Open House June 2013: MARPOLE COMMUNITY PLAN
BUILDING TYPES
W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6W 6WWW 6W 6W 6WWWWWW 6W 6W 6WW 6W 64TH44TH4TH4TH4TH4TH4TH4TH4TH4THHHH4THTH4TH4TH4TH4THHH4TH4TH44TH4TH4TH4THTT4TH4 AVAVAVAVAVAV AV AVAVAVA AVAVAVAVAVAVAAVAVAVAAAVAVAVAVAVAVAVAVAVVAAAAAAA EEEEEEEEEEEEEEEEEEEEEEEEEEEE
W 65TH AVE
W 66TH AVE
W 6W 6W 6W 6W 6W 6W 6WW 6W 6W 6W 6W 6W 6W 6WW 6WW 66W 6W 6W 6W 6W 6W 6WWW 6W 6W 6WWW 6W 6W 6W 6W 6W 6W 6W 68TH8TH8THT8T8T8T8T8TH8TH8TH8TH8TH8T8T8THT8TT8TH8TTTTT8TH8TH8T8T8T8TH8T8T8THTT88 HTT AVAVAVAVAAVAVAAVAVAVAAAAVAAAAAAAVAVAVAVAVAAVEEEEEEE
W 6W 6W 6WW 6W 6WWW 6WW 6W 6W 6W 6W 6WWW 6W 6W 6WWW 66W 6WW 6W 6WWWWW 7TH7TH7TH7TH7TH7TH7THTH7TH7TH7TH7TH7TH7TH7TH7THHTH7THTHTH7THH7TH7THH7TH7T7T7TH77T7TH7TH7 H77THTTHH AV AV AV AV AAAAA AAV AVAVAVAVA A AA AV AVAVAVAAAAAAAVAVAVE
W 62ND AVE
W 63RD AVE
CART
IER
ST
FREN
CH
ST
W 70TH AVE
W 71ST AVE
14 19
Marpole Park
William Mackie Park
Shannon Park
david lloyd georgeelementary school
Allow tradi onal or courtyard rowhouses on Granville St
Allow apartment buildings up to 6 storeys
Retain and enhance commercial uses on Granville St and encourage office uses on second floor level
Allow mixed use buildings up to 8 storeys high
Create mid-block pedestrianconnec ons through longer blocks
Frase
Improve pedestrian connec onsto the Fraser River
Explore Street-to-Parkopportunites at Marpole Park
Safeway Site Under construc on
Improve pedestrian crossing at West 71st Avenue
TO RIVERVIEW PARK
Allow apartments to six storeys if 100% rental and support ‘choice of use’ at grade
Mini Park at West 72nd Ave to connect to Marpole Park
Allow mixed-use buildings up to 12 storeys with a 2-3 storey commercial streetwall.
Provide a consistent streetwall and eliminate vehicle crossings
Support ‘choice of use’ incharacter buildings, e.g. neighbourhood grocery
Allow tradi onal or courtyard rowhouses
Create a notable entry to Granville Shopping Area at West 64th Ave
Allow stacked townhouse residences across the lane from mixed-use buildings
Create an urban plaza at West 67th Ave
AA A’
Improve pedestrian crossings
Mini park at West 59th Ave at bikeway
9GRANVILLE HIGH STREET
Green Urban Pattern
GRANVILLE STREET
Mixed-Use
Rate of Change Area
Stacked Townhouse
Height: 4 storeys•
Estimated FSR : 1.2 - 1.5 *•
Apartments
Height: 6 storeys• 100% rental required in • rate of change areas Estimated FSR : Up to 2.5 * •
Height: up to 12 Storeys with • a 2-3 storey podiumRequire a mix of commercial • and service uses at the ground floorEncourage office use above • the first floor level
Estimated FSR : Up to 3.0 * •
Mixed-Use
Height: up to 6 Storeys• Require a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up to •
3.0 *
Traditional or Courtyard Rowhouse
Height: 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have •
triplex
CHARACTER & IDENTITY
URBAN DESIGN PRINCIPLES
The Granville ‘high street’ will be strengthened and enhanced as a walkable, mixed-use neighbourhood centre with a variety of shops, services, restaurants, and a mix of housing. It is the social ‘heart’ of Marpole and a welcoming place into Vancouver, distinguished by active street life, public plazas, feature lighting, and infused with references to its Musqueam heritage within the public realm. It will have strong walking and cycling connections to transit and other key destinations such as schools, parks, and the Fraser River.
