbourhood-serving retail also fosters a sense of community within the new district.

Conceptual drawings from Brainstorming Session (June 2014).

vancouver.ca/otc

Mid-Rise District

Create a distinctive new residential district with a variety of building types and forms such as townhouses, low-rise and mid-rise apartments. Strategically locate taller buildings to minimize shadowing on public open space and reduce impacts on surrounding development. Provide appropriate transitions to 38th Avenue while maximizing views through the site to the North Shore Mountains.

Housing Variety & Affordability

Ensure the neighbourhood is designed to accommodate a range of household incomes by providing market condominiums, rental housing and affordable housing for households with low incomes, seniors and those with mental illness or addictions. Through site design, maximize opportunities for ground-oriented units and housing suitable for families, including two- and three bedroom units.

Community Connections

Integrate the OTC site into the neighbourhood by providing new pedestrian, cyclist and vehicle connections. Site design should provide for the integration of various transportation modes by prioritizing walking and cycling, while connecting to existing and anticipated public transit systems.

Sustainable Systems & Green Infrastructure

Achieve an exceptional standard of sustainability through site design, architecture, building energy use, energy systems, water use and rainwater management, as well as urban food and waste systems. Large sites such as the OTC are fundamental to support the City’s goals of achieving low-carbon neighbourhood energy systems.

OTC Policy StatementGuiding Principles

Conceptual drawings from Brainstorming Session (June 2014).

vancouver.ca/otc

City Policies

Regional Policies

Metro Vancouver 2040: Shaping Our Future (2011)

The Regional Growth Strategy provides a framework for all Lower Mainland municipalities to accommodate projected growth – over one million people and 600,000 new jobs – by 2040.

City-Wide Policies

Greenest City 2020 Action Plan (2012)

The plan outlines actions for Vancouver to be healthy, prosperous and resilient, with the goal of becoming the world’s greenest city by 2020.

Housing Vancouver Strategy (2017)

This strategy provides a renewed vision and explicit policy directions, strategies, and actions for tackling Vancouver’s affordability crisis.

Transportation 2040 Plan (2012)

This plan is a long-term strategic vision that will help guide decisions on transportation, land use and public investments.

Site Specific Policies

Area Plans

Cambie Corridor Plan (2018)

The Plan provides a framework to guide change and growth over the next 30 years in the Cambie Corridor, including job creation, housing, public spaces, and community amenities.

Green Building Rezoning Policy (2018)

This policy requires all rezoning proposals to be near zero emissions buildings or to achieve a minimum LEED Gold rating.

Neighbourhood Energy Strategy (2007)

This policy outlines a strategic approach to neighbourhood energy and recommends further work on implementation strategies for the Cambie Corridor.

Neighbourhood Energy

Strategy

Riley Park/South Cambie Vision (2005)

This vision provides general direction for large sites in the study area; and more broadly identifies community values and aspirations.

Climate Emergency Response (2019)

The response amplifies and builds on past progress with both big moves to reduce Vancouver’s carbon pollution and expanding on existing work to fight climate change. It includesaccelerated actions that will help ramp-up local action right away.

VanPlay (2019)

VanPlay is the culmination of a two-year effort for a new parks and recreation master plan for Vancouver. The vision is to maximize access to high-quality parks and recreation opportunities that connect people witheach other, nature and themselves.

Renewable City Strategy (2015)

The goal of the Renewable City Strategy is that Vancouver will become a city that uses only renewable sources of energy whilerespecting the principles of sustainability.

Rezoning Policy for Sustainable Large Developments (2018)

This policy requires plans and studies to achieve a higher level of sustainability in terms of site design, access to nature, sustainable food systems, green mobility,rainwater management, zero waste planning, affordable housing, and low carbon energy supply.

Community Benefits Agreement Policy (2018)

The policy provides to the development community while supporting social enterprise, social procurement, and community economic development.

New!

Direction for Intensification of Large Sites to Include Moderate Income Rental Housing (2019)

This report provides consideration of increases in height and density for the OTC site to support the addition of moderate income rental housing. This is in support of City goals to provide more housing for a range of incomes. An additional 10%, equivalent to approximately 125,000 sq. ft., is proposed for the OTC.

The Plan supports a range of heights and densities, with a focus on Canada Line stations and higher intensities within the Oakridge Municipal Town Centre, an important hub in the city at the intersection of Cambie Street and 41st Avenue.

vancouver.ca/otc

What’s Going On in the Area?The following are approved and ongoing planning projects:

Jewish Community Centre Rezoning (2018)

Council approved a rezoning for the Jewish Community Centre to allow a renewed private community centre and 299 social housing units.

Little Mountain Policy Statement (2012)

The Policy Statement supports redevelopment to include residential buildings up to 12 storeys with commercial and civic uses (a neighbourhood house and childcare facility). A community plaza and public open space will also be provided through redevelopment.

