Post on 09-Aug-2020
transcript
PROJECT TEAM
DEVELOPER
Coromandel Properties is a proud Chinese developer based in Vancouver. We build high-quality homes and contribute to the environments that we create in a positive way. Our goal is to make life better for the families we serve, inside and outside our organization. No two families are exactly the same, and no two homes should be, either. Every Coromandel home is designed to be flexible to reflect the unique needs of each of our homeowners.
We choose neighbourhoods where communities can thrive.
We build communities where people can come together.
We create homes where families of all kinds can set down their roots.
ARCHITECT
GBL Architects is a Vancouver based architectural firm, recognized as leaders in residential, commercial and mixed-use design, as well as complex multi-phased master planned developments.
The practice was established in 1982 and has built its reputation on producing high quality designs and providing a full range of architectural and interior design services to the private and public sectors.
Our mission is to create buildings that belong together – today and tomorrow.
LANSCAPE ARCHITECT
Hapa Collaborative is a landscape architecture and urban design practice, deeply committed to the creation of connected and livable communities.
We dream of creating captivating public spaces adored by vibrant communities all over North America. Nothing makes us happier than watching people come together and contribute to more connected and compassionate cities, in a more connected and compassionate world.
We are agents for public space. Our aim is to deepen the attachment between people, their communities, and their environments.
SURVEY
MATSON, PECK AND TOPLISSRICHMOND
CIVIL ENGINEER
APLIN MARTINVANCOUVER
GEOTECHNICAL
GEOPACIFICVANCOUVER
STRUCTURAL
GLOTMAN SIMPSONVANCOUVER
MECHANICAL
WILLIAMS ENGINEERINGABBOTSFORD
ELECTRICAL
WILLIAMS ENGINEERINGVANCOUVER
ENVELOPE
RDHBURNABY
SUSTAINABILITY
WSPVANCOUVER
ENERGY MODELING
WSPVANCOUVER
TRANSPORTATION
BUNT & ASSOCIATESVANCOUVER
CODE CONSULTANT
GHLVANCOUVER
ARBORIST
FROGGERS CREEKBURNABY
PROJECT DESIGN TEAM
SITE
NEIGHBOURHOOD
E 33RD AVE
KINGSWAY
NORQUAY
PARK
EAR
LES
SLO
CAN
ST
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ETE 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
CONTEXT PLAN
SHADOW STUDIES
MARCH/SEPTEMBER 21
EQUINOX 10AM EQUINOX NOON EQUINOX 2PM EQUINOX 4PM
SUMMER 10AM SUMMER NOON SUMMER 2PM SUMMER 4PM
WINTER 10AM
DECEMBER 21
JUNE 21
WINTER 12PM WINTER 2PM WINTER 4PM
BALCONIES ANIMATION
THE STARTING INTENTION OF THE DESIGN OF THE PROJECT WAS TO UTILIZE THE SIMPLEST OF FORM FACTORS TO MINIMIZE THE OVERALL AMOUNT OF ENVELOPE AND CORRESPONDINGLY, REDUCE THE TOTAL AMOUNT OF HEAT LOSS AREA. TO HELP BREAK DOWN THE SCALE OF THESE BLOCK-LIKE MASSES, A FRAMEWORK OF BALCONIES WERE UTILIZED TO HELP ARTICULATE AND ANIMATE THE BUILDING. THE INTENTION OF THESE BALCONIES, BESIDES THE OBVIOUS INCREASE TO THE LIVABILITY OF THE UNIT IN THE TEMPERATE VANCOUVER CLIMATE, IS TO CREATE VISUAL INTEREST ALL WHILE REMAINING AS ENERGY EFFICIENT AS POSSIBLE WITH MINIMAL THERMAL BREAKS EITHER WITH INTEGRATED THERMAL CONCRETE ISOLATION (ISOKORB), OR BY HANGING THE BALCONY FROM THE STRUCTURE. UNIQUE COLOURS, MATERIALS AND FORMS FOR THE BALCONIES WERE CHOSEN TO HELP DIFFERENTIATE THE TOWERS FROM ONE ANOTHER, AS WELL AS CREATE VISUAL INTEREST FOR BOTH PEDESTRIANS AND MOTORISTS TRAVELING ALONG KINGSWAY AND SECONDARILY, ALONG EARLES.
ARTICULATED AND COLORED BALCONIES (SUMMERTIME HOUSING / SEARCH)
SOLID PORTIONS OF BALCONY GUARDS TO ARTICULATE FORM (YOUTH HOUSING / SCHEIWILLER SVENSSON)
NON-ORTHOGONAL BALCONY FORM CREATES BUILDING DEFINITION (PAXTON HOUSE / ALMA-NAC)
NON-ORTHOGONAL BALCONY FORM CREATES BUILDING DEFINITION (THE MOUNTAIN / BIG)
BALCONIES AS SIGNAGE
THE HISTORICAL PATH OF KINGSWAY (THE KING’S WAY) WHICH CONNECTED THE OLD BC CAPITAL OF NEW WESTMINSTER AND THE PORT OF VANCOUVER WAS AN INDIGENOUS TRAIL FOR HUNDREDS OF YEARS AND BECAME AN IMPORTANT COMMERCIAL ROUTE STARTING IN 1860, WHEN THE TRAIL WAS FORMALIZED BY THE BRITISH ROYAL ENGINEERS. KINGSWAY AVENUE IS A REMNANT OF THAT ROUTE AND REMAINS TO THIS DAY, A STRONG COMMERCIAL SPINE ACROSS THE LOWER MAINLAND. ALONG THIS COMMERCIAL ROUTE, A CERTAIN VERNACULAR OF SIGNAGE FOR MOTELS, RETAIL AND RESTAURANTS HAS BEEN ESTABLISHED. THE CONCEPT OF THE BALCONIES ALONG KINGSWAY ARE TO ACT AS A TYPE OF SIGNAGE FOR THE BUILDING. THE INTENTION OF THESE BALCONIES ARE TO BE A ‘MODERN INTERPRETATION’ OF THE VERNACULAR SIGNAGE OF THE PAST WHICH LITTERED (AND ARE STILL FOUND) ALONG THIS MAJOR ROUTE THROUGH VANCOUVER.
VERNACULAR COMMERCIAL SIGNAGE ALONG KINGSWAY
HISTORICAL COMMERCIAL KINGSWAY SIGNAGEHISTORICAL COMMERCIAL KINGSWAY SIGNAGE
HISTORICAL COMMERCIAL KINGSWAY SIGNAGE
UNIQUE COMMERCIAL KINGSWAY SIGNAGE
PROJECT OVERVIEW
1 SITE BOUNDARIES THE SITE IS BOUNDED BY KINGSWAY (TO THE
SOUTHWEST), EARLES STREET (TO THE SOUTHEAST), DUKE (TO THE NORTHEAST), AND TWO LANES ON THE NORTHERN SIDES. THERE IS AN EXISTING 4-STOREY MIXED-USE DEVELOPMENT NORTH ALONG KINGSWAY.
2 GROUND FLOOR COMMERCIAL PROGRAM IS SET TO FACE KINGSWAY AND
WRAP AROUND THE CORNER TO THE EARLES FACADE. ALONG EARLES TOWARDS DUKE IS TO STAY RESIDENTIAL TO TRANSITION TO THE EXISTING SINGLE-FAMILY RS-1 ZONE ALONG EARLES.
