2 Development Phasing & Parcel Studies - Vancouver€¦ · Figure 2-1: Phasing Plan Pearson Dogwood Policy Statement Relevant Policies 3.2.1 Housing • Deliver as many independent

2 Development Phasing & Parcel Studies

Development Phasing & Parcel Studies

44 PEARSON DOGWOOD REZONING

Figure 2-1: Phasing Plan

Pearson Dogwood Policy Statement Relevant Policies

3.2.1 Housing

• Deliver as many independent housing units with supports

in the fi rst phases of development.

• Target of 20% affordable housing to be constructed

with each phase of development as funding permits.

(Exceptions are phases that are predominantly health care

housing and services).

The phasing for the development is dependent on a variety

of factors, including the development of new health-related

facilities on-site, which will allow for the phased demolition of

both the Dogwood and Pearson facilities.

The phasing of development begins with the construction

of two mixed-use market housing parcels, the YMCA /

Community Health Centre with residential above and the

Complex Residential Care facility. The development of

these parcels fi rst will allow for the relocation of Dogwood

residents and the demolition of the Dogwood facility, as

well as the transfer of 50 Pearson residents to new housing.

Subsequent phases follow an east to west pattern, again to

minimize disruption to Pearson facilities until replacement

facilities are constructed.

The majority of the affordable housing units will be

constructed in Phase 1 and 2, with the balance delivered in

Phase 5.

The City Park and Urban Farm will be delivered in Phase 2

(preferred) or Phase 3 depending on the ability to demolish

the Pearson facilities. Roads will be constructed to allow

for vehicular access with temporary roads and/or interim

turnaround movements provided until roadworks can be

completed upon the demolition of existing facilities.

A Redevelopment Discovery Centre will be constructed in

the northwest corner of the site in Phase 1, on an existing

parking lot that is slated to be developed last. The location

will not disrupt phasing of other parcels, and is intended

to provide information to potential future residents and

surrounding neighbours regarding the development process.

2.1 Phasing Plan

Phase 1

Phase 2

Phase 2-3

Phase 3

Phase 4

Phase 5

Parcel

Discovery Centre

Existing Facility

Property Line

Parcel Boundary

X


PEARSON DOGWOOD REZONING 45

Table 2-1: Land Area by Phase

2.1 Phasing Plan cont’dTable 2-2: Summary Development Statistics by Phase

Table 2-3: Residential Area by Phase and Housing Type

Table 2-4: Residential Unit Counts by Phase and Housing Type

PHASE LAND AREA (m2) LAND AREA (ft2)

1 27,187 292,640

2 15,195 163,564

3 25,927 279,073

4 21,802 234,673

5 12,654 136,215

TOTAL AREA 102,765 1,106,165

PHASE NON-EXCLUDED EXCLUDED SUB-TOTAL TOTAL OVERALL (sf)

Residential (sf)* Retail (sf) Health (sf) Amenity (sf) Daycare (sf)Affordable

Housing (sf)Non-Excluded

(sf)Excluded (sf)

1 712,146 33,297 177,514 86,254 14,017 7,678 922,957 107,949 1,030,906

2 635,987 80,545 0 0 0 12,367 716,532 12,367 728,899

3 435,310 17,439 0 0 0 4,095 452,749 4,095 456,844

4 508,912 0 0 0 0 0 508,912 0 508,912

5 496,112 0 0 0 0 5,860 496,112 5,860 501,972

TOTAL 2,788,467 131,281 177,514 86,254 14,017 30,000 3,097,262 130,271 3,227,533

PHASE RESIDENTIAL AREA TOTAL OVERALL (sf)

Market Housing (sf) Affordable Housing (sf) Supportive Housing** (sf)

1 562,823 117,201 39,800 719,824

2 427,703 188,811 31,840 648,354

3 365,741 62,520 11,144 439,405

4 504,932 0 3,980 508,912

5 408,524 89,468 3,980 501,972

TOTAL 2,269,723 458,000 90,744 2,818,467

PHASE RESIDENTIAL UNITS TOTAL UNITS

Market Housing Units Affordable Housing Units Supportive Housing Units**

1 647 138 50 835

2 491 223 40 754

3 418 74 14 506

4 334 0 5 339

5 270 105 5 380

TOTAL 2,160 540 114 2,814

** Supportive housing: Pearson Dogwood units

** Supportive housing: Pearson Dogwood units

* Residential: market, affordable and supportive** housing.



2.1 Phasing Plan cont’d

Figure 2-2: Phasing Plan – Phase 1

1

B1

E1

A1A2

C1

PHASE NON-EXCLUDED EXCLUDED BUILDING PHASE

BuildingsMarket

Housing(sf)

Affordable Housing (sf)

Supportive Housing (sf)

Retail (sf)

Health (sf)

Amenity (sf)

Daycare (sf)


Total Non-Excluded (sf)

Total Excluded (sf)

Overall Area (sf)


Total Excluded (sf)

Total By Phase

1

A-1 194,513 18,308 4,334 217,155 217,155

922,957 107,949 1,030,906

A-2 114,056 109,523 18,308 19,223 7,678 261,110 7,678 268,788

B-1 110,998 4,719 110,998 4,719 115,717

C-1 177,975 3,184 9,740 66,516 86,254 9,298 257,415 95,552 352,967

E-1 76,279 76,279 76,279

TOTAL 562,823 109,523 39,800 33,297 177,514 86,524 14,017 7,678 922,957 107,949 1,030,906





2-3

2

D1

D3

D2


BuildingsMarket Housing

(sf)Affordable

Housing (sf)Supportive Housing (sf)

Retail (sf)



Total Excluded (sf)

