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R E Z O N I N G R AT I O N AL E - P O L I C Y C O N T E X T 1 . 3

West End Specific Policies

West End Plan (2013)

The West End Plan identifies the future needs of the neighbourhood and presents a flexible policy framework that

guides growth and development to ensure that it is beneficial to both current and future residents.

The Plan Principles provide overall direction for the neighbourhood. The proposed redevelopment of 1640-1650

Alberni Street supports Plan Principle 2:

Support a range of affordable housing options to meet the diverse needs of the community.

West End specific policies provide direction for developments occuring in the West End neighbourhood. The

proposal responds to the West End Plan and the Rezoning Policy for the West End as described in the following

section.

Georgia Corridor1640-1650 Alberni Street is located within Area A of the Georgia Corridor (shown as a red star on the map below).

The Corridor, with its proximity to transit and local services and amenities, has been identified by the City as a

prime location for new housing.

Within Area A of the Georgia Corridor:

• Building heights can be considered up to a maximum of 117.3 metres (385 feet);

• Maximum densities are recognized on a site by site basis and dependent on the proposed urban design;

• Residential floor plates above the podium level(s) are restricted to 511 square metres (5,500 square feet); and

• Rezoning applications to increase density can be considered. Where a residential component is included,

density increases will be considered in support of the Public Benefits Strategy.

Georgia Corridor

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Additional West End Plan Policies Addressed by the Proposal

Housing The redevelopment of 1640-1650 Alberni Street will help to address the housing affordability challenges faced by

the City through the provision of a 42-storey, purpose-built, market-rental building offering 276 units and a mix of

unit types. The proposed project will be family-oriented, providing 104 units of family housing (89 2-bedroom and

15 3-bedroom units, representing almost 40% of all units) designed in accordance with the High Density Housing

for Families with Children Guidelines.

Transportation Located in one of Vancouver’s most dense communities, the site is well serviced by transit and bike lanes and

within walking distance to several nearby amenities (e.g. Stanley Park and Denman Village). The proposal also

includes 351 bike parking stalls and electric vehicle charging rough-ins for 100% of the 148 stalls (30% full EV

stalls).

Energy and Climate ChangeThe City of Vancouver has a goal of becoming the greenest city in the world by 2020. The redevelopment of 1640-

1650 Alberni Street supports this goal by implementing strategies related to land use, neighbourhood energy, and

green building design. The proposed project will site a high-density, residential building within walking distance to

existing transit, shops, and amenities. The proposed project will include a hydronic heating system that will allow

it to be connected to a Neighbourhood Energy System when it becomes available. The proposed building will also

be designed to achieve LEED Gold certification.

Public Benefits StrategyThe West End Plan allows developments to achieve additional density if the proposed project supports the Public

Benefits Strategy. The Strategy provides strategic direction for future capital investments in the community

including community facilities, transportation, and affordable housing. One of the long-term housing strategies is

securing market rental housing along Corridors in exchange for additional density. The redevelopment of 1640-

1650 Alberni Street will contribute to almost 300 units of purpose-built, market rental units to the vibrant and

diverse West End neighbourhood.

Aerial Context

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Rezoning Policy for the West End (2013)

The Rezoning Policy for the West End provides guidance for the long-term intensification of the neighbourhod in

terms of addressing the demand for residential, employment, and public spaces.

1640-1650 Alberni Street is located within Area C of the policy area (shown as a red star on the map to the right),

which permits an increase in density for market residential developments given the following:

• Site has a minimum frontage of 39.6 metres (130 feet);

The site has a frontage of 40.2 metres (132 feet)

• Contributes to community benefits as defined by the West End Plan’s Public Benefits Strategy;

The proposed project will provide over 276 units of purpose-built, market rental units ranging from one

to three bedrooms.

• Tower floor plate does not exceed 511 square metres (5,500 square feet); and

The proposed tower floor plate does not exceed the 511 sm (5,500 sq.ft) maximum permitted under

Area C.

• Portion of new residential building exceeding 18.3 metres (60 feet) in height is spaced at least 24.3 metres (80

feet) from any other residential building exceeding that height.

The tower portion of the proposed building will be sited a minimum of 18.8 metres (61.6 feet) from the existing

14-storey tower to the west. The existing tower does not have any windows on its eastern facade (facing the

subject site); therefore, the privacy of the existing tower will not be impacted by the proposal. Based on the

shadow analysis, the shadow of the proposed tower will be very similar to the shadow of the existing structure

on site.