KINGSWAY
DUKE
EARL
ESSITE
RETAIL
5 INTERLOCK TO REDUCE THE STATIC NATURE OF HAVING FORMS
ADJACENT TO ONE ANOTHER, THE PODIUM PORTION ALONG KINGSWAY IS ALLOWED TO SUPERSEDE THE TOWER FORM - THIS CREATES AN INTERLOCKED FORM.
6 PODIUM MODULATION TO MODULATE THE PODIUM FORM, AN ADDITIONAL
FORM IS ADDED BETWEEN THE TWO TOWERS AT THE IMPORTANT INTERSECTION OF KINGSWAY AND EARLES.
3 PODIUM PODIUM LEVELS (LEVELS 2 TO 4) ARE RESIDENTIAL WITH
CONTINUOUS MATERIAL/ARTICULATION. RETAIL AT GRADE FACING EARLES, FACING THE FUTURE PURDY’S DEVELOPMENT SITE IS SET BACK TO EXTEND MAJOR FUTURE PLAZA.
4 TOWERS TOWER 1 (WEST TOWER) IS INSERTED AT CORNER OF
KINGSWAY + EARLES WITH TOWER 2 (EAST TOWER) SET AT 80’ MINIMUM SEPARATION. THE TWO TOWERS DESIGN LANGUAGE SUPERSEDES THE PODIUM LANGUAGE. THE INTENTION IS TO HAVE TWO DISTINCT DESIGN LANGUAGES - ONE FOR THE TOWERS AND ONE FOR THE PODIUM.
RESIDENTIALPODIUM
7 SIBLINGS NOT TWINS THE LANGUAGE AND ARTICULATION OF THE KINGSWAY
FACING TOWER (PUNCHED FACADE LANGUAGE WITH SIGNAGE BALCONIES) DIFFERS FROM THE EARLES STREET ELEVATION (FRAME/INFILL LANGUAGE). SIMILAR MATERIALS AND FORMS ARE UTILIZED TO CREATE A BALANCE OF THE TOWERS, BUT THE INTENTION IS NOT TO DUPLICATE THE TWO TOWERS.
8 MATERIAL LANGUAGE TOWER: METAL OR FRC PANELS BALCONIES ARE INDIVIDUAL HUNG FROM THE STRUCTURE.
PODIUM: BRICK BALCONIES ARE CONTINUOUS STRIPS.
PUNCHED FACADE
PICTURE FRAME FACING NEW PLAZA
DESIGN DIAGRAMS
1:EAST TOWER
2:WEST TOWER
UNDERGROUND PARKING PLANS
LEVEL P3(-30’-0”)
LEVEL P2(-20’-0”)
LEVEL P1(-10’-0”)
UP
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
P3 PLAN
TCL
-
1/16"=1'-0"
A2.01
UP
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
P2 PLAN
TCL
-
1/16"=1'-0"
A2.02
UP
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
P1 PLAN
TCL
-
1/16"=1'-0"
A2.03
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
SITE PLAN
TCL
-
1/16"=1'-0"
A1.02
SITE PLAN
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
1 2019-06-20 Issued for Rezoning
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
LEVEL 1 PLAN
TCL
-
1/16"=1'-0"
A3.01
GROUND FLOOR PLAN
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
1 2019-06-20 Issued for Rezoning
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
LEVEL 5 PLAN
TCL
-
1/16"=1'-0"
A3.04
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
1 2019-06-20 Issued for Rezoning
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
LEVEL 3-4 PLAN
TCL
-
1/16"=1'-0"
A3.03
LEVELS 2 TO 5 (PODIUM)
LEVELS 2, 3 AND 4 LEVEL 5
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
1 2019-06-20 Issued for Rezoning
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
LEVEL 7-10 PLAN
TCL
-
1/16"=1'-0"
A3.06
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
1 2019-06-20 Issued for Rezoning
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
LEVEL 6 PLAN
TCL
-
1/16"=1'-0"
A3.05
LEVELS 6 TO 10 PLANS (TOWER)
LEVEL 6 LEVEL 7-10
LEVEL 2 GREEN ROOF &PRIVATE PATIOS
LEVEL 6 AMENITY ROOF
LEVEL 5 AMENITY ROOF
GROUND LEVEL
LEVEL 6
LEVEL 6
PLANTING PROVIDES STORMWATERINFILTRATION AND CONTINUOUS SOFTSCAPE
LAWN PLANTING INBOULEVARD
EXTENSIVE GREEN ROOF
PRIVATE PATIOS WITH NORTHERN VIEWSSEPARATED BY RAISED PLANTERS
PAVED RESIDENTIAL LOADING AREA
EXTENSIVE AND INTENSIVE GREENROOF PLANTING
EXTENSIVE GREEN ROOF AND RAISED PLANTERSALONG DUKE ST. TO PROVIDE BUFFER BETWEEN
AMENITY ROOF AND ADJACENT HOMES
RAISED VEGETABLE PLANTERS OF DIFFERENT SIZES ANDCONFIGURATIONS TO CREATE DIVERSE GARDENING AND
GATHERING OPPORTUNITIES
FLEXIBLE DECK SPACE
PRIVATE PATIOS SCREENED FROM PARKING
LEVEL 6 SHARED AMENITY ROOF
GROUND LEVEL RESIDENTIALTHRESHOLD
PRIVATE PATIOS PATIOS WITH ACCESS TOEARLES ST. SIDEWALK
LEVEL 5 SHARED AMENITY ROOF
LANEWAY FRONTAGE
LEVEL 2 PRIVATE PATIOS
LEVEL 5
RAISED DECK WITH TREES FRAMING RESIDENTIAL EXIT
OUTDOOR KITCHEN AND DINING AREA
BOARDWALK WITH NORTHERN VIEWS
INTENSIVE GREEN ROOF 'MEADOW'
LOUNGE FURNITURE IN SMALLER GATHERING PODS
COVERED OUTDOOR SOCIAL SPACE
L1.02 - Concept Plan
RAISED PLANTERS SEPARATE PATIOS
KINGSWAY STREETSCAPEDOUBLE ROW OF STREET TREES
PLANTED THRESHOLDS WITH SEATING
COVERED PEDESTRIAN CONDITION ATCRU ENTRANCES
NORQUAY VILLAGE STREETSCAPETREATMENT
STEPPING PATH THROUGH GREEN ROOF 'MEADOW'
L3.011
LEVEL 5EXTENSIVE GREEN ROOF
Ground Level
LandscapeConcept Plan
L1.011/6" = 1'-0"
1 Issued for Review May 03/19
NOT FOR CONSTRUCTION
Copyright Reserved. This drawing is and remains at alltimes the exclusive property of Hapa Collaborative andcannot be used modified or copied without the expressedwritten consent of the landscape architect.
Drawing Number
Drawn|Checked
Project No.