Overall Area (sf)


Total Excluded (sf)

Total By Phase

2

D-1 134,038 85,305 0 18,851 5,936 238,194 5,936 244,130

716,532 12,367 728,899D-2 134,461 91,139 0 53,321 6,431 278,921 6,431 285,352

D-3 159,204 0 31,840 8,373 0 199,417 0 199,417

TOTAL 427,703 176,444 31,840 80,545 12,367 716,532 12,367 728,899





(sf)Affordable

Housing (sf)Supportive Housing (sf)

Retail (sf)



Total Excluded (sf)

Overall Area (sf)


Total Excluded (sf)

Total By Phase

3F-1 160,936 58,425 0 0 4,095 219,361 4,095 223,456

452,749 4,095 456,844F-2 204,805 0 11,144 17,439 0 233,388 0 233,388

TOTAL 365,741 58,425 11,144 17,439 4,095 452,749 4,095 456,844


5


3

2-3

F1

F2



PHASE NON-EXCLUDED BUILDING PHASE


(sf)Supportive Housing (sf)


Overall Area (sf)


Total By Phase

4

G-1 103,518 103,518 103,518

508,912 508,912

G-2 53,048 53,048 53,048

G-3 57,288 57,288 57,288

G-4 61,587 61,587 61,587

G-5 56,804 56,804 56,804

G-6 59,200 59,200 59,200

G-7 113,487 3,980 117,467 117,467

TOTAL 504,932 3,980 508,912 508,912



4

G1

G2

G3G4

G5

G6

G7





(sf)Affordable

Housing (sf)Social Housing

(sf)Affordable

Housing (sf)Total Non-

Excluded (sf)Total Excluded

(sf)Overall Area

(sf)Total Non-

Excluded (sf)Total Excluded

(sf)Total By Phase

5

H-1 172,874 0 3,980 0 176,854 0 176,854

496,112 5,860 501,972H-2 0 83,608 0 5,860 83,608 5,860 89,468

H-3 107,536 0 0 0 107,536 0 107,536

H-4 128,114 0 0 0 128,114 0 128,114

TOTAL 408,524 83,608 3,980 5,860 496,112 5,860 501,972



5H1

H2

H3

H4




BUILDING HEIGHTS*

BuildingBuilding Storeys

Building Height to Top of Parapet

Building Height to Top of Green Roof Access

Feet Meters Feet Meters

A-1 22 241.33 73.56 249.54 76.06

A-2 26 282.75 86.18 291.67 88.90

B-1 6 93.80’ 28.59 101.14’ 30.83

C-1 26 288.87 88.05 297.64 90.72

D-1 28 297.27 90.61 306.38 93.38

D-2 28 297.17 90.58 306.12 93.31

D-3 27 288.12 87.82 297.66 90.73

E-1 6 69.49 21.18 78.16 23.82

F-1 23 241.62 73.65 250.57 76.37

F-2 24 262.67 80.06 260.05 79.26

G-1 16 171.21 52.18 220.33 67.16

G-2 6 71.47 21.78 77.38 23.58

G-3 6 71.72 21.86 79.01 24.08

G-4 6 71.26 21.72 79.53 24.24

G-5 6 69.99 21.33 78.25 23.85

G-6 7 81.47 24.83 89.06 27.14

G-7 12 130.37 39.74 128.70 39.23

H-1 20 208.29 63.49 196.77 59.98

H-2 8 91.16 27.78 97.81 29.81

H-3 8 94.15 28.70 92.33 28.14

H-4 12 130.71 39.84 138.84 42.32

* Note: All heights measured from conceptual building grades. Final building heights to be

confi rmed subsequent to receiving building grades provided by City.

Figure 2-7: Phasing Plan – Heights

H1

H2

H3

H4

G1

G2

G3G4

G5

G6

G7

D1

D3

D2

B1

E1

A1A2

C1

F1

F2



Parcel A, at the corner of Cambie St. and West 59th Ave.,

the southeastern gateway to the site. A public walkway runs

through this block connecting the southeastern corner to the

central open space network beyond at the northwest corner

of the block. The walkway opens to a central courtyard and

is anchored by public plazas at each end. Two main building

masses are defi ned by the diagonal public space: the

eastern portion with residential buildings atop a commercial

podium base provides an active street edge for West 58th

Avenue, Cambie Street and the West 59th Avenue corner;

and, the western portion with residential buildings also atop

a commercial base to the north and a townhome base to

the south.

The height of buildings transitions from higher in the north

and east to lower in the south and west, reinforcing the

site-wide height transition strategy. The two towers, at the

northeast and northwest corners of the parcel, have mid-rise

extensions. Both building types share stylistic similarities,

yet each has clearly articulated massing to appear as

separate elements and achieve a fi ne-grained character

consistent with the surrounding residential context. The

mid-rise building types have several step backs; the eastern

building terminating in a row of three storey townhomes. The

form at the southern edge reduces the massing, respects

the neighbourhood residential typology, and increases solar

penetration to the street level.

Vehicular access to all underground parking and loading is

off Internal Street 2. On-street parking is provided on West

58th Avenue and Internal Street 2 for short-term commercial

and residential visitors.

Figure 2-8: Parcel A – Site Plan

Public Plaza (R.O.W.)

Diagonal Public Mews (R.O.W.)