Granville St Lane Stacked Townhouse
92‘ 99‘99’ 20‘ 110‘
Lane
20‘
8 Storey Mixed Use with transition scale to lane
8 Storey Mixed Use with transition scale to lane
Traditional rowhouse / Townhouse
shadow @ equinox 2pm
shadow @ equinox 2pm
shadow @ equinox 2pm
RETAIL
OFFICE
RETAIL
OFFICE
Section A-A’
A Vibrant High StreetEnhance the ‘high street’ by encouraging a mix of uses• Support the shops and services with a mix of housing • types in the surrounding neighbourhood
Hierarchy of Building FormsSupport additional height at the ‘heart’ of the ‘high street’ • with the highest buildings at W 70th AveCreate a saw tooth pattern of higher buildings over a • lower street wall of 2-3 storeysTransition heights down from Granville St into the lower • scale residential areas
The illustration shows what the plan might look like if completely “built out”. However, development will happen incrementally over decades and will be subject to many variables.
Mixed-Use
Height: Up to 8 storeys• Require a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up to • 3.0 *
Choice of Use
* The suggested FSR (floor space ratio) range is an estimate only.
The development potential for each site may fall above or below
the FSR range given and will be determined by careful analysis of
individual proposals.
Retain Existing Land Use
Height: Up to 6 storeys• Choice of Use at • Grade - may include commercial, light industrial, cultural, artist studios or residential Residential above • ground floor100% rental required in • rate of change areasEstimated FSR : Up to • 2.5 *
Granville St and W 67th Ave, looking southwest
Duplex, Infill & Small Houses
Duplex & Infill: Small Houses:
Height: Up to 2 1/2 storeys • Allow secondary suites• Encourage higher main floor • for livable basement suitesAllow 1 1/2 storey “infill” one-• family houses at the lane on corner sites.FSR: Up to 0.85 *•
Allow multiple small • houses on two (or more) consolidated sites, in duplex area. FSR: Up to 0.85 *•
NEW!
NEW!
Open House June 2013: MARPOLE COMMUNITY PLAN
BUILDING TYPES
10OAK STREET AND WEST 67TH AVENUE
Green Urban Pattern
OAK ST
Apartments
Height: Up to 6 • storeys100% rental required • in rate of change areas Estimated FSR : Up • to 2.5 *
Mixed-Use
Height: Up to 8 • storeysRequire a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up • to 3.0 *
Mixed-Use
Choice of Use Mixed-Use
Height: up to 6 Storeys• Require a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up to 3.0 * •
Height: Up to 6 storeys• Choice of Use at Grade - • may include commercial, light industrial, cultural, artist studios or residentialResidential above ground • floorConsider creative • opportunities to retain character and cultural buildings.Estimated FSR : Up to 2.5 *•
Height: up to 12 • storeysRequire commercial • and service uses at gradeEncourage office use • above the first floor levelConsider creative • opportunities to retain character and cultural buildings.FSR : Up to 3.0 *•
Traditional or Courtyard Rowhouse
SELK
IRK
ST
OSLE
R
ST
SHAU
GHNE
SSY
ST
SHAUGHNESSY ST
FREM
LIN
ST
LAUR
EL
ST
HEATHER
W kent ave south
W 77TH AVE
Ebisu ParkEbisu Park
Eburne Park
Shaughnessy
Park
W 64th AVE
W 70th AVE
W 67th AVE
OAK
S
TREE
T
OakPark
Transi on between lower and higher housing forms with townhouses
Work with external agencies to improve pedestrian and cyclist safety on the loop ramp
Permit 100% rental apartment buildings up to 6 storeys on arterials
Enhance walking and cycling experience along West 67th Ave as a neighbourhood connector
TO CANADA LINETO GRANVILLE ST
Urban plaza opportunity at West 67th Ave
Maintain commercial use at grade at West 67th Ave and allow buildings up to 8 storeys
Allow apartment buildings up to 6 storeys Improve pedestrian
experience with wider sidewalks and street trees
Improve pedestrian crossings along Oak St
BB B’
Oak Street will transition to have a more urban residential character with new housing types and an improved overall look and feel. The commercial node at West 67th Avenue will be strengthened and enhanced through more prominent mid-rise mixed-use buildings, expanded retail space at street level, and a new urban plaza. Wider sidewalks, street trees and planted boulevards will create a comfortable, safe and attractive walking experience.