Scale
Date
No. Description Date
Landscape ArchitectureUrban Design
403 - 375 West Fifth AvenueVancouver BC, V5Y 1J6
604 909 4150hapacobo.com
Vancouver BC
Kingsway Street2725 - 2751
May 3, 2019
1914
tl | lh
2 Issued for Rezoning Jun 12/19
N
LEVEL 5 - STEPPING PATH LEVEL 6 - BOARDING AND FRAMEDNORTHERN VIEWS
LEVEL 5&6 - URBAN AGRICULTUREAND 'GATHERING POD' AREAS
LEVEL 6 - COVERED OUTDOOR SOCIAL SPACE
LANDSCAPED SITE PLAN
LEVEL 2 GREEN ROOF &PRIVATE PATIOS
LEVEL 6 AMENITY ROOF
LEVEL 5 AMENITY ROOF
GROUND LEVEL
LEVEL 6
LEVEL 6
PLANTING PROVIDES STORMWATERINFILTRATION AND CONTINUOUS SOFTSCAPE
LAWN PLANTING INBOULEVARD
EXTENSIVE GREEN ROOF
PRIVATE PATIOS WITH NORTHERN VIEWSSEPARATED BY RAISED PLANTERS
PAVED RESIDENTIAL LOADING AREA
EXTENSIVE AND INTENSIVE GREENROOF PLANTING
EXTENSIVE GREEN ROOF AND RAISED PLANTERSALONG DUKE ST. TO PROVIDE BUFFER BETWEEN
AMENITY ROOF AND ADJACENT HOMES
RAISED VEGETABLE PLANTERS OF DIFFERENT SIZES ANDCONFIGURATIONS TO CREATE DIVERSE GARDENING AND
GATHERING OPPORTUNITIES
FLEXIBLE DECK SPACE
PRIVATE PATIOS SCREENED FROM PARKING
LEVEL 6 SHARED AMENITY ROOF
GROUND LEVEL RESIDENTIALTHRESHOLD
PRIVATE PATIOS PATIOS WITH ACCESS TOEARLES ST. SIDEWALK
LEVEL 5 SHARED AMENITY ROOF
LANEWAY FRONTAGE
LEVEL 2 PRIVATE PATIOS
LEVEL 5
RAISED DECK WITH TREES FRAMING RESIDENTIAL EXIT
OUTDOOR KITCHEN AND DINING AREA
BOARDWALK WITH NORTHERN VIEWS
INTENSIVE GREEN ROOF 'MEADOW'
LOUNGE FURNITURE IN SMALLER GATHERING PODS
COVERED OUTDOOR SOCIAL SPACE
L1.02 - Concept Plan
RAISED PLANTERS SEPARATE PATIOS
KINGSWAY STREETSCAPEDOUBLE ROW OF STREET TREES
PLANTED THRESHOLDS WITH SEATING
COVERED PEDESTRIAN CONDITION ATCRU ENTRANCES
NORQUAY VILLAGE STREETSCAPETREATMENT
STEPPING PATH THROUGH GREEN ROOF 'MEADOW'
L3.011
LEVEL 5EXTENSIVE GREEN ROOF
Ground Level
LandscapeConcept Plan
L1.011/6" = 1'-0"
1 Issued for Review May 03/19
NOT FOR CONSTRUCTION
Copyright Reserved. This drawing is and remains at alltimes the exclusive property of Hapa Collaborative andcannot be used modified or copied without the expressedwritten consent of the landscape architect.
Drawing Number
Drawn|Checked
Project No.
Scale
Date
No. Description Date
Landscape ArchitectureUrban Design
403 - 375 West Fifth AvenueVancouver BC, V5Y 1J6
604 909 4150hapacobo.com
Vancouver BC
Kingsway Street2725 - 2751
May 3, 2019
1914
tl | lh
2 Issued for Rezoning Jun 12/19
N
LEVEL 5 - STEPPING PATH LEVEL 6 - BOARDING AND FRAMEDNORTHERN VIEWS
LEVEL 5&6 - URBAN AGRICULTUREAND 'GATHERING POD' AREAS
LEVEL 6 - COVERED OUTDOOR SOCIAL SPACELEVEL 6 - COVERED OUTDOOR SOCIAL SPACELEVEL 5&6 - URBAN AGRICULTURE AND ‘GATHERING POD’ AREAS
LEVEL 6 - BOARDWALK AND FRAMED NORTHERN VIEWS
LEVEL 5 - STEPPING PATH
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ET
E 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
SECTIONS
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
A-A SECTION
TCL
-
1/16"=1'-0"
A5.01
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
B-B SECTION
TCL
-
1/16"=1'-0"
A5.02
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
BG 88.02m/288.78'
2727 27272727 2727 27272727
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
KINGSWAY ELEVATION
TCL
-
1/16"=1'-0"
A4.01
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ET
E 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
MATERIAL LEGEND1 TYPE 1 PANEL PRODUCT CLADDING2 TYPE 2 PANEL PRODUCT CLADDING3 BRICK4A WINDOW WALL CLEAR GLAZING4B WINDOW WALL SPANDREL PANEL5 CLEAR GLAZING WINDOW6A STOREFRONT CLEAR GLAZING6B STOREFRONT SPANDREL PANEL7 LOUVERS8A CAST IN PLACE CONCRETE8B CAST IN PLACE CONCRETE W/FORMLINER9A FACE MOUTNED BALCONY9B TOP MOUNTED BALCONY10 AWNING11 METAL PULL-UP GATE
KINGSWAY ELEVATION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
EARLES ST. ELEVATION
TCL
-
1/16"=1'-0"
A4.02
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
MATERIAL LEGEND1 TYPE 1 PANEL PRODUCT CLADDING2 TYPE 2 PANEL PRODUCT CLADDING3 BRICK4A WINDOW WALL CLEAR GLAZING4B WINDOW WALL SPANDREL PANEL5 CLEAR GLAZING WINDOW6A STOREFRONT CLEAR GLAZING6B STOREFRONT SPANDREL PANEL7 LOUVERS8A CAST IN PLACE CONCRETE8B CAST IN PLACE CONCRETE W/FORMLINER9A FACE MOUTNED BALCONY9B TOP MOUNTED BALCONY10 AWNING11 METAL PULL-UP GATE
EARLES ST ELEVATION
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ET
E 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
DUKE ST. ELEVATION
TCL
-
1/16"=1'-0"
A4.03
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
MATERIAL LEGEND1 TYPE 1 PANEL PRODUCT CLADDING2 TYPE 2 PANEL PRODUCT CLADDING3 BRICK4A WINDOW WALL CLEAR GLAZING4B WINDOW WALL SPANDREL PANEL5 CLEAR GLAZING WINDOW6A STOREFRONT CLEAR GLAZING6B STOREFRONT SPANDREL PANEL7 LOUVERS8A CAST IN PLACE CONCRETE8B CAST IN PLACE CONCRETE W/FORMLINER9A FACE MOUTNED BALCONY9B TOP MOUNTED BALCONY10 AWNING11 METAL PULL-UP GATE
DUKE ST ELEVATION
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ET
E 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
N-S LANE ELEVATION
TCL
-
1/16"=1'-0"
A4.04
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
LANE ELEVATION
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ET
E 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
MATERIAL LEGEND1 TYPE 1 PANEL PRODUCT CLADDING2 TYPE 2 PANEL PRODUCT CLADDING3 BRICK4A WINDOW WALL CLEAR GLAZING4B WINDOW WALL SPANDREL PANEL5 CLEAR GLAZING WINDOW6A STOREFRONT CLEAR GLAZING6B STOREFRONT SPANDREL PANEL7 LOUVERS8A CAST IN PLACE CONCRETE8B CAST IN PLACE CONCRETE W/FORMLINER9A FACE MOUTNED BALCONY9B TOP MOUNTED BALCONY10 AWNING11 METAL PULL-UP GATE
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
E-W LANE ELEVATION
TCL
-
1/16"=1'-0"
A4.05
LANE ELEVATION
EARL
ES S
TREE
T
KINGSWAY
EXISTING LANE
DUKE STREET
EARL
ES S
TREE
T
RHOD
ES S
TREE
T
2725-2751KINGSWAY
FUTUREDEVELOPMENTSPECIAL SITE (ASPER NVNCP)
NORQUAYPARK
WAL
ES S
TREE
T
CHAM
BERS
STR
EET
DUN
DEE
STRE
ET
MOS
S ST
REET
FAIR
MON
T STR
EET
KILL
ARNE
Y STR
EET
DUCH
ESS
STRE
ET
E 33RD AV.