Retained Trees

Legacy Tree

Parking/Loading Entrance

Commercial Podium

Residential Tower

Residential Mid-Rise

Residential Townhomes

Property Line

Parcel Boundary

BA

D

FGHI

C

E

B

A

D

H

I

I

I

H

C

E

G G

A

F

F

F

W. 59TH AVENUE

Table 2-5: Parcel A Summary Statistics

A2A1

Parcel A

Uses Gross Area sf Gross Area m2

Residential 308,569 28,667

Affordable Housing * 117,201 10,888

Supportive Housing ** 36,616 3,402

Retail 23,557 2,189

TOTAL AREA 485,943 45,146

* Total includes 7,678 SF of excludable area

** 46 Pearson Dogwood units with supports

Residential Unit Count

Unit Type Market UnitsAffordable

Units

Studio 35

1 Bed 159 35

2 Bed 196 41

3 Bed 27

TOTAL UNITS 355 138

2.2 Parcel A – Phase 1



Figure 2-9: Parcel A – 3D Rendering Looking Northwest Figure 2-10: Parcel A – 3D Rendering looking Northeast

CAMBIE

STR

EET

CAMBIE STREET

INTERNAL STREET 2

W. 59 TH AVE

W. 59TH A

VE

2.2 Parcel A – Phase 1 cont’d




Primary Building Entry

Parking & Loading Entry

Market Housing

Proposed Affordable Housing (ASP)

Retail

Residential Tower Above

Property Line

Parcel Boundary

1

1

2

W. 59TH AVENUE

1

2

Bike Lane

Figure 2-11: Parcel A – Ground Floor Plan

R.O.W.

Table 2-6: Parcel A – Parking & Loading

N 0 25 50 100

Parking

Residential* 670

Retail 43

TOTAL 713

*Including visitor stalls

Bicycle Storage Class A Class B

Residential 616 6

Retail 4 6

TOTAL 622 12

Loading Class A Class B

TOTAL 1 2



2.2 Parcel A – Phase 1 cont’dFigure 2-12: Parcel A – Typical Parking Level Plan Figure 2-13: Parcel A – Typical Upper Level Floor Plan




C C

B B

A

A

Figure 2-14: Parcel A – Section A

W. 58th Ave.

W. 59th Ave.

26 storeys282.75’ / 86.18m

* Note: All heights measured from conceptual building grades. Final

building heights to be confi rmed subsequent to receiving building grades

provided by City.



2.2 Parcel A – Phase 1 cont’dFigure 2-15: Parcel A – Section B Figure 2-16: Parcel A – Section C

Internal Street 2

Internal Street 2

Cambie Street

Cambie Street

22 storeys241.33’ / 73.56m

26 storeys282.75’ / 86.18m

22 storeys241.33’ / 73.56m

26 storeys282.75’ / 86.18m



2.3 Parcel B – Phase 1Parcel B is centrally located with its edges defi ned by the

new Pearson Plaza to the north, the new internal street 2 to

the east, a public open space to the south and the new City

Park to the west. The parcel includes the Adult Daycare and

150 Complex Residential Care units, in the form of a 6 storey

mid-rise building. The design presented may be refi ned with

further stakeholder input.

Minimum setbacks are provided for upper levels on the

north, east and west property lines, ensuring the area

required for the Residential Care program is achieved. Open

spaces are provided at ground level for use of the facility

residents and Adult Daycare clients. These open spaces

will designed in detail with stakeholders, but will include

landscaping and a fence with a lockable gate(s) to prevent

Adult Daycare clients from wandering directly onto the plaza

without supervision.

The building is accessed from internal street 2 with a

covered driving loop to the main entrance and a ramp

to the parkade. The ground fl oor is comprised of a 10

residential care bed unit on the west face of the building

looking onto the new City Park, an Adult Daycare on the

north face of the building and a multi-purpose room for the

use of the residents. Both the Adult Daycare and the multi-

purpose room will open to partially covered gardens and

terraces, which will incorporate lighting into the soffi t of

the fl oors above to extend hours of use. The main fl oor is

also occupied by administrative offi ces, a clinic and service

spaces located on the south façade of the building.

The location of the Adult Daycare may be adjusted slightly

as required by users. Its proposed location in plan and

relationship to the plaza allows clients to take advantage of

the activities going on in the plaza either by watching, or by

participating under supervision. Extensive fl oor to ceiling

glazing, where appropriate in relation to the activities in the

interior, will provide maximum light exposure. In addition, the

north exposure ensures that there is no overheating or glare

adjacent to the windows, which are both issues that can

affect an older adult population.

The fi ve upper fl oors of the facility will be occupied by 140

residents with 28 residents per fl oor. A 10 bed unit is located

on the main fl oor for a total of 150 beds.

Figure 2-17: Parcel B – Site Plan

Pearson Plaza (R.O.W.)

City Park

North South Pedestrian Connector (R.O.W.)

Drop Off Area


Retained Trees

Residential Care Facility

Adult Daycare on Ground Floor

Property Line

Parcel Boundary

BA

D

FGH

C

E

Table 2-7: Parcel B Summary Statistics

B

A

C

H

F

G

E

D

PARCEL E

PEARSON PLAZA

Parcel B


Care Facility* 110,998 10,312

Adult Daycare 4,719 438

TOTAL AREA 115,717 10,750

* 150 Beds

B1



Figure 2-18: Parcel B – 3D Rendering Looking Northwest Figure 2-19: Parcel B – 3D Rendering looking Northeast

INTE

RN

AL

STR

EE

T 2

W. 5

9th

AVE.

2.3 Parcel B – Phase 1 cont’d




Cit

y P

ark

No

rth-

So

uth

Ped

estr

ian

Co

nnec

tor

(R.O

.W.)

