Cambie Phase 3 - Housing Types IDEAS BOOK - Fall 2015

Ground-Oriented Housing

IDEAS BOOKCAMBIE CORRIDOR Phase 3

Blank for double-sided printing

Ground-Oriented Housing IDEAS BOOK

This ideas book illustrates a number of ground-oriented housing types for exploration during the Cambie Corridor Phase 3 planning process. These are intended as a starting point for discussion and expected to evolve as the planning process moves forward (potentially adding new options).

The ideas shown are conceptual, illustrating configurations and features of a range of housing types that could potentially integrate into single-family neighbourhoods over time.

The illustrations are generally based on 50’ by 120’ single-family lots, however, it is important to acknowledge that single-family lot sizes vary widely throughout the Corridor.

The workbook includes 1 and 2 lot concepts, but several options could be expanded to include a greater number of lots (e.g., more townhomes in a single development).

The examples shown are only conceptual and have not been precisely tested for feasibility.

The photos shown in this document were taken in Vancouver.

PURPOSE OF THE IDEAS BOOK

• Learn about different types and features of ground-oriented family housing

• Explore what you like and don’t like about certain housing types and design elements

• Consider how these new forms will provide an alternative to the single-family house and a new option for families with children

• Serve as background to discuss refinement of focus areas for change in Cambie Corridor Phase 3

BACKGROUND ON CAMBIE CORRIDOR PLAN

In 2009, Vancouver kicked off a three-phase planning program to guide long-term growth in the Cambie Corridor. The first two phases produced the Cambie Corridor Plan (2011).

In May 2015, we launched Phase 3 to build on the Cambie Corridor Plan, focusing on surrounding neighbourhoods within walking distance of transit. This phase will also provide more guidance for community amenities and the design of public spaces.

FALL WORKSHOPS 2015 CAMBIE CORRIDOR PHASE 3 | GROUND-ORIENTED HOUSING IDEAS BOOK | i

DEFINITIONS (For the purposes of this Ideas Book)

Ground-Oriented Housing types that have direct access to the street or ground level (e.g., their own front door). Housing

Site An area of land consisting of one or more adjoining parcels or lots abutting on a street. A site may have one or more units.

Unit Individual dwelling space.

Lock-off A small rental unit contained within the main dwelling unit of a multiple-family development Rental Unit (e.g., suite within townhouse). Similar to a secondary suite in a single-family house, but smaller (typically 280-400ft2).

SYMBOLS

Tree Parking space Potential parking space


FALL WORKSHOPS 2015 CAMBIE CORRIDOR PHASE 3 | GROUND-ORIENTED HOUSING IDEAS BOOK | 1

1.0 EXPLORING NEW OPTIONS

I. Single-family house with a small house at lane

B. Rowhouse with 4+ units

H. Duplex with secondary suitesC. Courtyard rowhouse

G. Duplex with small house at lane

D. Stacked townhouse

A. What’s possible in many Corridor areas now: Single-family house with suite and laneway rental house

E. Triplex with small house at lane

F. Three unit rowhouse with lock-off rental suites

2 | CAMBIE CORRIDOR PHASE 3 | GROUND-ORIENTED HOUSING IDEAS BOOK FALL WORKSHOPS 2015

Typical single-family house in a Phase 3 focus area

Lot sizes in Phase 3 areas vary, but tend to be large. The sample represents a 50’ x 120’ lot.