E 34TH AV.
WARD STREET
HORLEY STREET
MOS
S ST
REET
RM-7
RM-9A
C2
RS-1
RM-9AN
RM-7
RM-9A
CD-1
C-2
RM-9A
RM-7
CD-1
C2
RM-9AN
RT-11
RM-9A
RT-2
RT-11
RS-1
RS-1
RM-9A
DESCRIPTION
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
2725-2751 KINGSWAYVANCOUVER, BC
COROMANDEL MIXED-USE DEVELOPMENT
-
-
18058
NO. DATE REMARKS
GBL ARCHITECTS139 EAST 8TH AVENUEVANCOUVER, CANADA V5T 1R8T 604 736 1156 F 604 731 5279GBLARCHITECTS.COM
REVISIONS
NOTES
PLOT INFO.
NO
DATE
DRAWN BY
CHECKED BY
SCALE
JOB NUMBER
CONTEXT/ZONING PLAN
TCL
-
1/64"=1'-0"
A1.01
MATERIAL LEGEND1 TYPE 1 PANEL PRODUCT CLADDING2 TYPE 2 PANEL PRODUCT CLADDING3 BRICK4A WINDOW WALL CLEAR GLAZING4B WINDOW WALL SPANDREL PANEL5 CLEAR GLAZING WINDOW6A STOREFRONT CLEAR GLAZING6B STOREFRONT SPANDREL PANEL7 LOUVERS8A CAST IN PLACE CONCRETE8B CAST IN PLACE CONCRETE W/FORMLINER9A FACE MOUTNED BALCONY9B TOP MOUNTED BALCONY10 AWNING11 METAL PULL-UP GATE
KINGSWAY+EARLES
ALONG KINGSWAY
ALONG EARLES
FROM THE LANE
NORQUAY COMMUNITY PLAN
Enhance local neighbourhood identity through new public realm enhancements (a more beautiful centre), supporting a rich and robust community life, maintaining the distinctive and eclectic character of the neighbourhood, and providing unique spaces that fit the evolving nature of the community.
Addition of new gathering spaces and other public amenities that can provide support services for diverse community groups and residents and a place for the meetings and events that support community life; and
Increased housing density in energy-efficient configurations in a walkable neighbourhood with good transit and bicycling connections to help support Vancouver’s Greenest City objectives
Revitalization of Kingsway to expand the variety of local shops and services, accommodate higher density housing, and support social interaction in a vibrant and interesting place that neighbourhood residents can walk to
More affordable homeownership options that will enable the neighbourhood to grow and evolve, in balance with respect for established character
Norquay Village Neighbourhood Centre Plan2010
CITY OF VANCOUVERPLANNING DEPARTMENT
NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN Norquay Village is the second Neighbourhood Centre planning effort completed in the City of Vancouver and
is an important part of the implementation of City Plan and the Renfrew-Collingwood Community Vision. The
Norquay Village Neighbourhood Centre Plan provides a vision and policy framework for a revitalized Kingsway
and for new housing choices in the surrounding neighbourhoods. This Plan is the product of a comprehensive
and multi-year planning process involving City staff and neighbourhood residents. It benefits from many rounds of
creative thinking, challenging questions, and careful refinement as a result of the valued collaboration of the local
community.
NEW RESIDENTIAL ZONESThis Plan recognizes the need for a careful transition from residential neighbourhoods to the higher
densities and intensities of Kingsway. This transition should not only enable a more appropriate form of
development adjacent to mid-rise buildings along Kingsway but should also be designed to be compatible
with residential streets.
In response, this Plan includes a ‘Transition’ Zone that includes the remainder of the block across the
lane from the Kingsway rezoning area. This Zone allows for low-rise apartments, 3 to 4-storey multi-family
residential buildings, that provide cost-effective, higher-density, housing options that are appropriate for
families but without the traditional backyard that would be impacted by the shadows created by the
higher-storey development along Kingsway.
Major concerns that this Plan seeks to address within the Low-rise Apartment Transition Zone include
accommodations for families, ensuring a high-degree of livability for all dwelling units, ability to facilitate
cross-ventilation and natural light to increase energy efficiency, and the provision of private outdoor spaces.
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 9
1.3 Plan Boundaries
The Norquay Village Neighbourhood Centre planning boundary has evolved throughout the planning process, beginning with a very rough ‘bubble’ sketch illustrated in the RC Community Vision and fi nishing with the Plan boundary illustrated in Figure 1. Originally defi ned as the area surrounding the Kingsway shopping area between Nanaimo and Earles Streets, the study area was expanded to include the 29th Avenue SkyTrain station area and widened from Nanaimo to Gladstone Street. It was subsequently further expanded to include the Nanaimo Station Area. These expansions responded to the awareness that the SkyTrain station areas are an important part of the broader neighbourhood context and that there is demand for new housing types close to station areas.
However, the planning area was later contracted to exclude the station areas. This fi nal revision refl ects an understanding that the original Neighbourhood Centre was intended to focus on Kingsway and the surrounding neighbourhood. It is the objective of this Plan to develop a Neighbourhood Centre for Norquay Village, and the size and extent of the centre is intended to relate to Kingsway and is roughly equivalent to a comfortable 10-minute walk to Kingsway. Further, there is a recognition that to properly plan for those areas surrounding the station areas, a comprehensive approach calibrated to the needs of transit-oriented development and including Translink in the process is necessary.