Inte

rnal

Str

eet

2

PARCEL E

Pearson Plaza


Parking Entry

Residential Care Facility

Adult Daycare

Property Line

Parcel Boundary

1

2

Figure 2-20: Parcel B – Ground Floor Plan

2

1

N 0 25 50 100

Figure 2-21: Parcel B – Typical Parking Level Plan

Figure 2-22: Parcel B – Typical Upper Level Floor Plan

Parking

Care Facility 38

Offi ces 63

Adult Daycare 10

TOTAL 111


Care Facility 6 0

Offi ce 1 0

TOTAL 7 0

Loading Class A Class B

TOTAL 3 3

Table 2-8: Parcel B – Parking & Loading




Pearson Plaza

City Park

Parcel E North-South Pedestrian Connector

(R.O.W.)

Internal Street 2

A

A

Figure 2-23: Parcel B – Section A Figure 2-24: Parcel B – Section B

B B



provided by City.

6 storeys93.80’ / 28.59

6 storeys93.80’ / 28.59



2.4 Parcel C – Phase 1Figure 2-25: Parcel C – Site Plan

High Street Commons (R.O.W.)



Retained Trees

Residential High-Rise


Podium with VCH

Podium with YMCA + Daycare

Property Line

Parcel Boundary

Figure 2-26: Parcel C – Site PlanParcel C is the main community meeting point of the site.

The block is comprised of one building which is bounded

by West 57th Avenue to the north, Pearson Plaza to the

south, the High Street Commons to the west and Internal

Street 2 to the east. The lower levels of the building provide

neighbourhood services: including a Community Health

Centre, YMCA, therapy pool, and a children’s daycare

facility. A residential tower and mid-rise located on the

northern edge of the block form the upper levels of the

building. The building massing minimizes shadowing on

Pearson Plaza, the City Park and the Cambie Street Walk to

the east.

The ground level of the building is split between the

Community Health Centre (CHC), the YMCA swimming

pools and the therapy pool. The primary entrance for

the CHC is off West 57th Ave. where there is a lay-by for

HandyDARTs. A second HandyDART lay-by is provided on

Internal Street 2. The parkade entrance is located mid-point

of the building on the eastern edge off Internal Street 2.

The YMCA swimming pools and conditioning spaces are

located on the southern portion of the block on the lower

levels. These spaces activate both the Pearson Plaza

and the High Street Commons, to the south and west

respectively.

The child daycare located on level 3 maximizes the children’s

security. More information regarding the daycare can be

found in the following pages and in Section 2.9.

BA

D

FGH

C

E

Table 2-9: Parcel C Summary Statistics

B

A

C

DE

D

D

D

D

H

W. 57TH AVENUE

PEARSON PLAZA

HIGH STREET

COMMONS

INT

ER

NA

L S

TR

EE

T 2

Parcel C


Market Housing 177,975 16,534

Supportive Housing* 3,184 296

Retail 9,740 905

Health 66,516 6,180

Amenity 86,254 8,013

Child Daycare 9,298 864

TOTAL AREA 352,967 32,792

* 4 Pearson Dogwood units with supports


Unit Type Market Units

1 Bed 92

2 Bed 112

TOTAL UNITS 204

G

C1



Figure 2-27: Parcel C – 3D Rendering Looking Northwest Figure 2-28: Parcel C – 3D Rendering looking Northeast

W. 57TH AVE

W. 57TH AVE

INTE

RN

AL

STR

EE

T 2

INTERNAL STREET 2

2.4 Parcel C – Phase 1 cont’d



2.4 Parcel C – Phase 1 cont’dFigure 2-29: Parcel C – Ground Floor Plan


Parking Entry

Market Housing


Community Health Centre

Amenity YMCA


Property Line

Parcel Boundary

1

2

1

1

1

2

Inte

rnal

Str

eet

2

Hig

h S

tree

t C

om

mo

ns (R

.O.W

.)


W. 57th Ave

N 0 25 50 100

Parking

Residential* 337

Health 100

Amenity 100

Child Daycare 11

TOTAL 548



Residential 255 6

Other* 44 22

TOTAL 299 28

* Other includes YMCA, VCH, Child Daycare

Loading Class B

TOTAL 4

* Class C loading to be determined. VCH requires fl exibility

for loading req’ts to be determined in 2016.

Table 2-10: Parcel C – Parking & Loading



2.4 Parcel C – Phase 1 cont’dFigure 2-30: Parcel C – Typical Parking Level Plan Figure 2-31: Parcel C – Typical Upper Level Floor Plan




A

A

Figure 2-32: Parcel C – Section A

Pearson Plaza W. 57th Ave

26 storeys288.87’ / 88.05m



provided by City.




B B

Figure 2-33: Parcel C – Section B

High Street Commons Internal Street 2

26 storeys288.87’ / 88.05m



2.4 Parcel C – Phase 1 cont’dThe 69-space Child Daycare is designed to meet all requirements

of the City of Vancouver as outlined in the Childcare Design

Guidelines as adopted by City Council February 4, 1993.