URBAN DESIGN PRINCIPLES
CHARACTER & IDENTITY
Oak St Lane
115‘122‘ 122‘115‘80’ 20‘
Lane
20‘
8 Storey Mixed Use with transition scale to lane
8 Storey Mixed Use with transition scale to lane
Traditional Rowhouse / Townhouse Traditional Rowhouse / Townhouse
shadow @ equinox 2pm
shadow @ equinox 2pm
shadow @ equinox 2pm
RETAIL
OFFICE
RETAIL
OFFICE
Section B-B’
A Walkable Neighbourhood ConnectionOvercome arterial traffic to create a high-quality, safe • and engaging pedestrian experience that reflects the commercial or residential environment Retain and enhance the mix of businesses that serve the • community at the corner of W 67th Ave
Hierarchy of Building FormsTransition heights down from Oak St and W 67th Ave to • the lower scale residential areas
The illustration shows what the plan might look like if completely “built out”. However, development will happen incrementally over decades and will be subject to many variables.
Height: 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have • triplex
* The suggested FSR (floor space ratio) range is an estimate only.
The development potential for each site may fall above or below
the FSR range given and will be determined by careful analysis of
individual proposals.
Retain Existing Land Use
Oak St. and W 67th Ave, looking northeast
Rate of Change Area
NEW!
Open House June 2013: MARPOLE COMMUNITY PLAN
BUILDING TYPES
LOWER HUDSON
11LOWER HUDSON
Green Urban Pattern
Apartments
Height: Up to 6 storeys• 100% rental required in rate • of change areas Estimated FSR : Up to 2.5 * •
Mixed-Use
Height: up to 12 storeys• Require commercial and • service uses at gradeEncourage office use • above the first floor levelConsider creative • opportunities to retain character and cultural buildings.FSR : Up to 3.0*•
Mixed-Use
Height: Up to 6 storeys• Require a mix of • commercial and service uses at grade
Estimated FSR : Up to 3.0 * •
CART
IER
ST
FREN
CH
ST
SELK
IRK
ST
OSLE
R
ST
SHAU
GHNE
SSY
ST
FREM
LIN
ST
W 70TH AVE
W 77TH AVE
W 71ST AVE
Ebisu ParkEbisu ParkMarpole Park
Eburne Park
david lloyd georgeelementary school
Permit 100% rental apartment buildingsup to 6 storeys within the context of the Rate of Change Policy on arterial streets only
W 70th AVE
W 72nd Ave
W 71st AVE
Recognize benefit of character buildings and support ‘choice of use’ in them, e.g. neighbourhoodgrocery
Improve pedestrian safety andcomfort at Oak St crossing
Improve pedestrian crossings at Hudson St
Improve pedestrian crossings at West 73rd Ave
Work with TransLink to improve pedestrian comfort and safety at bus loop
Develop park below bridge at Hudson St end
Provide invi ng access to Fraser River, including landscape at corner of Hudson St and Southwest Marine Dr
Consider mixed-use buildings up to 8 and 12 storeys at Hudson St and Southwest Marine Dr
CCCCCCCCCCCCCCCCCC
C’
Urban plaza and public art opportunity at Marpole Place
W 73RD AVE
Urban plaza opportunity at West 73rd Ave
URBAN DESIGN PRINCIPLES
CHARACTER & IDENTITY
W 70th Ave Lane Duplex Duplex
84‘ 84‘100’ 20‘
6 Storey Residential with transition scale to laneExisting Neighbourhood
6 Storey Residential with transition scale to lane
shadow @ equinox noonshadow @ equinox noon
Section C-C’
A Diverse Area with a History on the RiverSupport the retention of the light industrial and cultural • character in the existing mixed-use areaFacilitate attractive, safe and well-defined connections to • the Fraser River
Retain Neighbourhood Character Maintain the character of the residential apartment area • while supporting an increase in height on the arterials
* * The suggested FSR (floor space ratio) range is an estimate only.
The development potential for each site may fall above or below
the FSR range given and will be determined by careful analysis of
individual proposals.
Choice of Use
Height: Up to 6 storeys• Choice of Use at Grade - • may include commercial, light industrial, cultural, artist studios or residential 100% rental residential • above ground floor.Estimated FSR : Up to 2.5 *•
Mixed-Use
Height: Up to 8 • storeysRequire a mix of • commercial and service uses at the ground floorEncourage office use • above the first floor levelEstimated FSR : Up • to 3.0 *
Retain Existing Land Use
Duplex, Infill & Small Houses
Height: Up to 2 1/2 storeys • Allow secondary suites• Encourage higher main floor • for livable basement suitesAllow 1 1/2 storey “infill” • one-family houses at the lane on corner sites.Estimated FSR: Up to 0.85 *•
Traditional or Courtyard Rowhouse
Height: 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have •
triplex
Allow multiple small • houses on two (or more) consolidated sites, in duplex area. FSR: Up to 0.85 *•
Duplex & Infill: Small Houses:
Rate of Change Area
Lower Hudson will be strengthened and enhanced as a walkable residential area with a focus on protecting the existing stock of affordable rental housing. The working village feel will be supported by retaining a mix of uses and celebrating the Musqueam heritage and cultural amenities in the area. New walking and cycling routes will improve mobility and access to key destinations in the community, with a focus on parks, community facilities and the Fraser River.