~50’+

LANE

STREET

~120’+

Single-family dwelling with a rental suite and laneway rental unit

• A large proportion of Phase 3 areas are zoned RS-1

• Allows a single-family house with rental suite and a laneway house

• Laneway house can be rented but not stratified/sold separately

• Total potential units: 3

• Typical unit size: 3,000 ft2 house; 600 ft2 rental suite; 900 ft2 laneway house

• Typical Height:

» Main building up to 2 storeys, plus basement (31-35’) » Laneway house maximum of 1 1/2 storeys (25’)

• Parking spaces off the lane

A. EXISTING NEIGHBOURHOODS - WHAT’S POSSIBLE IN MOST AREAS NOW?


Laneway RentalUnit

Rental Suite

Main House

Phase 3 single-family house (RS-1) Phase 3 area laneway house (RS-1)

Main housewith rental suite

Lanewayhouse

(rental)

~120

’

~50’

Not to scale

Street

Lane


Traditional rowhouses are multi-level, single-household strata units (plus optional rental suite) with private front and back entries

• Shared interior walls

• A lock-off rental unit could be provided for a portion of the units in the project

• Each unit has private outdoor space

• Could be constructed as fee-simple (not stratified, and individually owned)

• Total potential units: 4 or more, depending on lot size & lock-off units

• Typical unit size: 2,100 ft2

• Typical height: up to 21/2 storeys, plus basement (~35’)


• Backyard space is dependent on lot depth

B. TRADITIONAL ROWHOUSE WITH 4+ UNITS

Existing Single-Family New Development (typically 2+ lots) Existing Single-Family

Parking

Parking


~120

’

Not to scale

Unit Unit Unit Unit Unit

~100’

Lock-off Rental Unit


Street

Lane

Street facing rowhouse entrances

Street facing rowhouse entrances Entrance area landscaping


Courtyard rowhouses are multi-level, single-household strata units (optional lock-off rental unit) with private entries from outside and shared interior walls

• A lock-off rental unit could be provided for a portion of main units


• Total potential units: 4 or more, depending on lot size

• Typical unit size: 1,300 ft2 rowhouse; 300 ft2 lock-off rental unit

• Typical height: up to 21/2 storeys (31-35’)

• Parking spaces are underground

C. COURTYARD ROWHOUSE

Courtyard rowhouses facing the street

Existing Single-Family Existing Single-FamilyNew Development (typically 2+ lots)


~120

’

Not to scale



Underground Parking





Street

Courtyard rowhouse entrances from street

Internal courtyard and shared space Photo credit: Listroar

~100’

Lane


Stacked townhouses are organized with units that can be a combination of side-by-side and top-and-bottom (‘stacked’). They share interior walls and ceilings and each unit has direct access outside.

• Second and third floor units typically have private outdoor decks oriented to the street, courtyard or lane. Ground floor units typi-cally have ground-level outdoor space.

• A lock-off rental unit could be provided for a portion of units

• Typical unit size: 800-1,200 ft2

• Typical height: up to 2 storeys with a partial 3rd storey, plus basement (~35-37’)

• Parking spaces can be located off the lane or underground

D. STACKED TOWNHOUSE

Existing Single-Family Existing Single-Family

Parking

Parking

New Development (typically 2+ lots)


Stacked townhome showing multiple street-oriented entrances Example of stacked townhouse Image Source: Google Streetview

2 Storey townhouse

2 Storey townhouse

2 Storey townhouse

2 Storey townhouse

2 Storey townhouse

2 Storey townhouse

flat

Garden levelflat

Garden level flat

flat

Stacked townhomes can be designed in a variety of configurations


Two buildings per lot with 3 strata units sharing interior walls and a separate strata unit in a small house at the lane


• 1 lock-off rental unit typical per site

• Total potential units: 5 (including lock-off rental unit)

• Typical unit size: 1,800 ft2 triplex unit; 1,200 ft2 small house; 300 ft2 lock-off rental unit

• Typical Height:

» Triplex up to 21/2 storeys, plus basement (~35’) » Small house on lane to maximum of 1 1/2 storeys (~25’-30’)


E. TRIPLEX WITH SMALL HOUSE AT LANE

Existing Single-Family Homes New Development


Small house at lane Small house at lane

Triplex on a corner lot (this example shows a retained character house converted to a triplex)

~120

’

~50’

Not to scale

Street

Lane

Small house at lane (Strata)

Unit

Unit Unit

Str

eet

Lock-off rental unit


One building per lot with 3 strata titled units that share interior walls

• Main units could have a lock-off rental unit, depending on project design and floor layout

• Total potential units: 3-6 (including lock-off rental units)

• Typical unit size: 1,700 ft2

• Typical height: up to 21/2 storeys, plus basement (~35’)


• Units may have backyards depending on lot depth/width

F. THREE UNIT ROWHOUSE

Existing Single-Family Homes Existing Single-FamilyNew Development

Parking


Examples of what a three unit rowhouse could look like.