The proposed project will also be designed with a hydronic heating system, which will allow it to be tied into a

Neighbourhood Energy System when one becomes available. The proposed building will also be designed to

achieve LEED Gold certification.

West End Specific Policies

West End Zones

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City-Wide Policies

The proposed redevelopment of 1640-1650 Alberni Street supports the City’s Strategic Directions of increasing the

supply of affordable housing and encouraging a mix of housing across all neighbourhoods.

The Continuum of Housing consists of the range of housing options available to households of all income levels,

extending from emergency shelter and housing for the homeless through to affordable rental housing and

homeownership.

The proposed redevelopment of 1640-1650 Alberni Street falls within the Rental Housing portion of the continuum,

providing purpose-built market rental in the West End neighbourhood.

Transportation 2040 Plan (2012)

The objective of the Transportation 2040 Plan is to guide the City in achieving an inclusive, healthy, prosperous,

and livable future through the provision of a smart and efficient transportation system.

The Plan’s land use directions guide future land use plans and decisions to support shorter trips and sustainable

transportation choices. The proposed project also supports sustainable transportation choices through the

provision of stalls with electric car charging receptacles.

The proposed redevelopment of 1640-1650 Alberni Street supports the following Land Use Policies in the Plan:

• Prioritize and encourage a dense and diverse mix of services, amenities, jobs, and housing types in areas

well-served by frequent, high-capacity transit.

The proposal will locate dense, family-oriented, market rental housing in close proximity to existing

commercial services (Robson and Denman Streets), public amenities (parks and community centres),

and transit corridors (West Georgia, West Pender, Robson, Denman).

• Locate major trip generators near rapid transit stations or along transit corridors

The proposal will locate a high-density residential use in close proximity to existing transit corridors.

The proposed development will bring approximately 450 residents* to the West End.

• Design buildings to contribute to a public realm that feels interesting and safe

The building design will positively contribute to the public realm and follow the principles of CPTED to

ensure a safe and inviting environment. The design specifics will evolve as the application progresses.

*Based on the Statistic Canada’s 2011 Census, the average household size in the West End is 1.5 individuals/household. 276 units X 1.5 individuals/household = 414 individuals. Taking in to account the family-oriented nature of the development, the approximate number of individuals that the proposed development would bring into the West End is estimated to be around 450.

City-wide policies provide general direction and apply to developments that occur throughout the city. The

proposal responds to the Housing and Homelessness Strategy and Transportation 2040 Plan as described in the

following section.

Housing and Homelessness Strategy (2012)

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Rezoning Policies

Green Buildings Policy for Rezoning - Process and Requirements (2015)

All rezoning applications made after June 25, 2014 are now required to participate in the LEED for New

Construction program and achieve the minimum building requirements for LEED Gold (minimum 63 points), with 1

water efficiency point, and 1 storm water point and a 22% reduction in energy cost as compared to ASHRAE 90.1

2010.

A Sustainable Design Strategy will outline the LEED credits that will be persued for the proposed project and

identify the features and technologies that will be incorporated into the proposed built form to help achieve those

credits. The Strategy, LEED checklist, and letter from an LEED Accredited Professional will be included as part of

the 1640-1650 Alberni Street’s Rezoning application package.

The City’s general polices and guidelines include policies that apply specifically to rezonings in the city. The

proposal responds to the Green Buildings Policy for Rezoning as described in the following section.

High Density Housing for Families and Children Guidelines (1992)

The Guidelines are applicable to market and non market, conditionally approved residential developments that are designed specifically to accommodate families with children. The intent of the Guidelines is to address key issues

of site selection, project and unit design and to ensure that they meet the needs of families with children.

Site Selection

1640-1650 Alberni Street is located within the dense, walkable West End neighbourhood. The site is within a 5

minute walk (400 metres) from the West End Community Centre, King George Secondary School, two grocery

stores, transit stops, parks, and the Coal Harbor seawall. Lord Roberts Elementary School and the Coal Harbour

Community Centre are located within a 10 minute walk (800 metres) from the site. Land uses adjacent to the site

include high-density residential and commercial and are compatible with the proposed residential use.

Number of Family Units

The proposed development will have 276 units - almost 40% of these units will have 2 to 3 bedrooms.

Indoor and Outdoor Amenity Space

The building’s child-friendly amenity spaces will be located on the fifth floor, with access to a games room,

common room with kitchen, and exterior gathering and playground area. Additional amenity spaces include a

gym and exterior courtyard at ground level, as well as a common room with kitchen and exterior patio at Level

42 (Sky Lounge).