1.0 INTRODUCTION
Figure 1: Norquay Village Neighbourhood Centre Study Area Boundaries
LILL
OO
ET
WELLINGTON AVEQUEENS AVE
KINGS AVE
FAIR
MON
T ST
KILL
ARNE
Y ST
MAN
OR S
T
MOS
S ST
ATLI
N S
T
NO
OTK
A ST
REN
F
SLO
VANNESS AVE
PEN
TIC
TON
DUCH
ESS
ST
SLOC
AN S
T
IVANHOE ST
CHAT
HAM
ST
SPEN
CER
ST
RUPE
RT S
T
BURS
ILL S
T
TAUN
TON
ST
SCHOOL AVE
LAN
CAS
TER
ST
KER
R S
T
RU
PER
T ST
CO
LLEG
E ST
KILL
ARNE
Y ST
FAIR
MON
T ST
WARD ST
EUCLID AVECHEYENNE AVEHORLEY ST
MOS
S ST
E 26TH AVE
E 25TH AVE
E 24H AVE
E 27TH AVE
E 29TH AVE
KASL
O S
T
GOTH
ARD
ST
CLAR
ENDO
N ST
E 34TH AVE
E 26TH AVE
KAM
LOO
PS S
T
LAWRENCE ST
BROCK ST
GALT ST
BRAN
T ST
E 27TH AVE
NAN
AIM
O S
T
E 28TH AVE
WENONAH ST
KINGSWAY
BALD
WIN
ST
E 32ND AVE
E 30TH AVEMANNERING AVE
LLAR
NEY
ST
DU
ND
EE S
T
E 42ND AVE
ALES
ST
EAR
LES
ST
RH
OD
ES S
T
E 37TH AVE
ST M
ARG
ARET
S ST
DUKE ST
E 38TH AVE
CH
AMBE
RS
ST
E 40TH AVE
E 42ND AVE
E 41ST AVE
NAN
AIM
O S
T
HIG
HG
ATE
ST
NA
NA
IMO
ST
E 39TH AVE
E 37TH AVE
GLA
DST
ON
E ST
REN
DO
N S
T
SLO
CAN
ST
E 33RD AVE
E 35TH AVE
GLA
DST
ON
E ST
SID
NEY
ST
SIDN
EY S
T
E 29TH AVE
VIC
TOR
IA D
RCOLLINGWOOD
LIBRARY
NORQUAYELEMENTARY
CUNNINGHAMELEMENTARY
GLADSTONESECONDARY
WINDERMERSECONDARY
RENFREW RAVINE PARK
EARLES PARK
SLOCANPARK
NORQUAY PARK
GENERAL BROCK PARK
SITE
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 29
3.0 RESIDENTIAL NEIGHBOURHOODS
Figure 2: New Residential Zone Designations
Kingsway Mid-rise
Four-storey Low-rise
Stacked Townhouse
Traditional Rowhouse
Duplex and Infill
Retain Existing Zoning
LILL
OO
ET S
T
WELLINGTON AVE
QUEENS AVEKINGS AVE
VANNESS AVE
FAIR
MONT
ST
KILL
ARNE
Y ST
MANO
R ST
TODD
ST
EARL
ES S
T
MOSS
ST
ATLI
N S
T
NO
OTK
A ST
E 23RD AVE
REN
FREW
ST
SLO
CA
N S
T
E 23RD AVE
DUCH
ESS
STRA
VINE
ST
VANNESS AVE
PEN
TIC
TON
ST
DUCH
ESS
ST
SLOC
AN S
T
IVANHOE ST
CHAT
HAM
ST
SPEN
CER
ST
RUPE
RT S
T
E 43RD AVE
BURS
ILL
ST
TAUN
TON
ST
SCHOOL AVE
LAN
CA
STER
ST
KER
R S
TRU
PER
T STCO
LLEG
E ST
KILL
ARNE
Y ST
FAIR
MONT
ST
WARD ST
EUCLID AVE
CHEYENNE AVEHORLEY ST
MOSS
ST
E 26TH AVE
E 25TH AVE
E 24H AVE
E 28TH AVE
E 27TH AVE
E 29TH AVE
KA
SLO
ST
GOTH
ARD
STCLAR
ENDO
N ST
E 34TH AVE
E 26TH AVE
KA
MLO
OPS
ST
LAWRENCE ST
KA
MLO
OPS
ST
BROCK ST
GALT ST
BR
AN
T ST
E 27TH AVE
E 24TH AVE
E 25TH AVE
NA
NA
IMO
ST
E 28TH AVE
WENONAH STKINGSWAY
BALD
WIN
ST
E 32ND AVE
E 30TH AVE
MANNERING AVE
KIL
LAR
NEY
ST
DU
ND
EE S
T
E 42ND AVE
E 43RD AVE
WA
LES
ST
EAR
LES
ST
RH
OD
ES S
T
E 37TH AVE
ST M
AR
GA
RET
S ST
DUKE ST
E 38TH AVE
CH
AM
BER
S ST
E 40TH AVE
E 42ND AVE
E 41ST AVE
NA
NA
IMO
ST
HIG
HG
ATE
ST
NA
NA
IMO
ST
E 39TH AVE
E 37TH AVE
GLA
DST
ON
E ST
CLA
REN
DO
N S
T
SLO
CA
N S
T
E 33RD AVE
E 35TH AVE
E 43RD AVE
GLA
DST
ON
E ST
SID
NEY
ST
SIDN
EY S
T
E 29TH AVE
VIC
TOR
IA D
RVI
CTO
RIA
DR
COLLINGWOODLIBRARY
NORQUAYELEMENTARY
CUNNINGHAMELEMENTARY
GLADSTONESECONDARY
WINDERMERESECONDARY
RENFREW RAVINE PARK
EARLES PARK
SLOCANPARK
NORQUAY PARK
GENERAL BROCK PARK
3.3 New Residential Zones
The following sections contain the policies and development parameters for the new housing types proposed by this Plan. These zones will be allowed as illustrated in Figure 2: New Residential Zone Designations.
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 29
3.0 RESIDENTIAL NEIGHBOURHOODS
Figure 2: New Residential Zone Designations
Kingsway Mid-rise
Four-storey Low-rise
Stacked Townhouse
Traditional Rowhouse
Duplex and Infill
Retain Existing Zoning
LILL
OO
ET S
T
WELLINGTON AVE
QUEENS AVEKINGS AVE
VANNESS AVE
FAIR
MONT
ST
KILL
ARNE
Y ST
MANO
R ST
TODD
ST
EARL
ES S
T
MOSS
ST
ATLI
N S
T
NO
OTK
A ST
E 23RD AVE
REN
FREW
ST
SLO
CA
N S
T
E 23RD AVE
DUCH
ESS
STRA
VINE
ST
VANNESS AVE
PEN
TIC
TON
ST
DUCH
ESS
ST
SLOC
AN S
T
IVANHOE ST
CHAT
HAM
ST
SPEN
CER
ST
RUPE
RT S
T
E 43RD AVE
BURS
ILL
ST
TAUN
TON
ST
SCHOOL AVE
LAN
CA
STER
ST
KER
R S
TRU
PER
T STCO
LLEG
E ST
KILL
ARNE
Y ST
FAIR
MONT
ST
WARD ST
EUCLID AVE
CHEYENNE AVEHORLEY ST
MOSS
ST
E 26TH AVE
E 25TH AVE
E 24H AVE
E 28TH AVE
E 27TH AVE
E 29TH AVE
KA
SLO
ST
GOTH
ARD
STCLAR
ENDO
N ST
E 34TH AVE
E 26TH AVE
KA
MLO
OPS
ST
LAWRENCE ST
KA
MLO
OPS
ST
BROCK ST
GALT ST
BR
AN
T ST
E 27TH AVE
E 24TH AVE
E 25TH AVE
NA
NA
IMO
ST
E 28TH AVE
WENONAH STKINGSWAY
BALD
WIN
ST
E 32ND AVE
E 30TH AVE
MANNERING AVE
KIL
LAR
NEY
ST
DU
ND
EE S
T
E 42ND AVE
E 43RD AVE
WA
LES
ST
EAR
LES
ST
RH
OD
ES S
T
E 37TH AVE
ST M
AR
GA
RET
S ST
DUKE ST
E 38TH AVE
CH
AM
BER
S ST
E 40TH AVE
E 42ND AVE
E 41ST AVE
NA
NA
IMO
ST
HIG
HG
ATE
ST
NA
NA
IMO
ST
E 39TH AVE
E 37TH AVE
GLA
DST
ON
E ST
CLA
REN
DO
N S
T
SLO
CA
N S
T
E 33RD AVE
E 35TH AVE
E 43RD AVE
GLA
DST
ON
E ST
SID
NEY
ST
SIDN
EY S
T
E 29TH AVE
VIC
TOR
IA D
RVI
CTO
RIA
DR
COLLINGWOODLIBRARY
NORQUAYELEMENTARY
CUNNINGHAMELEMENTARY
GLADSTONESECONDARY
WINDERMERESECONDARY
RENFREW RAVINE PARK
EARLES PARK
SLOCANPARK
NORQUAY PARK
GENERAL BROCK PARK
3.3 New Residential Zones
The following sections contain the policies and development parameters for the new housing types proposed by this Plan. These zones will be allowed as illustrated in Figure 2: New Residential Zone Designations.
