a.10 3.01 rezoning rationale · section 03 / rezoning rationale 3.03 marpole plan - affordable...

SECTION 03 / REZONING RATIONALE

3.01 REZONING RATIONALE

8460 ASH STREET AND 8495 CAMBIE STREET, VANCOUVER, BRITISH COLUMBIA, CANADAINTRACORP FOR ASHLEY MAR CO-OP JULY 05, 2019

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SITE

MARPOLE COMMUNITY PLAN: Figure 18.1 Developer Initiated Rezoning Areas (page 170)

The primary aim of the rezoning proposal is to provide a new co-op building that will replace the 54 co-op units and maximize the number of additional affordable units on the site.

In order to support the capitol cost of the proposed new co-op, two new purpose-built rental towers have been proposed. With increases height limits, this proposal can support the Marpole Plan’s rezoning priority of “encouraging the development of more social housing” while adding nearly one-quarter of Housing Vancouver’s annual target of 2000 rental units.

EXISTING ZONING The site is zoned as RT-2, the intent of which is primarily to maintain the single-family residential character of the District, but also to conditionally permit in some instances the conversion of large homes to contain additional accommodation, and some two-family and multiple-family dwellings.

The existing zoning that governs the site is augmented by the area specific Marpole Community Plan, building on the original Marpole Plan from 1979 and approved by Council in April 2014.

MARPOLE COMMUNITY PLANThe Plan seeks to provide a framework to guide positive change and growth within the Marpole area and provide clarity on the appropriate character, scale and land uses in Marpole.

Section 18 (page 171 MCP) in the Marpole Plan indicates that

New development will be managed and regulated primarily in two ways:• Developer-initiated rezoning• City-initiated rezoning

Figure 18.1 (page 172 MCP) highlights areas where developer initiated rezoning will be considered. The site of this proposal is within the highlighted area.


3.02 REZONING PRIORITIES A.10

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INTRACORP FOR ASHLEY MAR CO-OP JULY 05, 20198460 ASH STREET AND 8495 CAMBIE STREET, VANCOUVER, BRITISH COLUMBIA, CANADAA S H L E Y M A R R E D E V E L O P M E N T

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MARPOLE COMMUNITY PLAN: Figure 8.5 Housing Policies (age 85)


3.03 MARPOLE PLAN - AFFORDABLE HOUSING


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Offer a variety of housing choices and community facilities to attract and retain a vibrant workforce, including young families

Locate new housing close to services, amenities and transit

Increase affordable home ownership options by encouraging additional ground-oriented housing (e.g. townhouses) and new apartments to meet the needs of the diverse population

• Introduce new townhouse/ rowhouse and 4 storey apartment zones in designated areas

• Allow rezoning for new apartments above 4 storeys in designated areas

Require that new multi-family developments have 2 and 3 bedroom units for families (25% in market developments, 50% in social housing developments - except for seniors and supportive housing).

Consider Mobility and sensory limitations for individuals as well as “aging in place” by applying the safety and accessibility provisions that are reflected in the Vancouver Building By-law.

Policies

8.1.1

8.1.2

8.1.3

8.1.4

8.1.5

MARPOLE COMMUNITY PLAN: Figure 8.3 Affordable Housing (page 81)

3.04 MARPOLE COMMUNITY PLAN PRINCIPLES


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There are 7 overall guiding principles for the Marpole area within the community plan. (Principles are in Pages 4 -7 , Marpole Community Plan)

PRINCIPLE 1:

ACHIEVE A GREEN, ENVIRONMENTALLY SUSTAINABLE URBAN PATTERN

The Proposal:

• Includes high density towers located near transit and shopping district.

• Transitions to a 6-storey podium with a setback after 4 storeys that reflects the character of the existing neighbourhood

• The proposal will maximize opportunities to reduce greenhouse gases emissions as outlined in the subsequent section on the Zero Emissions Plan for New Buildings.

• Enhances air and water quality through landscape design and on site water management

PRINCIPLE 2:

SUPPORT A RANGE OF AFFORDABLE HOUSING OPTIONS TO MEET THE DIVERSE NEEDS OF THE COMMUNITY

The Proposal:

• Integrates a mixture of affordable and market homes

• Provides a mixture of townhouse and apartment units

• Provides a range of unit sizes from studio to 5 bedrooms

• More than doubles the number of affordable units on site.

