PROJECT TEAM - rezoning.vancouver.ca€¦ · PROJECT TEAM. DEVELOPER. Coromandel Properties. is a proud Chinese developer based in Vancouver. We build high-quality homes and contribute

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

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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

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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



-

-

18058

NO. DATE REMARKS


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

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JOB NUMBER



-

-

18058

NO. DATE REMARKS


REVISIONS

NOTES

PLOT INFO.

NO

DATE

DRAWN BY

CHECKED BY

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JOB NUMBER

P2 PLAN

TCL

-

1/16"=1'-0"

A2.02

UP

DESCRIPTION

DATE

DRAWN BY

CHECKED BY

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JOB NUMBER



-

-

18058

NO. DATE REMARKS


REVISIONS

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PLOT INFO.

NO

DATE

DRAWN BY

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JOB NUMBER

P1 PLAN

TCL

-

1/16"=1'-0"

A2.03

DESCRIPTION

DATE

DRAWN BY

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JOB NUMBER



-

-

18058

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NO

DATE

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JOB NUMBER

SITE PLAN

TCL

-

1/16"=1'-0"

A1.02

SITE PLAN

DESCRIPTION

DATE

DRAWN BY

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JOB NUMBER



-

-

18058

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REVISIONS

NOTES

PLOT INFO.

NO

1 2019-06-20 Issued for Rezoning

DATE

DRAWN BY

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SCALE

JOB NUMBER

LEVEL 1 PLAN

TCL

-

1/16"=1'-0"

A3.01

GROUND FLOOR PLAN

DESCRIPTION

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JOB NUMBER



-

-

18058

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NO


DATE

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JOB NUMBER

LEVEL 5 PLAN

TCL

-

1/16"=1'-0"

A3.04

DESCRIPTION

DATE

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JOB NUMBER



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-

18058

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PLOT INFO.

NO


DATE

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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



-

-

18058

NO. DATE REMARKS


REVISIONS

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PLOT INFO.

NO


DATE

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JOB NUMBER

LEVEL 7-10 PLAN

TCL

-

1/16"=1'-0"

A3.06

DESCRIPTION

DATE

DRAWN BY

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JOB NUMBER



-

-

18058

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REVISIONS

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PLOT INFO.

NO


DATE

DRAWN BY

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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


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


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



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


GROUND LEVEL RESIDENTIALTHRESHOLD

PRIVATE PATIOS PATIOS WITH ACCESS TOEARLES ST. SIDEWALK


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


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

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CHECKED BY

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JOB NUMBER



-

-

18058

NO. DATE REMARKS


REVISIONS

NOTES

PLOT INFO.

NO

DATE

DRAWN BY

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SCALE

JOB NUMBER

CONTEXT/ZONING PLAN

TCL

-

1/64"=1'-0"

A1.01

SECTIONS

DATE

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JOB NUMBER

A-A SECTION

TCL

-

1/16"=1'-0"

A5.01

DESCRIPTION

DATE

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B-B SECTION

TCL

-

1/16"=1'-0"

A5.02

DESCRIPTION

DATE

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-

18058

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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

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JOB NUMBER



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-

18058

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REVISIONS

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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


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

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JOB NUMBER



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-

18058

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REVISIONS

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PLOT INFO.

NO

DATE

DRAWN BY

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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

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SCALE

JOB NUMBER

EARLES ST. ELEVATION

TCL

-

1/16"=1'-0"

A4.02

DESCRIPTION

DATE

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NO


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


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

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JOB NUMBER



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18058

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PLOT INFO.

NO

DATE

DRAWN BY

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SCALE

JOB NUMBER

CONTEXT/ZONING PLAN

TCL

-

1/64"=1'-0"

A1.01

DATE

DRAWN BY

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SCALE

JOB NUMBER

DUKE ST. ELEVATION

TCL

-

1/16"=1'-0"

A4.03

DESCRIPTION

DATE

DRAWN BY

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18058

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NO


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


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

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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

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RCOLLINGWOOD

LIBRARY

NORQUAYELEMENTARY

CUNNINGHAMELEMENTARY

GLADSTONESECONDARY

WINDERMERSECONDARY

RENFREW RAVINE PARK

EARLES PARK

SLOCANPARK

NORQUAY PARK

GENERAL BROCK PARK

SITE


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

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COLLINGWOODLIBRARY

NORQUAYELEMENTARY


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 Infill


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COLLINGWOODLIBRARY

NORQUAYELEMENTARY


GLADSTONESECONDARY

WINDERMERESECONDARY

RENFREW RAVINE PARK

EARLES PARK

SLOCANPARK

NORQUAY PARK

GENERAL BROCK PARK






Kingsway Mid-rise


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COLLINGWOODLIBRARY

NORQUAYELEMENTARY


GLADSTONESECONDARY

WINDERMERESECONDARY

RENFREW RAVINE PARK

EARLES PARK

SLOCANPARK

NORQUAY PARK

GENERAL BROCK PARK



KINGSWAY MID-RISE STACKED TOWNHOUSE DUPLEX AND INFILLFOUR-STOREY LOW-RISE TRADITIONAL ROWHOUSE RETAIN EXISTING ZONING




Kingsway Mid-rise


Stacked Townhouse


Duplex and Infill


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E 25TH AVE

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MANNERING AVE

KIL

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WA

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HG

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COLLINGWOODLIBRARY

NORQUAYELEMENTARY


GLADSTONESECONDARY

WINDERMERESECONDARY

RENFREW RAVINE PARK

EARLES PARK

SLOCANPARK

NORQUAY PARK

GENERAL BROCK PARK



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.


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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


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


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




Building Typology


Policies














Building Typology


Policies











“Mid-Block” Sites: Maximum Building Height: 12 Storey

Large Sites for Public Plazas: Maximum Building Height: 14 Storey

Documents

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