Pearson Dogwood Rezoning (2017)

Council approved a new community with approximately 3.1 million sq.ft. of residential, commercial, health-care and recreational uses, in buildings ranging from 4 to 28-storeys. The plan includes community amenities include a new 2.5 acre park, a community farm, a therapeutic pool for persons with disabilities, replacement units for Pearson Residents and 20% Affordable Housing. Pearson is being considered for additional density for moderate income rental housing.

Marpole Community Plan (2014)

The Marpole Community Plan includes directions on land use, housing, transportation, parks, community amenities and benefits, arts and culture, heritage and the local economy.

Queen Elizabeth

Park

Langara Golf

Course

Langara CollegeYMCA Langara

Tisdall Park

Montgomery Park

Oak Meadows

Park

VanDusen Botanical Gardens

Children + Women’s

Health Centre

Pearson Dogwood

Lands

Langara Gardens

Oakridge Centre

Community Centre

Little Mountain

CA

MB

IE S

t.

OA

K S

t.

Man

itoba

St.

GR

AN

VILL

E St

.

41st Ave.

49th Ave. MA

IN S

t.

33rd Ave.

Winona ParkOak

Park

Marpole-Oakridge Community Centre

Riley Park

Devonshire Park

Quilchena Park

Cambie Park

Shannon Park

Columbia Park

Cambie Corridor

Phase 2 Lots

Cambie Corridor Phase 2

Cam

bie

Corr

idor

Pla

n Ph

ase

3 St

udy

Area

Marpole Plan Area Boundary

Cam

bie

Corr

idor

Pla

n Ph

ase

3 St

udy

Area

57th Ave

Heather Lands Policy Statement (2018)

The Policy Statement envisions approximately 2.3 million sq.ft. of primarily residential floor area, in buildings ranging from 3- 24-storeys focused on a forest trail. The plan includes new community amenities including a childcare centre, a cultural centre for the Musqueam, Squamish and Tsleil-Waututh Nations, 20% affordable housing, and 20% affordable home ownership. The Heather Lands are being considered for additional density for moderate income rental housing.

Heather Lands

Jewish Community

Centre

Children’s and Women’s Health Centre (2012)

Council approved a 30-year master plan which would provide an additional 650,000 sq.ft. for health-care services and a new acute care facility.

Cambie Corridor Plan (2018)

The plan recommends intensification along the corridor within proximity to the Canada Line. The plan supports a range of building types, heights and tenures with the highest intensity at or near Canada Line stations or other key public destinations. Directly east of the OTC site, the plan provides direction for 6-storey buildings on 41st Avenue and townhouses along the Willow and 38th Avenue edges.

Oakridge Centre Rezoning (2014)

Council approved expansion of the Oakridge Centre to increase the amount of retail and office space, to add 2,900 residential units (including 290 social housing units and 290 secured market rental units) and public amenities including a 3.6 hectare (9 acre) rooftop park and civic centre with a library, community centre, 69-space childcare facility and seniors’ centre.

Langara Gardens Policy Statement (2018)

The Policy Statement envisions approximately 2.5 million sq.ft. of primarily residential floor area, in buildings ranging from 3 to 28-storeys. The existing 605 rental units will be retained or replaced. The plan includes community amenities including a childcare centre, approximately 2.5 acres of new park and open space, and 20% of the new units will be for affordable housing.

OTCSITE

vancouver.ca/otc

OTC Policy Statement HighlightsLand Use and Density (Section 3)The OTC is intended to be a predominantly residential community that provides a diversity of housing types and tenures. There will also be new local services, park and community amenities.

Density

Include an approximate overall gross density (over the entire site area) of 2.1 FSR.

Retail and Service Uses

Local-serving retail will be provided along 41st Avenue to provide opportunities for businesses like cafes, bakeries, delis, restaurants, and green grocers. A portion of this space may also be used for services like medical or dental offices.

Affordable Housing

20% of the residential floor area will be required for affordable housing, with a priority for low- and medium-income households.

Family Housing

Provide housing options for families with children. This means a minimum of 35% of market and rental units will be family-sized with two- or three bedrooms. For social housing, the family-sized units will be at least 50% of the units provided.

New!

Moderate Income Rental Housing

Additional floor area ( 10% of the approved residential floor area) has been added to the OTC for affordable rental housing. 25% of the additional units will be affordable rental meeting the rental rates of the Moderate Income Rental Housing Program.

vancouver.ca/otc

OTC Policy Statement HighlightsBuilt Form, Massing and Height (Section 6)The plan for the OTC is to create a variety of building forms and heights, generally in a mid-rise form, while balancing key objectives such as the new public park and transition to the surrounding neighbourhood.