The illustration shows what the plan might look like if completely “built out”. However, development will happen incrementally over decades and will be subject to many variables.
Hudson St and W 73rd Ave, looking south
NEW!
NEW!
Open House June 2013: MARPOLE COMMUNITY PLAN
BUILDING TYPES
12CAMBIE PHASE 3 - WEST
Green Urban Pattern
W 59W 59WW 5W 55555555W 5595555559599999TH ATH ATTHTHTH ATH ATH ATH ATH AATH AATH ATH ATH ATTH AHH AATHTHTH ATHH ATH ATH AH AAAAAATH T VEVEVEVEVEVVEVEVEVEEVEVEEEVEEVVVVEVVEVEVEEEVEVVEVEEVEE
SW MARINE D
RIVE
W 64TH AVE
W 62ND AVE
W 66TH AVE
CAMB
IE S
T
HEAT
HER
ST
LAUR
EL
ST
HEATHER ST
ASH
ST
W 68TH AVE
W 69TH AVE
W kent ave south
S
S
S
31
16
12
24
20
Ash Park
laurier annex
laurierelementary school
Allow tradi onal or courtyard rowhouses on Heather St
Improve pedestrian experience along Southwest Marine Dr - con nue the landscape setback on the south side.
Allow buildings up to 10 storeys with choice ofuse at grade
Allow stacked townhouse residences
Allow mixed-use buildings with higher density - HEIGHTS REVISED
Permit mixed-use buildings up to 6 storeys with `choice of use’ at grade including light industrial and cultural.
Improve pedestrian crossings along Southwest Marine Dr
Create a notable “node” with urban plaza and improved pedestrian crossing at West 70th Ave
10 m
inut
es W
alkin
g
ASH
ST
Cam
bie
St
George Pearson Centre
Enhance walking and cycling experience along West 67th Ave as a neighbourhood connector
Permit Mixed-Employment buildings on the south side of Southwest Marine Drive
Enhance bicycle and pedestrian crossing at Heather Street with mini-park or urban plaza
W 60th AVE
W 61st AVE
W 63rd AVE
HEAT
HER
ST
`Permit 100% rental apartment buildings up to 6 storeys within the context of the Rate of Change Policy on arterial streets only
WEST OF CAMBIE
Duplex, Infill & Small Houses
Duplex & Infill: Small Houses:
Height: Up to 2 1/2 storeys • Allow secondary suites• Encourage higher main • floor for livable basement suitesAllow 1 1/2 storey “infill” • one-family houses at the lane on corner sites.FSR: Up to 0.85 *•
Allow multiple small • houses on two (or more) consolidated sites, in duplex area. FSR: Up to 0.85 *•
Traditional or Courtyard Rowhouse
Height: Up to 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have • triplex
Stacked Townhouse
Height: Up to 4 storeys•
Estimated FSR: 1.2 - 1.5 *•
Choice of Use
Apartments
Height: Up to 6 storeys• Choice of Use at Grade - • may include commercial, light industrial, cultural, artist studios or residentialResidential above ground • floor Estimated FSR : Up to 2.5 * •
Height: Up to 8 storeys• Renew and increase social • housingEstimated FSR : Up to 3.0 * •
URBAN DESIGN PRINCIPLES
CHARACTER & IDENTITY
Variety of Building FormsTransition from the higher buildings near the • Canada Line station to the lower buildings further from the station with a variety of residential building types that support the transit hub
A Walkable and Bikeable Neighbourhood HubSupport building types that improve and enhance • walking and cycling routesCreate a high-quality, safe and engaging pedestrian • environment that recognizes the diversity in the residential, commercial, and the industrial areas
The illustration shows what the plan might look like if completely “built out”. However, development will happen incrementally over decades and will be subject to many variables.