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 29
3.0 RESIDENTIAL NEIGHBOURHOODS
Figure 2: New Residential Zone Designations
Kingsway Mid-rise
Four-storey Low-rise
Stacked Townhouse
Traditional Rowhouse
Duplex and Infill
Retain Existing Zoning
LILL
OO
ET S
T
WELLINGTON AVE
QUEENS AVEKINGS AVE
VANNESS AVE
FAIR
MONT
ST
KILL
ARNE
Y ST
MANO
R ST
TODD
ST
EARL
ES S
T
MOSS
ST
ATLI
N S
T
NO
OTK
A ST
E 23RD AVE
REN
FREW
ST
SLO
CA
N S
T
E 23RD AVE
DUCH
ESS
STRA
VINE
ST
VANNESS AVE
PEN
TIC
TON
ST
DUCH
ESS
ST
SLOC
AN S
T
IVANHOE ST
CHAT
HAM
ST
SPEN
CER
ST
RUPE
RT S
T
E 43RD AVE
BURS
ILL
ST
TAUN
TON
ST
SCHOOL AVE
LAN
CA
STER
ST
KER
R S
TRU
PER
T STCO
LLEG
E ST
KILL
ARNE
Y ST
FAIR
MONT
ST
WARD ST
EUCLID AVE
CHEYENNE AVEHORLEY ST
MOSS
ST
E 26TH AVE
E 25TH AVE
E 24H AVE
E 28TH AVE
E 27TH AVE
E 29TH AVE
KA
SLO
ST
GOTH
ARD
STCLAR
ENDO
N ST
E 34TH AVE
E 26TH AVE
KA
MLO
OPS
ST
LAWRENCE ST
KA
MLO
OPS
ST
BROCK ST
GALT ST
BR
AN
T ST
E 27TH AVE
E 24TH AVE
E 25TH AVE
NA
NA
IMO
ST
E 28TH AVE
WENONAH STKINGSWAY
BALD
WIN
ST
E 32ND AVE
E 30TH AVE
MANNERING AVE
KIL
LAR
NEY
ST
DU
ND
EE S
T
E 42ND AVE
E 43RD AVE
WA
LES
ST
EAR
LES
ST
RH
OD
ES S
T
E 37TH AVE
ST M
AR
GA
RET
S ST
DUKE ST
E 38TH AVE
CH
AM
BER
S ST
E 40TH AVE
E 42ND AVE
E 41ST AVE
NA
NA
IMO
ST
HIG
HG
ATE
ST
NA
NA
IMO
ST
E 39TH AVE
E 37TH AVE
GLA
DST
ON
E ST
CLA
REN
DO
N S
T
SLO
CA
N S
T
E 33RD AVE
E 35TH AVE
E 43RD AVE
GLA
DST
ON
E ST
SID
NEY
ST
SIDN
EY S
T
E 29TH AVE
VIC
TOR
IA D
RVI
CTO
RIA
DR
COLLINGWOODLIBRARY
NORQUAYELEMENTARY
CUNNINGHAMELEMENTARY
GLADSTONESECONDARY
WINDERMERESECONDARY
RENFREW RAVINE PARK
EARLES PARK
SLOCANPARK
NORQUAY PARK
GENERAL BROCK PARK
3.3 New Residential Zones
The following sections contain the policies and development parameters for the new housing types proposed by this Plan. These zones will be allowed as illustrated in Figure 2: New Residential Zone Designations.
KINGSWAY MID-RISE STACKED TOWNHOUSE DUPLEX AND INFILLFOUR-STOREY LOW-RISE TRADITIONAL ROWHOUSE RETAIN EXISTING ZONING
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 29
3.0 RESIDENTIAL NEIGHBOURHOODS
Figure 2: New Residential Zone Designations
Kingsway Mid-rise
Four-storey Low-rise
Stacked Townhouse
Traditional Rowhouse
Duplex and Infill
Retain Existing Zoning
LILL
OO
ET S
T
WELLINGTON AVE
QUEENS AVEKINGS AVE
VANNESS AVE
FAIR
MONT
ST
KILL
ARNE
Y ST
MANO
R ST
TODD
ST
EARL
ES S
T
MOSS
ST
ATLI
N S
T
NO
OTK
A ST
E 23RD AVE
REN
FREW
ST
SLO
CA
N S
T
E 23RD AVE
DUCH
ESS
STRA
VINE
ST
VANNESS AVE
PEN
TIC
TON
ST
DUCH
ESS
ST
SLOC
AN S
T
IVANHOE ST
CHAT
HAM
ST
SPEN
CER
ST
RUPE
RT S
T
E 43RD AVE
BURS
ILL
ST
TAUN
TON
ST
SCHOOL AVE
LAN
CA
STER
ST
KER
R S
TRU
PER
T STCO
LLEG
E ST
KILL
ARNE
Y ST
FAIR
MONT
ST
WARD ST
EUCLID AVE
CHEYENNE AVEHORLEY ST
MOSS
ST
E 26TH AVE
E 25TH AVE
E 24H AVE
E 28TH AVE
E 27TH AVE
E 29TH AVE
KA
SLO
ST
GOTH
ARD
STCLAR
ENDO
N ST
E 34TH AVE
E 26TH AVE
KA
MLO
OPS
ST
LAWRENCE ST
KA
MLO
OPS
ST
BROCK ST
GALT ST
BR
AN
T ST
E 27TH AVE
E 24TH AVE
E 25TH AVE
NA
NA
IMO
ST
E 28TH AVE
WENONAH STKINGSWAY
BALD
WIN
ST
E 32ND AVE
E 30TH AVE
MANNERING AVE
KIL
LAR
NEY
ST
DU
ND
EE S
T
E 42ND AVE
E 43RD AVE
WA
LES
ST
EAR
LES
ST
RH
OD
ES S
T
E 37TH AVE
ST M
AR
GA
RET
S ST
DUKE ST
E 38TH AVE
CH
AM
BER
S ST
E 40TH AVE
E 42ND AVE
E 41ST AVE
NA
NA
IMO
ST
HIG
HG
ATE
ST
NA
NA
IMO
ST
E 39TH AVE
E 37TH AVE
GLA
DST
ON
E ST
CLA
REN
DO
N S
T
SLO
CA
N S
T
E 33RD AVE
E 35TH AVE
E 43RD AVE
GLA
DST
ON
E ST
SID
NEY
ST
SIDN
EY S
T
E 29TH AVE
VIC
TOR
IA D
RVI
CTO
RIA
DR
COLLINGWOODLIBRARY
NORQUAYELEMENTARY
CUNNINGHAMELEMENTARY
GLADSTONESECONDARY
WINDERMERESECONDARY
RENFREW RAVINE PARK
EARLES PARK
SLOCANPARK
NORQUAY PARK
GENERAL BROCK PARK
3.3 New Residential Zones
The following sections contain the policies and development parameters for the new housing types proposed by this Plan. These zones will be allowed as illustrated in Figure 2: New Residential Zone Designations.