Unit Design

The units will be designed to meet the needs of families with children with attention paid to size, interior layout,

privacy and storage space. The design specifics will evolve as the application progresses.

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Design Guidelines and PrinciplesThe following design guidelines and principles apply to the redevelopment of 1640-1650 Alberni Street in the City’s prominent West End neighborhood:• West End Plan (2013) - Built Form Principles and Georgia Corridor policies; and• West End RM-5, RM-5A, RM-5B, RM-5C and RM-5D Guidelines (2014)

The proposed built form will respond to the following design considerations consistent among the Guidelines listed above:

Neighbourhood and Streetscape Character

Ensure proposed built form is compatible with the

density and height constraints of the zone.

The architectural expression of the building responds

to both the surrounding urban context and to the

site itself. The proposed density is compatiable with

surrounding residential uses and objectives of the West

End Plan. The maximum height of the building respects

the existing view cones.

Orientation

Ensure siting and massing of proposed building enables

livability, neighbourliness and compatibility with

surrounding built forms.

The primary view orientations for the units are to the

north and southwest. These orientations minimize

the privacy and overlook issues with neighbouring

buildings. The suite layouts are oriented to maximize

view opportunities.

Views

Adhere to the prevailing view corridor and allow for

spatial separation between higher buildings. Maintain

views to the North Shore mountains, English Bay, and

Stanley Park.

The maximum height of the tower at 117.3 metres (385

feet) is within the maximum prescribed in the West

End Community Plan for the Georgia Corridor. It is also

below the most restrictive view cone in the city (121.5

metres (399 feet)).

Light and Ventilation

Provide sufficient access to daylight for all residential

units and minimize shading at street level.

The podium of the building is held to 4-storeys to

maximize daylight to the sidewalk and Alberni Street.

Balcony projections provide solar control for south and

west facing facades.

Safety and Security

Provide a secure environment through the

implementation of Crime Prevention Through

Environmental Design (CPTED) principles.

The building design will follow the principles of CPTED

to ensure a safe and inviting environment. Ground

oriented residential units with at-grade patio space will

provide surveillence along Alberni Street. Other design

specifics will evolve as the application progresses.

Access and Circulation

Provide a centralized point of access and allow for

efficient circulation of the site.

The underground parking will be accessible via a back

lane. Main pedestrian access will be via Alberni Street.

Privacy

Ensure adequate privacy for new residential units and

prevent negative impact on the privacy of surrounding

buildings. Shape built form to optimize performance.

The siting of the tower is a direct response to the

existing neighbouring tower forms. Ample separation is

provided between the proposed tower and surrounding

towers to maximize privacy and minimize shadowing.

The tower is also shaped to present a narrow facade,

giving it a tall slender silhouette against the skyline.

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Community Amenities and Transit Access1640-1650 Alberni Street is located in a dense, walkable neighbourhood

and easily accessible by transit and bike. The site is also in close proximity

to a number of existing community amenities, making this an appropriate

location for a family-oriented, high-rise development.

Bus routes within a 5 minute walk of the site:

• West Georgia - #19, 240, 241, 246, 247, 250, 253, 254, 257, N24

• West Pender - #19

• Robson - #5, N6

• Denman - #5

There are also numerous bike routes that criss-cross downtown, including

bikeways along Alberni Street (directly in front of the site) and along Cardero

Street.

The sites are also close to:

• Key commercial corridors with shops and restaurants - Robson Street,

Denman Street

• Outdoor amenities - Stanley Park, Devonian Harbour Park, Coal Harbour

Park, and the Coal Harbour seawall

• Community centres - West End Community Centre (5 minute walk), and

Coal Harbour Community Centre (10 minute walk)

• Schools - King George Secondary (5 minute walk), and Lord Roberts

Elementary (10 minute walk)

• Grocery stores/pharmacies - Safeway and Whole Foods (5 minute walk),

No Frills (10 minute walk), Pharmasave (5 minute walk), Shoppers Drug

Mart (10 minute walk)

5 minute walk

W Georgia St

W Pender StDenman St

West End

Community Centre

Lord Roberts

ElementarySchool

King George

Secondary School

Coal Harbour Community Centre

+ Coal Harbour ParkRobson St

Bus #19, 240, 241, 246, 247, 250, 253, 254, 257, N24

Bus #5, N6

Bus #19

Bus #5

To Stanley ParkN

LegendBus route

Bike route

5 min walk

Community CentreSchool

1640-1650 Alberni St

WholeFoods

Safeway

Shoppers

Drug Mart/

No Frills

Pharmasave

Grocery Store/Pharmacy