Apartments
Height: Up to 6 storeys• 100% rental required in rate • of change areas Estimated FSR : Up to 2.5 *•
Allow tower form buildings at key locations • very close to the Marine Drive Canada Line Station.Refer to Cambie Corridor Plan for details on • Cambie Corridor Phase 2 sitesEncourage a mix of commercial and service • uses at the ground floor.Encourage office use above the first floor • level
Hatch represents mixed-use•
Height: Up to 12 storeys• Renew and increase social • housing 100% rental required for •
existing rental buildings
Apartments
Height: up to 12 storeys • 4-6 storeys at base• Pedestrian links and plaza on site• Allow choice of use at grade - may • include commercial, service cultural or residential.Encourage office use above the first • floor level
Choice of Use
See Board 12 for Cambie Phase 3 - East
* The suggested FSR (floor space ratio) range is an estimate only. The development
potential for each site may fall above or below the FSR range given and will be
determined by careful analysis of individual proposals.
Retain Existing Land Use
Rate of Change Area
This area within a 10-minute walk to the Canada Line will evolve into a highly walkable, vibrant urban area that recognizes its relationship to nearby residential and industrial areas and the Fraser River. The mixed-use hub at Southwest Marine Drive and Cambie Street will offer new job space, child care, shopping and entertainment uses, housing and introduce an enhanced sense of vibrancy. A diversity of housing types, including additional social housing, will provide a sensitive transition between higher buildings and single-family homes.
SW Marine Dr and Ash St, looking southeast
NEW!
# Tower Form# = Storeys
Open House June 2013: MARPOLE COMMUNITY PLAN
Height: Up to 12 storeys• Renew and increase social housing • 100% rental required for existing rental •
buildings
EAST OF CAMBIE
13CAMBIE PHASE 3 - EAST
Green Urban Pattern
BUILDING TYPES
Apartments
Allow tower form buildings at key locations • very close to the Marine Drive Canada Line Station.Refer to Cambie Corridor Plan for details on • Cambie Corridor Phase 2 sitesEncourage a mix of commercial and service • uses at the ground floor.Encourage office use above the first floor • level
Hatch represents mixed-use•
Mixed-Employment
Sexsmith Elementary SchoolHeritage Redevelopment Site
Allow buildings up to 100ft in height with large • floor plates to hold a variety of employment usesRefer to Cambie Corridor Plan for more detail• Residential use is not permitted•
Large Site
Up to 12 storeys• Subject to social housing policies•
See Board 18 for Cambie Phase 3 - West
CAMB
IE S
T
ONTA
RIO
ST
colu
mbia
S
T
MANI
TOBA
ST
S
S
31
25
3228
22
15
35
2624
0
Winona Park
langara golf course
sexsmithelementary school
5 minutes W
alking
10 minutes Walking
Allow apartment buildings up to 6 storeys next to Langara Golf Course and Cambie St
Improve pedestrian experience on Southwest Marine Dr - con nuelandscape setback on south side
Improve pedestrian experience along Southwest Marine Dr; con nue the landscape setback on the south side
Create mid-block pedestrian connec ons through long blocks to improve connec ons to transit
Permit mixed employment buildings on the south side of Southwest Marine Dr near the Canada Line sta on
Allow apartment buildings up to 6 storeys on Southwest Marine Dr
Permit tradi onal and courtyard rowhouses on bike routes
Add safe pedestrian crossings across Southwest Marine Dr
Create a mini-park at Yukon St at 64th Ave along bike route
Revised heights from 4 to 6 storeys
Allow apartment buildings up to 4 storeys adjacent to park
Create mid-block connec ons through long blocks
DDDDDDDDDDDDDDDDDDDDDDDDDDD
D’DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
Lane w 63th Ave Lane
80‘ 122‘115‘20’ 20’66‘
SW Marine Dr
100‘
6 Storey Residential 6 Storey ResidentialMixed Use Employment Traditional Rowhouse / Townhouse
shadow @ equinox noon
shadow @ equinox noon
shadow @ equinox noon
Section D-D’
#
* The suggested FSR (floor space ratio) range is an estimate only. The development
potential for each site may fall above or below the FSR range given and will be
determined by careful analysis of individual proposals.
Apartments
Height: Up to 4 storeys • FSR: 1.5-2.0 *•
Traditional or Courtyard Rowhouse
Height: Up to 3 storeys• Estimated FSR: 0.9 - 1.2 *• Smaller sites may have triplex•
Apartments
Height: Up to 6 storeys• 100% rental required in rate of change areas • Estimated FSR : Up to 2.5 *•
Retain Existing Land Use
NEW!
Tower Form# = Storeys