SITE
POLICY CONTEXT / REZONING GUIDELINES
Kingsway is currently the major retail, service, and movement corridor in the Norquay Village Neighbourhood Centre and
is also the major eastwest diagonal road connecting to downtown in the City. The diagonal orientation of the street and
the intersection of multiple street grid patterns in Norquay Village creates many interesting angled intersections. Another
result of the diagonal orientation of the street is that it creates blocks that are longer than typical for Vancouver. Average
block lengths along Kingsway in Norquay Village are approximately 1,200 feet, which creates situations where pedestrians
must travel further than is typical to cross the street or connect to Kingsway from the surrounding neighbourhoods.
Current development patterns along Kingsway consist primarily of low and mid-rise commercial and mixed-use
(commercial and residential) buildings. Older buildings (greater than 20 years in age) are typically between 1 to 2 storeys
in height while newer buildings are typically 4 storeys in height, reflecting the predominant zoning. Most buildings are
located along the front property line (some exceptions exist with off-street surface parking creating a buffer between the
sidewalk and the front door).
Properties along Kingsway are primarily zoned C-2, a mixed-use residential and commercial zone which generally requires
ground-level retail and allows three storeys of residential above (with a typical maximum of 2.5 FSR). Although there has
been some redevelopment consistent with the C-2 zoning, the majority of Kingsway has not seen much redevelopment to
this form.
This Plan envisions that Kingsway will continue its role as the primary local shopping street and location for higher-density
development within the Neighbourhood Centre. This role is also reflected in the R-C Community Vision which identified
Kingsway as a location within the Neighbourhood Centre for a greater variety of retail stores, mixed-use developments,
additional community amenities and facilities, and for strengthening in its role as a major neighbourhood shopping area
and special community place.
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 54
LILL
OO
ET S
T
WELLINGTON AVEQUEENS AVE
KINGS AVE
FAIR
MON
T ST
KILL
ARNE
Y ST
MAN
OR S
T
MOS
S ST
ATLI
N S
T
NO
OTK
A ST
E 23RD AVE
REN
FREW
ST
SLO
CAN
ST
VANNESS AVE
PEN
TIC
TON
ST
DUCH
ESS
ST
SLOC
AN S
T
IVANHOE ST
CHAT
HAM
ST
SPEN
CER
ST
RUPE
RT S
T
BURS
ILL S
T
TAUN
TON
ST
SCHOOL AVE
LAN
CAS
TER
ST
KER
R S
T
RU
PER
T ST
CO
LLEG
E ST
KILL
ARNE
Y ST
FAIR
MON
T ST
WARD ST
EUCLID AVECHEYENNE AVEHORLEY ST
MOS
S ST
E 26TH AVE
E 25TH AVE
E 24H AVE
E 27TH AVE
E 29TH AVE
KASL
O S
T
GOTH
ARD
ST
CLAR
ENDO
N ST
E 34TH AVE
E 26TH AVE
KAM
LOO
PS S
T
LAWRENCE ST
BROCK ST
GALT ST
BRAN
T ST
E 27TH AVE
NAN
AIM
O S
T
E 28TH AVE
WENONAH ST
KINGSWAY
BALD
WIN
ST
E 32ND AVE
E 30TH AVEMANNERING AVE
KILL
ARN
EY S
T
DU
ND
EE S
T
E 42ND AVE
WAL
ES S
T
EAR
LES
ST
RH
OD
ES S
T
E 37TH AVE
ST M
ARG
ARET
S ST
DUKE ST
E 38TH AVE
CH
AMBE
RS
ST
E 40TH AVE
E 42ND AVE
E 41ST AVE
NAN
AIM
O S
T
HIG
HG
ATE
ST
NA
NA
IMO
ST
E 39TH AVE
E 37TH AVE
GLA
DST
ON
E ST
CLA
REN
DO
N S
T
SLO
CAN
ST
E 33RD AVE
E 35TH AVE
E 43RD AVE
GLA
DST
ON
E ST
SID
NEY
ST
SIDN
EY S
T
E 29TH AVE
VIC
TOR
IA D
R
COLLINGWOODLIBRARY
NORQUAYELEMENTARY
CUNNINGHAMELEMENTARY
GLADSTONESECONDARY
WINDERMERESECONDARY
29TH AVESKYTRAINSTATION
NANAIMOSKYTRAINSTATION
RENFREW RAVINE PARK
EARLES PARK
SLOCANPARK
NORQUAY PARK
GENERAL BROCK PARK
4.0 KINGSWAY REZONING AREAFigure 3: Mid-Block and Large Sites
“Mid-Block” Sites: Maximum Building Height: 12 Storey
Large Sites for Public Plazas: Maximum Building height: 14 Storey
SITE
The following sections contain the policies and development
parameters intended to direct rezoning considerations in this Area.
BUILDING TYPOLOGYThe basic building type proposed for Kingsway is a 8 to 10 storey
mixed-use building (retail-at-grade and residential or office above)
with variations in the height of individual building elements
encouraged to create an eclectic and varied streetscape.
POLICIES1. BASE BUILDING HEIGHT.
The basic building height permitted along Kingsway is 6 storeys
(from sidewalk to datum line). This height can be accommodated
within the existing C-2 zoning (with Director of Planning approval)
in exchange for the expanded sidewalk setback area required below
and without increase to the allowable floor space (2.5 net FSR). In
the case of a rezoning, the 8 to 10 storey basic building height can
accommodate an increase in floor space (up to 3.8 net FSR). In all
cases, the minimum required amount of floor space for ground floor
retail is 0.35 net FSR.
2. BUILDING HEIGHT FOR LARGER SITES.
For sites with greater than 150 feet of street frontage, variation in
height (i.e., a mix of 4 storeys and 10 storeys) is desired.
3. INCREASED BUILDING HEIGHT FOR MID-BLOCK SITES.
Certain select sites are permitted an increase in height beyond the
10 to 12 storey pattern in exchange for additional public open space
and mid-block pedestrian connections.
4. UPPER STOREY SETBACKS.
Building elements above the 6 storey datum line must be setback a
minimum of 5 feet from the building frontage.