Building Height and Form

Generally create a mid-rise district with an emphasis on ground-oriented units. Provide a sensitive transition to adjacent townhouses and respect the patterning and scale of the neighbourhood. Taller buildings should minimize the shadow impacts on existing development.

Animation and Variation

Architecture will provide a variety of design and scale to create visual interest. Human-scaled streetwall design, along with curved streets and enhanced setbacks, will add to the character of the site. Site edges will have different design responses depending on their context. Public spaces will create character as vibrant and highly permeable places.

Views

A linear open space will create a visual connection between 41st Avenue and the new park, while the curved streets will take advantage of the unique perspectives offered. Public open spaces should face to the new park and North Shore Mountains.

Permeability and Livability

The OTC is intended to be a highly livable area with a permeable site plan, including park access, that draws people into and through the site. This includes creating efficient building and courtyards with access to daylight.

Solar Access

A key consideration is to optimize sunlight on parks and other public spaces and should guide the form, height, and placement of buildings. Generally, buildings should have a north-south orientation to maximise sunlight.

vancouver.ca/otc

OTC Policy Statement HighlightsParks and Public Spaces (Section 4)The OTC will include the creation of a high-quality park and public open spaces which will help create a new neighbourhood on the site.

The centerpiece will be a new 2-acre neighbourhood park facing 38th Avenue. It will be sized to allow a variety of activities and be adjacent to a new childcare facility.

A linear open space connection between 41st Avenue and the new park help to create a sense of place and provide enhanced landscaping while serving a water management function.

Opportunities to create a series of public places will be sought along 41st Avenue to create gathering spaces activated by ground-level commercial uses.

View along new north-south street looking north.

vancouver.ca/otc

OTC Policy Statement HighlightsCirculation and Transportation (Section 5)The site will be connected and integrated with the surrounding community with a diverse network of streets, mews, pathways and open space that tie into nearby destinations and existing transportation connections.

Prioritize walking, cycling and transit with low-speed streets, clear connections, and design features that encourage active travel and transit use.

Create permeable parcels and links with a mix of mews and pathways that encourage pedestrians and a lively, welcoming atmosphere.

The site will be served by one primary street running the length of the site. A secondary street will provide additional options to move in and through the site.

Conceptual primary street section.

vancouver.ca/otc

OTC Policy Statement HighlightsSustainability and Green Infrastructure (Section 7)The City has a number of established policies that new large developments, like the OTC, must meet or exceed. This will include defined plans or studies on the following areas:

Sustainable Site Design

The proposal must contribute to the goals of the Greenest City 2020 Action Plan targets of improving access to nature and planting trees. The proposal must also contribute to meeting the Urban Forest Strategy, Biodiversity Strategy, and Rain City Strategy objectives.

Sustainable Food Systems

The proposal will contribute to increasing food assets and supporting local and sustainable food systems as outlined in the Greenest City 2020 Action Plan and the Vancouver Food Strategy.

Green Mobility

The proposal will contribute to citywide targets that increase the proportion of trips by walking, cycling and public transit, reducing kilometers traveled, and reducing greenhouse gas emissions.

Potable Water Management

The proposal will contribute to reducing potable water use by 33% from 2006 levels and meeting stringent water quality standards.

Rainwater and Groundwater Management

The proposal will support the capture and treatment of 90% of annual rainfall in Vancouver. This aims to preserve sewer capacity while reducing the risk of combined sewer overflows.

Zero Waste Planning

The proposal will support the Zero Waste 2040 strategic plan and seek opportunities to avoid and reduce waste, re-use and recycle materials, and reduce related greenhouse gas emissions.

Affordable Housing

The proposal will contribute to the goals of Housing Vancouver Strategy, in particular supporting new social, rental and other affordable housing options.

Resilience

The proposal will support increased resilience of the built environment to future climate change conditions to better withstand significant shocks and stresses from earthquakes, extreme weather, extreme temperatures, and sea level rise.

vancouver.ca/otc

OTC Policy Statement HighlightsCommunity Amenities (Section 8)Community amenities are intended to support growth by addressing needs of the new neighbourhood and the existing community. They will help to make the OTC an inclusive new neighbourhood and support population growth.

Affordable Housing

A minimum of 20% of the residential space at the OTC is to be set aside as affordable housing for low- and medium-income households. An additional 10% of residential space is proposed as rental, including moderate income units housing.

Park and Open Space

A new park will be provided as the centerpiece of the site. Additional public open space in the form of a linear connector between the park and 41st Avenue, as well as plaza space facing 41st Avenue, are also anticipated.

Childcare

A new 69-space childcare centre will be built and serve infants, toddlers, and 3-5 year olds. The new childcare centre will be located along 38th Avenue near the near park.