PRINCIPLE 3:

FOSTER A ROBUST, RESILIENT ECONOMY

The Proposal:

• Includes ground level retail along Cambie Street

• Provides housing density around transit and retail nodes

PRINCIPLE 4:

ENHANCE CULTURE, HERITAGE AND CREATIVITY WITHIN THE CITY

The Proposal:

• Provides ample amenity spaces in each tower

• Links the towers with public outdoor spaces

• Integrates midblock connections for pedestrian access through site

PRINCIPLE 5:

PROVIDE AND SUPPORT A RANGE OF SUSTAINABLE TRANSPORTATION OPTIONS

The Proposal:

• Provides townhouses at grade to improve the public realm and encourage walkability

• Enhances the streetscapes along future bike routes

• Prioritizes lanes and midblock connections that connect to transit routes.

PRINCIPLE 6:

PROTECT AND ENHANCE PUBLIC OPEN SPACES, PARKS AND GREEN LINKAGES

The Proposal:

• Provides amenity and green space to residents

• Engages with the wider public realm to an provide engaging and accessible streetscape

PRINCIPLE 7:

FOSTER RESILIENT, SUSTAINABLE, SAFE AND HEALTHY COMMUNITIES

The Proposal:

• Enhance the Ashley Mar Co-op sense of place in the community

• Provides amenity and green spaces for residents that are accessible and cater to both young and old


3.05 HOUSING VANCOUVER STRATEGYHOUSING TARGETS


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The current housing crisis in the City of Vancouver presents a significant challenges for residents. The City has developed the Housing Vancouver Strategy that includes a 10 year plan with goals of ending homelessness and increasing affordable housing choices. The plan sets out targets for housing that aims to provide a robust range of housing types and affordability thresholds.

The Housing Vancouver strategy is based on 3 core principles:

1. Create the ‘Right Supply; and address speculative demand;

2. Protect existing affordable housing for the future; and

3. Ensure support for vulnerable residents.

Data from the 2019 Annual Progress Report indicates the City is meeting its annual targets for social & supportive housing, laneway housing, and condos, but still needs to make improvements on meetings its targets for purpose-built rental units.

This proposal includes 125 non-market units and 457 purpose-built rental units, across the street from a major transit hub.

This housing mix will contribute significantly towards the targets set out by the city, providing nearly one-quarter of the annual targets for purpose-built rental while further supporting the steady increase in our housing stock for the city’s most vulnerable.

SOCIAL & SUPPORTIVE

PURPOSE-BUILT RENTAL

CONDO

HV 10-YEAR TARGET

3640 (30%) 1853 (9%) 8,338 (28%)

12,000 UNITS 10-YR TARGET

20,000 UNITS10-YR TARGET

30,000 UNITS10-YR TARGET

HV 2018 ANNUAL TARGET

1938 (162%) 1031 (52%) 4511 (150%)

1,200 UNITS ANNUAL TARGET



ASHLEY MAR REDEVELOPMENT

CONTIBUTION TO HV 2019 ANNUAL TARGETS

125 (10%) 457 (23%)

1,200 UNIT ANNUAL TARGET



3.06 ADDITIONAL POLICIES


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GREEN BUILDINGS POLICY FOR REZONING (2010)In order to decrease the energy demands and carbon footprint of Vancouver’s building stock the city has implemented and updated a policy that requires all Rezoning Applications to meet either:

a. Near Zero Emissions Buildings (Passive House or Living Building Challenge) OR

b. Low Emissions Green Buildings (LEED Gold) AND meet or exceed performance standards that aim to reduce emissions, improve indoor air quality and decrease water and energy consumption.

→ The proposed development will meet Path B.

FAMILY ROOM: HOUSING MIX POLICY FOR REZONING PROJECTS (2016)The City of Vancouver aims to increase housing stock diversity and sustainable long-term housing mix by encouraging the development of Family units of 2 bedrooms for 25% of the total units and 3 bedrooms for 10% of the total units. The Marpole Plan increases the family targets for Co-op Housing. Asking for 50% of the total units to be 2 bedrooms or larger.

→ The proposed Co-op seeks to be a family friendly community. Family units make up 52% of the total Co-op Program. Both Market towers programs exceed the 25% 2 bedroom goal and meet the 10% 3 bedroom target.

VANCOUVER BIRD STRATEGY (2015)The City of Vancouver Bird Strategy does not require action, but it is a guideline with recommendation for building and landscape design. Bird friendly landscape design that incorporates native species of varying sizes and layers, minimizing human disturbance and reduce light pollution and increase visibility of glass.