Figure 2-34: Level 4 Plan

Market Housing

Retail

Community Health Centre

69-space Child Daycare

Child Daycare Outdoor Area

N 0 25 50 100

Infant Area

Toddler Area

3-5 Year Old Area

Pre-school Area

Circulation

Reception & CHC Staff Offi ces

Child Daycare Outdoor Area

N 0 25 50

Figure 2-35: 69-space Child Daycare

DAYCARE INDOOR

AREA SF AREA m2

GROSS 9,298 864

CIRCULATION 2,059 191

NET 7,239 673

DAYCARE OUTDOOR

AREA SF AREA m2

GROSS 7,513 698

ATRIUM

COVERED OUTDOOR AREA

TEMPERED GLASS FENCE 8’ +/-

COVERED OUTDOOR AREA

RECEPTION

CHC STAFF OFFICES

126 SQ. FT.CUBBYINFANT

74 SQ. FT.STORAGE

145 SQ. FT.NAP ROOM 1

141 SQ. FT.NAP ROOM 2

140 SQ. FT.KITCHEN

44 SQ. FT.LAUNDRY596 SQ. FT.

ACTIVITY AREAINFANT

103 SQ. FT.QUIET ROOM

298 SQ. FT.NAP ROOM

86 SQ. FT.W/C

TODDLER

521 SQ. FT.ACTIVITY AREA

TODDLER

65 SQ. FT.RM

PARENTS

130 SQ. FT.CUBBIESTODDLER

369 SQ. FT.GROSS MOTER

NAP ROOM

86 SQ. FT.W/C

INFANT

57 SQ. FT.STORAGEOUTDOOR

44 SQ. FT.JANITORIAL

48 SQ. FT.W/C

STAFF


50 SQ. FT.STORAGE

NAP 97 SQ. FT.WASHROOMCHILDRENS

151 SQ. FT.CUBBIES

3-5

66 SQ. FT.RM

PARENTS

48 SQ. FT.STORAGE

NAP



130 SQ. FT.KITCHEN

50 SQ. FT.LAUNDRY

50 SQ. FT.JANITORIAL

55 SQ. FT.W/C

STAFF954 SQ. FT.ACTIVITY AREA

3-5


91 SQ. FT.WASHROOMCHILDRENS


802 SQ. FT.ACTIVITY AREAPRE SCHOOLER

75 SQ. FT.HALLWAY

103 SQ. FT.HALLWAY

144 SQ. FT.CUBBIES

3-5

203 SQ. FT.STORAGE

1615 SQ. FT.CIRCULATION

976 SQ. FT.OUTDOOR AREA

INFANT

68 SQ. FT.RM

PARENTS

173 SQ. FT.OFFICES

STAFF

75 SQ. FT.STORAGE

78 SQ. FT.OFFICES

STAFF

109 SQ. FT.STORAGE


TODDLER


AGE 3-5

1452 SQ. FT.OUTDOOR AREAPRESCHOOLER

75 SQ. FT.OFFICES

STAFF

153 SQ. FT.STORAGESTROLLER



69-space Child Daycare Outdoor Area

2.4 Parcel C – Phase 1 cont’dFigure 2-36: 69-space Child Daycare shadow studies — December 21st

9:30am 10:30am 11:30am 12:30pm

1:30pm 2:30pm 3:30pm 4:30pm



2.5 Parcel D – Phase 2Parcel D, located at the northeastern corner of the site at

Cambie St. and West 57th Avenue, is the main gateway to

the site. A signifi cant public plaza is located at the northeast

corner to accommodate the proposed Canada Line station.

The transit plaza is connected to the open space network of

the Pearson Dogwood site by a generous diagonal walkway.

The walkway, lined with commercial uses, terminates at the

southern end of the parcel in a second, larger public plaza.

The plaza is oriented to the southwest maximizing solar

gain and offering views to the Pearson Plaza and City Park.

Commercial uses line the plaza edges providing excellent

opportunities for outdoor seating.

The shape of the public realm defi nes the north and south

massing. Both buildings have a retail podium base with

residential towers and mid-rise buildings above. These

towers are the tallest on the site, reinforcing the block’s role

as a locus of activity adjacent the station.

The northern portion of the block has a single tower marking

the corner of West 57th Ave. and Internal Street 2 with a

mid-rise extension parallel to West 57th Ave. The northern

and southern edges of the north building offer commercial

spaces along West 57th Ave. and the internal public plaza.

The southern block has two towers, each with a mid-rise

extension. One tower sits at the southern edge of the transit

plaza, serving as a landmark and reinforcing the plaza as the

site gateway. The tower’s mid-rise extension runs parallel

to Cambie Street and terraces at the south defi ning the

southeastern edge of the parcel. The second tower is situated

at the southwestern corner of block, serving as a landmark

and terminating the view looking east from Heather Street

down West 58th Ave, across the urban farm and Pearson

Plaza. The tower has a short, mid-rise extension running

parallel to West 58th Ave. The southern edge of the parcel

is defi ned at the southwest corner by a small plaza that is

enhanced by the retention of existing trees. The southern

building has commercial spaces activating both West 58th

Ave. and the diagonal southern edge of the public plaza.

Commercial vehicular access and loading is via a ramp

on West 58th Ave; a residential parkade is accessed from

Internal Street 2. On-street parking is provided on West 58th

Ave. and Internal Street 2 for short-term commercial and

residential visitors.

Figure 2-37: Parcel D – Site Plan

Transit Plaza and Proposed Station


Diagonal Public Mews (R.O.W.)

Retained Trees

Parking Loading Entrance

Grocery Store in Podium

Commercial Podium

Residential Tower


Property Line

Parcel Boundary

BA

D

FGHI

C

E

Table 2-11: Parcel D Summary Statistics

B

A

C

D

D

F

H

E

I

D

D

H

H

I

I

W. 57TH AVENUE

W. 58TH AVENUEIN

TE

RN

AL

ST

RE

ET

2

G

GG

D1

D3

D2

Parcel D




Supportive Housing** 31,840 2,958

Retail 80,545 7,483

TOTAL AREA 728,899 67,716





Units

Studio 56

1 Bed 220 56

2 Bed 271 67

3 Bed 44

TOTAL UNITS 491 223



Figure 2-38: Parcel D – 3D Rendering Looking Southwest Figure 2-39: Parcel D – 3D Rendering looking Northeast

W. 5

7TH

AVE

W. 57TH AVE

W. 5

8TH A

VE

CAMBIE STREET

CAMBIE STREET

INTERNAL STREET 2

2.5 Parcel D – Phase 2 cont’d



2.5 Parcel D – Phase 2 cont’dFigure 2-40: Parcel D – Ground Floor Plan

1

T

2

2

1

1

Inte

rnal

Str

eet

2

Cam

bie

Str

eet

W. 58th Ave.

W. 57th Ave.


Parking & Loading Entry

Proposed Transit Station

Market Housing


Retail


Property Line

Parcel Boundary

1

2

T

N 0 25 50 100

R.O.W.