5. FUTURE CONNECTIONS TO SHARED OR SUSTAINABLE ENERGY.
Developments should be designed to be easily connectable to
a district heating system or other alternative sustainable energy
source. Building design for connectivity and the connection
agreement must be to the satisfaction of the City Engineer.
PROPOSED MASSING
PROPOSED DESIGN CONSIDERATIONS
8-10 STOREY
BUILDING
MIXED-USE
ALLOWED
FSR:
3.8 NET
VARIATION
IN BUILDING
HEIGHT DESIRED
5 FEET SETBACK
FOR ELEMENTS
ABOVE THE 6TH
STOREY
FUTURE
CONNECTION TO
DISTRICT HEATING
OR ALTERNATE
SUSTAINABLE
SOURCE
BASIC KINGSWAY BUILDING DESIGN: MIX
OF 10 STOREY AND 4 STOREY. DENSITY: 3.8 FSR
SPECIAL “MID BLOCK”
SITE BUILDING DESIGN:
12 STOREY DENSITY: 3.8
FSR
SPECIAL “GATEWAY” SITES
BUILDING DESIGN: 14
STOREY DENSITY: 3.8 FSR
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 53
4.0 KINGSWAY REZONING AREA4.3 Kingsway Rezoning Policies
The following sections contain the policies and development parameters intended to direct rezoning considerations in this Area.
Building Typology
The basic building type proposed for Kingsway is a 8 to 10 storey mixed-use building (retail-at-grade and residential or offi ce above) with variations in the height of individual building elements encouraged to create an eclectic and varied streetscape.
Policies
Base Building Height. 1. The basic building height permitted along Kingsway is 6 storeys (from sidewalk to datum line). This height can be accommodated within the existing C-2 zoning (with Director of Planning approval) in exchange for the expanded sidewalk setback area required below and without increase to the allowable fl oor space (2.5 net FSR).
In the case of a rezoning, the 8 to 10 storey basic building height can accommodate an increase in fl oor space (up to 3.8 net FSR).
In all cases, the minimum required amount of fl oor space for ground fl oor retail is 0.35 net FSR.
Building Height for Larger Sites2. . For sites with greater than 150 feet of street frontage, variation in height (i.e., a mix of 4 storeys and 10 storeys) is desired.
Increased Building Height for Mid-Block Sites. 3. Certain select sites are permitted an increase in height beyond the 10 to 12 storey pattern in exchange for additional public open space and mid-block pedestrian connections. These sites are identifi ed in Figure 3.
Upper Storey Setbacks. 4. Building elements above the 6 storey datum line must be setback a minimum of 5 feet from the building frontage.
Future Connections to Shared or Sustainable 5. Energy. Developments should be designed to be easily connectable to a district heating system or other alternative sustainable energy source. Building design for connectivity and the connection agreement must be to the satisfaction of the City Engineer.
Basic Kingsway Building Design:mix of 10 storey and 4 storeyDensity: 3.8 FSR
Special “Mid-Block” Sites Building Design: 12 storeyDensity: 3.8 FSR
Special “Gateway” Sites Building Design:14 storeyDensity: 3.8 FSR
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 53
4.0 KINGSWAY REZONING AREA4.3 Kingsway Rezoning Policies
The following sections contain the policies and development parameters intended to direct rezoning considerations in this Area.
Building Typology
The basic building type proposed for Kingsway is a 8 to 10 storey mixed-use building (retail-at-grade and residential or offi ce above) with variations in the height of individual building elements encouraged to create an eclectic and varied streetscape.
Policies
Base Building Height. 1. The basic building height permitted along Kingsway is 6 storeys (from sidewalk to datum line). This height can be accommodated within the existing C-2 zoning (with Director of Planning approval) in exchange for the expanded sidewalk setback area required below and without increase to the allowable fl oor space (2.5 net FSR).
In the case of a rezoning, the 8 to 10 storey basic building height can accommodate an increase in fl oor space (up to 3.8 net FSR).
In all cases, the minimum required amount of fl oor space for ground fl oor retail is 0.35 net FSR.
Building Height for Larger Sites2. . For sites with greater than 150 feet of street frontage, variation in height (i.e., a mix of 4 storeys and 10 storeys) is desired.
Increased Building Height for Mid-Block Sites. 3. Certain select sites are permitted an increase in height beyond the 10 to 12 storey pattern in exchange for additional public open space and mid-block pedestrian connections. These sites are identifi ed in Figure 3.
Upper Storey Setbacks. 4. Building elements above the 6 storey datum line must be setback a minimum of 5 feet from the building frontage.
Future Connections to Shared or Sustainable 5. Energy. Developments should be designed to be easily connectable to a district heating system or other alternative sustainable energy source. Building design for connectivity and the connection agreement must be to the satisfaction of the City Engineer.
Basic Kingsway Building Design:mix of 10 storey and 4 storeyDensity: 3.8 FSR
Special “Mid-Block” Sites Building Design: 12 storeyDensity: 3.8 FSR
Special “Gateway” Sites Building Design:14 storeyDensity: 3.8 FSR
NOVEMBER 2010 NORQUAY VILLAGE NEIGHBOURHOOD CENTRE PLAN 53
4.0 KINGSWAY REZONING AREA4.3 Kingsway Rezoning Policies
The following sections contain the policies and development parameters intended to direct rezoning considerations in this Area.
Building Typology
The basic building type proposed for Kingsway is a 8 to 10 storey mixed-use building (retail-at-grade and residential or offi ce above) with variations in the height of individual building elements encouraged to create an eclectic and varied streetscape.
Policies
Base Building Height. 1. The basic building height permitted along Kingsway is 6 storeys (from sidewalk to datum line). This height can be accommodated within the existing C-2 zoning (with Director of Planning approval) in exchange for the expanded sidewalk setback area required below and without increase to the allowable fl oor space (2.5 net FSR).
In the case of a rezoning, the 8 to 10 storey basic building height can accommodate an increase in fl oor space (up to 3.8 net FSR).
In all cases, the minimum required amount of fl oor space for ground fl oor retail is 0.35 net FSR.
Building Height for Larger Sites2. . For sites with greater than 150 feet of street frontage, variation in height (i.e., a mix of 4 storeys and 10 storeys) is desired.
Increased Building Height for Mid-Block Sites. 3. Certain select sites are permitted an increase in height beyond the 10 to 12 storey pattern in exchange for additional public open space and mid-block pedestrian connections. These sites are identifi ed in Figure 3.
Upper Storey Setbacks. 4. Building elements above the 6 storey datum line must be setback a minimum of 5 feet from the building frontage.
Future Connections to Shared or Sustainable 5. Energy. Developments should be designed to be easily connectable to a district heating system or other alternative sustainable energy source. Building design for connectivity and the connection agreement must be to the satisfaction of the City Engineer.
Basic Kingsway Building Design:mix of 10 storey and 4 storeyDensity: 3.8 FSR
Special “Mid-Block” Sites Building Design: 12 storeyDensity: 3.8 FSR
Special “Gateway” Sites Building Design:14 storeyDensity: 3.8 FSR
“Mid-Block” Sites: Maximum Building Height: 12 Storey
Large Sites for Public Plazas: Maximum Building Height: 14 Storey