→ Architecture and Landscape design to consider policy objectives

URBAN AGRICULTURE GUIDELINES (2009)Urban agriculture is required under the City’s Rezoning Policy for Sustainable Large Developments. The threshold for sites under the City’s Rezoning Policy for Sustainable Large Developments is 1.98 acres.

→ Although the site is smaller than the threshold, identified the spirit of the policy will be embraced through approach to landscape with provisions for urban agriculture at the roofs of the towers.

TRANSPORTATION 2040 (2012)Transportation 2040 is aligned with the Greenest City 2020 Action Plan. The three primary goals of the document are connected to Economy, People, and Environment. With a goal of hitting two thirds of all trips on foot, bike, or transit by 2040.

→ This proposal encourages walkability, enhances streetscapes along future bike routes and provides a new midblock connection

HIGH-DENSITY HOUSING FOR FAMILIES WITH CHILDREN GUIDELINES (1992)As Vancouver’s population continues to grow an increasing number of families are living in multi-unit developments. Higher density development requires that adequate access is provided to services and designed with children needs in mind. This includes siting housing within walking distance of childcare, an elementary school, grocery store and outdoor play areas.

→ This proposal aligns with policy; a children playground will be provided on site at Level 07. There is a grocery store one block away in Marine Gateway.

PUBLIC ART POLICY The Public Art Policy applies to rezoning developments of 100,000 sf Or greater. The public art budget is calculated by multiplying all areas contributing to the FSR calculation by the public art rate of $1.81 / sf

→ Public art opportunities will be proposed.

HEALTHY CITY STRATEGY (2015)This document aims to address the needs of Vancouver’s inhabitants. Organized into three themes: Healthy People, Healthy Communities and Healthy Environments with targets that ensure people have access to housing, services, transit, food, culture and green space.

→ Investment in the neighbourhood and increasing housing provision with a focus on affordable housing will benefit the city and increase livability for all.

URBAN FOREST STRATEGY (2014)The Urban Forest Strategy provides direction for the retention and regeneration of Vancouver’s urban forest. Any street trees will have to be fully protected and maintained during construction. An arborist’s report will be required for any of the existing trees on site.

→ This proposal includes the arborist report. Street trees and trees of neighbouring properties will be protected where possible.

BIODIVERSITY STRATEGY (2016)The biodiversity strategy contains objectives and targets to increase biodiversity across Vancouver and access to nature for the City’s inhabitants. Objectives include the restoration of habitats and species, to protect and enhance biodiversity during development, increase community engagement, and monitor biodiversity to track change and measure success.

→ Biodiversity expanded through approach to landscape that celebrates local natural heritage

3.07 LAND-USE AND HOUSING ZONING & POLICY



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Permitted Uses Outright Uses Conditional Approved Uses Housing Mix Family Housing

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RR

EN

T ZO

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G (

RT-

2)

Dwelling

Multiple Conversion Dwelling, provided that:

(a) no additions shall be permitted;

(b) no housekeeping or sleeping units shall be created;

(c) the number of dwelling units is limited to two; and

(d) no development permit shall be issued until the requisite permits required by other by-laws that relate to design, construction and safety of buildings are issuable.

One-Family Dwelling

Two-Family Dwelling

Accessory Buildings customarily ancillary to any of the uses listed in this Schedule

Institutional – Community Care Facility – Class A, subject to the regulations and relaxations that apply to a one-family dwelling

Urban Farm – Class A, subject to the provisions of section 11.29 of this By-law

Cultural and Recreational – Club (no commercial activities), Community Centre or Neighbourhood House, Library in conjunc-tion with a Community Centre, Park or Playground

Dwelling – Dwelling Units (up to a maximum of two, in conjunc-tion with a neighbourhood grocery store existing as of July 29, 1980), Multiple Conversion Dwelling (resulting from the con-version of a building existing as of June 18, 1956), Multiple Dwelling, One-Family Dwelling with Secondary Suite, Seniors Supportive or Assisted Housing

Institutional – Ambulance Station, Child Day Care Facility, Church, Hospital, Public Authority Use essential in this District, School - Elementary or Secondary, Community Care Facility – Class B, Group Residence

Office – Temporary Sales Office

Parking – Parking Area ancillary to a principal use on an adja-cent site

Retail – Farmers’ Market, Neighbourhood Grocery Store, Public Bike Share.