Table 2-12: Parcel D – Parking & Loading

Parking

Residential* 942

Retail 276

TOTAL 1,218

* Including visitor stalls


Residential 893 6

Retail 15 6

TOTAL 906 12

Loading Class B Class C

TOTAL 5 2



2.5 Parcel D – Phase 2 cont’dFigure 2-41: Parcel D – Typical Parking Level Plan Figure 2-42: Parcel D – Typical Upper Level Floor Plan

Reserved for Proposed

Transit Station




A A

Figure 2-43: Parcel D – Section A

Internal Street 2 Cambie Street

R.O.W.

28 storeys297.27’ / 90.61m

28 storeys297.27’ / 90.61m



provided by City.




B

B

Figure 2-44: Parcel D – Section B

W. 57th Ave.W. 58th Ave.


27 storeys288.12’ / 87.82m

28 storeys297.27’ / 90.61m

28 storeys297.27’ / 90.61m



2.6 Parcel E – Phase 2Parcel E, a rectangular block, is bounded by the Residential

Complex Care facility on the north, West 59th Ave. to the

south, Internal Street 2 to the east and the north / south

Pedestrian Connector to the west. The parcel houses one

residential building that is shaped to allow for the retention

of an existing tree in the south west corner of the block.

The building’s upper fl oors are stepped on the southern and

western edges to provide a transition of lowering heights

towards the existing single family homes and the City Park.

The parkade is accessed off the Internal Street 2.

City Park

North South Pedestrian Connector (R.O.W.)

Retained Trees

Legacy Tree

Parking Ramp


Property Line

Parcel Boundary

Figure 2-45: Parcel E – Site Plan

BA

DC

EF

Table 2-13: Parcel E Summary Statistics

FA

B

C

C

D

E

W. 59TH AVENUE

INT

ER

NA

L S

TR

EE

T 2

PARCEL BCITYPARK

Parcel E



TOTAL AREA 76,279 7,087

E1


Unit Type Market Units

1 Bed 40

2 Bed 48

TOTAL UNITS 88



Figure 2-46: Parcel E – 3D Rendering Looking Northwest Figure 2-47: Parcel E – 3D Rendering looking Northeast

W. 59TH AVE

W. 5

9TH

AVE

INTE

RNAL S

TREE

T 2

2.6 Parcel E – Phase 2 cont’d




Cit

y P

ark

Inte

rnal

Str

eet

2

N/S

Ped

. Co

nnec

tor

(R.O

.W.)

W. 59th Ave.


Parking Entry

Market Housing

Property Line

Parcel Boundary

1

2

Figure 2-48: Parcel E – Ground Floor Plan

2

1

N 0 25 50 100

Figure 2-49: Parcel E – Typical Parking Level Plan

Figure 2-50: Parcel E – Typical Upper Level Floor Plan

Residential* Parking Stalls

TOTAL 145


Table 2-14: Parcel E – Parking & Loading


Residential 110 6

TOTAL 110 6

Loading

TOTAL None required




W. 59th Ave.Parcel B

A

A

Figure 2-51: Parcel E – Section A

B B

Figure 2-52: Parcel E – Section B

North-South Pedestrian Connector

(R.O.W.)

City Park

Internal Street 2

6 storeys69.49’ / 21.18m6 storeys

69.49’ / 21.18m



provide by City.



2.7 Parcel F – Phase 3Block F is a square-shaped block bounded on the north

by West 57th Ave, the Urban Farm on the south, to the

west is Internal Street 1, and Block C is to the east. The

block includes a large public open space – the High Street

Commons – that serves as separation between Block C and

D. The High Street Commons provides a direct pedestrian

connection between the public realm of West 57th Avenue

and the Urban Farm and City Park, as well as connecting

into the extensive internal public network of the site. This

open space joins with an SRW path to the south of the

block, that provides an east – west pedestrian linkage in the

middle of the site. Vehicular access to the block is provided

off of Internal Street 1 to the west.

The buildings support the public realm by framing it with

appropriately scaled massing and active frontage. West 57th

Avenue has a retail podium at street level along the length of

the block. The other three sides of the block have residential

uses facing the public realm. Buildings wrap the edges of

the block to frame a central private open space with good

solar exposure and views south to the Urban Farm and City

Park. There are two towers, located on the northeast and

southwest corners respectively. The northeast corner tower

anchors the edge of the High Street Commons; and the

southwest tower anchors the north end of the large open

space of the City Park and Urban Farm while functioning,

too, as a landmark to the view east along the Internal Street

1. The staggered position of these towers provides more

openings in the skyline for views, maximizes unit privacy and

reduces the concentration of shadows on West 57th Avenue.

Each tower has a mid-rise extension that runs in a north-

south alignment reducing shadow impacts and providing

balanced solar and view access to units. The tower and

mid-rise extension are defi ned as separate elements by a

signifi cant break in the massing on the public realm edge.Public Plaza — High Street Commons (R.O.W.)

East West Pedestrian Connector (R.O.W.)