~120

’

~50’

Not to scale

Unit Unit Unit

Lock-off rental unit

Street

Lane


Two buildings per lot with two strata titled units that share a wall, and a third strata titled unit at the lane

• The duplex dwellings could have a rental suite


• Typical unit size: 1,750 ft2 duplex units; 500 ft2 rental suites; 1,200 ft2 small house (strata)

• Typical Height: » Duplex up to 21/2 storeys, plus basement (31-35’) » Small house on lane to maximum of 1 1/2 storeys (25’)


G. DUPLEX WITH SMALL HOUSE AT LANE

Small House

(Strata)

Rental Suite

Duplex

Dwelling

Existing Single-Family Homes New Development

Duplex

Dwelling


~120

’

Not to scale

Duplex unit with rental

suite


suite

Street

Lane

Small house at lane (strata)

~50’

Corner lot duplex with small house at the lane

Entrance to small house from side street Another example of small house behind main building

Private outdoor space between duplex and small house

Str

eet


Duplex

Dwelling

Rental Suite

Duplex

Dwelling

Parking

One building per lot with two strata titled units that share a wall

• Dwelling units could be side-by-side or front-to-back

• Each duplex can have a rental suite


• Typical unit size: 1,750 ft2 duplex units; 500 ft2 rental suites

• Typical height: up to 21/2 storeys, plus basement (31-35’)


• Building depth is similar to a single-family dwelling

H. DUPLEX WITH RENTAL SUITES

Front-to-back duplex example

Existing Single-Family Homes Existing Single-Family HomesNew Development


Side-by-side duplex example Side-by-side duplex example

Side-by-side duplex example View of duplex from street

~120

’

~50’

Not to scale


suite


suite

Street

Lane


Two buildings on lot: single family house with small house at lane

• Scenario could be explored with a new or existing house

• Small house on lane can be stratified (independent ownership)

• Typically on corner sites; or deep lots (>170’); or with pre-1940s retention


• Typical unit size: 3,000 ft2 house; 600 ft2 rental suite; 1,200 ft2 small house

• Typical Height: » Main building up to 2 storeys, plus basement (31-35’) » Small house on lane to maximum of 1 1/2 storeys (25’)


I. SINGLE-FAMILY HOUSE WITH SMALL HOUSE AT THE LANE

Existing Single-Family Homes New development at lane behind House

Small House

(Strata)

Rental Suite

Main House


Small house behind main building

Single-family house with small house at lane

Small house on lane behind main house

Main house with rental suite

Small house at lane (Strata)

~120

’

~50’

Not to scale

Street

Lane

Str

eet



Triplex withsmall house

Courtyardrowhouse

Duplex withsmall house at lane

Traditionalrowhouse

Single-family house with laneway house

2.0 PUTTING IT TOGETHER - HOW MIGHT VARIOUS OPTIONS FIT TOGETHER OVER TIME?

DuplexSingle-family house small house at lane


Lane

Lane

Street

Main House+ Suite

DuplexUnit 1

DuplexUnit 2

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Main House+ Suite

Rental Unit

Small house at lane(Strata)




Laneway house (rental)

Unit

Unit Unit

Unit

Main House+ Suite

Rental Unit

ParkingParking

DuplexUnit 1

DuplexUnit 2

Main House+ Suite

Small house at lane(Strata)

Parking


Cambie CorridorPhase 3 vancouver.ca/cambiecorridor

Printed October 2015 v2

Documents

Cambie Phase 3 - Housing Types IDEAS BOOK - Fall 2015