Retained Trees


Commercial Podium

Residential Tower


Property Line

Parcel Boundary

Figure 2-53: Parcel F – Site Plan

BA

D

FG

C

E

Table 2-15: Parcel F Summary Statistics

B

A

C

C

F

F

E

D

G

G

HIGH STREET COMMONS

Parcel F



Affordable Housing* 62,520 5,808

Supportive Housing** 11,144 1,035

Retail 17,439 1,620

TOTAL AREA 456,844 42,441


** 14 Pearson Dogwood units with supportsF1

F2



Units

Studio 19

1 Bed 189 19

2 Bed 229 22

3 Bed 14

TOTAL UNITS 418 74



Figure 2-54: Parcel F – 3D Rendering Looking Northwest Figure 2-55: Parcel F – 3D Rendering looking Northeast

W. 57TH AVE

W. 57TH AVE

INTER

NA

L STREET 1

2.7 Parcel F – Phase 3 cont’d




1

2

1

Inte

rnal

Str

eet

1

Hig

h S

tree

t C

om

mo

ns (S

RW

)

East West Pedestrian Connector (R.O.W.)

Urban Farm

W. 57th Ave

Figure 2-56: Parcel F – Ground Floor Plan


Parking Entry

Market Housing


Retail


Property Line

Parcel Boundary

1

2

N 0 25 50 100


Residential 615 6

Retail 3 0

TOTAL 618 6

Parking

Residential* 736

Retail 32

TOTAL 768


Loading Class B

TOTAL 2

Table 2-16: Parcel F – Parking & Loading



2.7 Parcel F – Phase 3 cont’dFigure 2-57: Parcel F – Typical Parking Level Plan Figure 2-58: Parcel F – Typical Upper Level Floor Plan



2.7 Parcel F – Phase 3 cont’dFigure 2-59: Parcel F – Section A

A A

High Street Commons (R.O.W.)

Internal Street 1

24 storeys262.76’ / 80.06m

23 storeys241.62’ / 73.65m



provided by City.




B

BFigure 2-60: Parcel F – Section B

East WestPedestrian Connector

(R.O.W.)Urban Farm

W. 57th Ave.

24 storeys262.76’ / 80.06m



2.8 Parcel G – Phase 4

Diagonal Public Path (R.O.W.)

Pocket Park With Retained Trees

Retained Trees

Private Drive With Parking/Loading Access

Private Common Open Space

Residential Tower



Property Line

Parcel Boundary

Block G is located in the southwestern quadrant of the site,

bounded by West 59th Ave. in the south, Heather St. in the

west, Internal Street 1 in the north and the City Park in the

east. Residential buildings frame and animate these public

realm elements. The lobbies of four buildings are located

on the bounding public streets; two lobbies face the new

Internal Street 1; and one building’s lobby is accessed off

a private driveway. A SRW pathway spans the block from

the southwest corner to the northeast corner, visually and

physically connecting the block to the surrounding public

realm. Accessed off the pathway are three primary interior

open spaces that vary in size and shape as well as a direct

connection to the pathway that borders both the Urban

Farm and the City Park. Internal Street 1 provides vehicular

access to the block. One private drive is incorporated

into the hardscape of largest internal opens pace creating

opportunities for residential gatherings and block parties. At

the southeast corner, the block is held back, giving space

over to the City Park and at the same time retaining a group

of mature trees.

The buildings in this block transition in height from mid-

rise to low-rise from north to south, and their upper fl oors

stepped back at the edges of the public realm. This massing

provides a comfortable transition to and interface with the

existing single family homes on the south side of West 59th

Ave, the open spaces on the west side of Heather St. and

the City Park. A single mid-height tower is located at the

northeast corner of the site, consistent with the policy an

increasing height gradient towards the proposed transit

station at West 57th Ave. and Cambie St.. The tower’s

location, at the corner of the Urban Farm and City Park, is

an important cross roads in the overall site, and the tower

height and unique shape reinforce this location by being

a landmark. Shadowing of the public realm by the tower

is minimized because it is at the north part of the site and

therefore only casts shadow on the Urban Farm at the late

part of the afternoon. The mid-rise building to its south is

kept low to minimize park shadowing.

Figure 2-61: Parcel G – Site Plan

BA

D

FGH

C

E

Table 2-17: Parcel G Summary Statistics

B

A

D

D

G

C

C

C

C

GG

G

G

G

F

E

A

A

H

H

H

H

H

H

HH

E

E

INTERNAL STREET 1

W. 59TH AVE

HE

AT

HE

R S

TR

EE

T

CIT

Y P

AR

K

Parcel G



Supportive Housing* 3,980 370

TOTAL AREA 508,912 47,280

* 5 Pearson Dogwood units with supports

G4

G3

G2G5

G6

G7

G1


Housing Market

2 Bed 167

3 Bed 167

TOTAL UNITS 334



Figure 2-62: Parcel G – 3D Rendering Looking Northwest Figure 2-63: Parcel G – 3D Rendering looking Northeast

W. 59TH

AVE

W. 5

9TH

AV

E

HEATHER ST

HEATHER ST

2.8 Parcel G – Phase 4 cont’d




Hea

ther

Str

eet

Cit

y P

ark

W. 59th Ave.

Internal Street 1

Bike Lane

Bik

e L

an

e

Figure 2-64: Parcel G – Ground Floor Plan

1

1

11

1 1

1

2

3 3

2

N 0 25 50 100

R.O.W.

R.O.W.

R.O.W.

R.O

.W.


TOTAL RESIDENTIAL 418 6

Parking Residential*

TOTAL 699


Loading

TOTAL None required

Table 2-18: Parcel G – Parking & Loading


Parking Entry

Drive Court and Loading

Market Housing

Residential tower above

Property Line

Parcel Boundary

2

1

3

R.O.W.



2.8 Parcel G – Phase 4 cont’dFigure 2-65: Parcel G – Typical Parking Level Plan Figure 2-66: Parcel G – Typical Upper Level Floor Plan




A A

Figure 2-67: Parcel G – Section A

Heather Street

City Park

R.O.W.

16 storeys171.21’ / 52.18m

12 storeys130.37’ / 39.74m

7 storeys81.47’ / 24.83m



provided by City.




B B

Figure 2-68: Parcel G – Section B

Heather Street

City Park

6 storeys69.99’ / 21.33m 6 storeys

71.26’ / 21.72m 6 storeys71.72’ / 21.86m



2.8 Parcel G – Phase 4 cont’dC

C

Figure 2-69: Parcel G – Section C

W. 59th Ave Internal Street 1R.O.W.

12 storeys130.37’ / 39.74m

6 storeys71.26’ / 21.72m



provided by City.



2.8 Parcel G – Phase 4 cont’dFigure 2-70: Parcel G – Section D

Internal Street 1

W. 59th Ave

R.O.W.

6 storeys69.99’ / 21.33m

7 storeys81.47’ / 24.83m

D

D



2.9 Parcel H – Phase 5Block H is rectangular-shaped block located at the site’s

northwest corner. It is bounded by West 57th Ave. in the

north, the Internal Street 1 in the east and south, and

Heather St. in the west. It functions as the site’s northwest

gateway. As the intersection at West 57th Ave. and Heather

St. is comprised of open space at the other three corners,

the Pearson site corner is designed to strengthen the

gateway into the site. Accordingly, the two buildings fl anking

both West 57th Ave. and Heather St. are sculpted to frame

a pocket park at the corner and reinforce the diagonal

connection to the southeast corner. The SRW pathway

links the block to the network of pedestrian circulation

throughout the site. The bounding public realm of the block

is framed and animated by residential buildings. The interior

open space has strong visual and physical linkages with

the surrounding public realm by way of generous spaces

between the buildings. The spaces are enlivened through

urban agriculture, water features and a playful hill.

The buildings are generally mid-rise in height so that they

appropriately frame the surrounding streets and strike

a balance between minimizing view obstruction and

shadowing, while offering views to the surrounding open

space and further to such landmarks as Mt. Baker and the

North Shore mountains. A single mid-height tower is located

at the southeast corner of the block, providing a landmark

as viewed from the eastern portions of the site across the

Urban Farm. This tower has a mid-rise extension running

in a north-south orientation in order to minimize shadowing

and view obstruction. The tower and mid-rise elements

are defi ned by a signifi cant break in the massing at their

interface point.

Diagonal Public Path (R.O.W.)

Private Common Open Space

Private Drive And Parking Access

Retained Trees

Residential Tower



Property Line

Parcel Boundary

Figure 2-71: Parcel H – Site Plan

BA

D

FG

C

E

Table 2-19: Parcel H Summary Statistics

B

A

C

CFF

D

D

D

F

F

G

G

G

GG

G

G

E

W. 57TH AVE

HE

AT

HE

R S

TR

EE

T

Parcel H




Supportive Housing ** 3,980 370

TOTAL AREA 501,972 46,635



H4

H1H3

H2Residential Unit Count


Units

Studio 26

1 Bed 26

2 Bed 135 32

3 Bed 135 21

TOTAL UNITS 270 105



2.9 Parcel H – Phase 5 cont’dFigure 2-72: Parcel H – 3D Rendering Looking Northwest Figure 2-73: Parcel H – 3D Rendering looking Northeast

W. 57TH AVE

W. 57TH AVE

INTE

RNAL STR

EET 1

INTE

RNAL STR

EET 1

HEATHER STREET

HEATHER STREET



2.9 Parcel H – Phase 5 cont’d

Hea

ther

Str

eet

Inte

rnal

Str

eet

1

Internal Street 1

W. 57th Ave

Figure 2-74: Parcel H – Ground Floor Plan

1

1

1

1

2

2

N 0 25 50 100

R.O.W.Bicycle Storage Class A Class B

TOTAL RESIDENTIAL 469 6

Parking Residential*

TOTAL 630


Loading

TOTAL None required

Table 2-20: Parcel H – Parking & Loading


Parking Entry

Market Housing

Proposed Affordable Housing (Dirt Site)


Property Line

Parcel Boundary

2

1



2.9 Parcel H – Phase 5 cont’dFigure 2-75: Parcel H – Typical Parking Level Plan Figure 2-76: Parcel H – Typical Upper Level Floor Plan




AA

Figure 2-77: Parcel H – Section A

Heather Street Internal Street 1

R.O.W.

12 storeys130.71’ / 39.84m

7 storeys

8 storeys94.15’ / 28.70m



provided by City.




BB

Figure 2-78: Parcel H – Section B

Internal Street 1Heather Street

R.O.W.

8 storeys94.15’ / 28.70m 8 storeys

91.16’ / 27.78m

20 storeys208.29’ / 57.29m

Proposed Affordable Housing




C

C

Figure 2-79: Parcel H – Section C

Internal Street 1 W. 57th Ave

12 storeys130.71’ / 39.84m

8 storeys91.16’ / 27.78m

Proposed Affordable Housing



provided by City.




D

D

Figure 2-80: Parcel H – Section D

W. 57th AveInternal Street 1

20 storeys208.29’ / 63.49m

Documents

2 Development Phasing & Parcel Studies - Vancouver€¦ · Figure 2-1: Phasing Plan Pearson Dogwood Policy Statement Relevant Policies 3.2.1 Housing • Deliver as many independent