Service – Bed and Breakfast Accommodation, Short Term Rental Accommodation

Utility and Communication – Public Utility

MA

RP

OLE

CO

MM

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ITY

PLA

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Apartments: Up to 12 Storeys

(Section 6.4.2 - 6.4.3)

Where new development is proposed as enabled by this plan, and social housing is included, consider modest increases in height and density to assist with project viability.

(Section 8.2.2)

Achieve a target of 20% of residential units to be provided as social housing on-site through rezoning.

(Section 8.2.2)

For residential strata housing, require a mini-mum of 35% family units, including 10% of units with three or more bedrooms, and a minimum of 25%of units with at least two bedrooms.

For secured market rental housing , target a minimum of 35% family units.

For social housing, target 50% family units with two or more bedrooms.

(Section 8.1.4)

PR

OP

OSE

D

CD

-1

Ash Site: Residential - Market Rental, Resediential -Non-Market

Cambie Site: Residential - Market Rental

76% Market Housing

30% Affordable Housing

(Percentage of GFA over both sites)

As required by the Marpole Community Plan (Section 8.1.4)


3.08 MARPOLE PLAN - SITE SPECIFIC POLICY A.10

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MARPOLE COMMUNITY PLAN: Section 6.4.3 (page 59)

The following is the site specific policy taken from the Marpole Community Plan (Section 6.4.3 page 61). The site is highlighted as existing social housing with provision for allowance of additional residential density within a 12 storeys height limit.

6.4.3 Apartment (up to 12 storeys)

• Height: up to 12 storeys including a 4 storey podium.

• Residential use permitted.

• 100% rental residential required in existing RM zones (rate of change) (see policies in 8.0 Housing).

• Provide 2 and 3 bedroom units for families (see policies in 8.0 Housing).

• Existing social housing sites subject to housing policies (see policies in 8.0 Housing).

• Storeys above the podium should be located to allow light through the block and articulated to minimize shadowing.

• Floor plates above the podium level should not exceed 6,500 square feet*.

• Mid-site walking and cycling access required on sites with frontage greater than 120 feet.

• Support townhouses in conjunction with existing building at 725 West 70th Avenue.

• Provide public realm improvements that include increased sidewalk width, street trees and amenities such as seating, bike racks, etc.

* The calculation of floor plate size includes elevator cores, storage, stairs, enclosed balconies, etc., but excludes open balconies.

3.09 FORM OF DEVELOPMENT - ZONING & POLICY



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Building Height Setbacks & Yards Density Max Plate Building Separation

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EN

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NIN

G

(RT-

2)

9.2 m (30 ft)

and shall not have more than two storeys plus a cellar or one storey plus a basement

Front: 7.3 m (24 ft)

Side: 10 % of the width of the site or 1.5 m (5 ft), whichever is less

For a multiple dwelling, a side yard of 2.1 m (7 ft) shall be provided

Rear: 10.7 m (35 ft)

up to 0.60 FSR

up to 0.75 FSR for multiple dwellings or seniors supportive or assisted housing

N/A N/A

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N

12 Storeys with a 4 -6 Storeys Podium

Section 6.4.2; 6.4.3; 7.1.16-1

Where new development is proposed as enabled by this plan, and social housing is included, consider modest in-creases in height and density to assist with project viability

(Section 8.2.2)

Side: 6 ft

(Section 7.1.26)

Front: 12 ft

(Section 7.1.26)

Elements above podium: 8 ft

(Section 7.1.16-1)

no limit beyond form of development requirements

Floor plates above the podium should not exceed a typical floor plate of 6,500 ft2

(Section 6.4.2; 6.4.3)

Residential portions of any buildings exceeding 70 ft in height should be separated at least 80 ft from each other

(Section 7.1.19)

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OP

OSED

CD

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Ash Market Tower: 24 Storeys

Ash Non-Market Tower: 14 Storeys

Cambie Market Tower: 27 Storeys

(with 6 storey Podium with a 4 storey setback)

Front: 12 ft

Side: 6 ft (12 ft at Midblock)

Setback above 4th level podium:

8 ft at front yard, 6 ft at sideyards

Total FSR: 7.54

Ash Site FSR: 6.78

Cambie Site FSR: 9.23

Floor plates above the podium should not exceed a typical floor plate of 6,500 ft2

Residential portions of any buildings exceeding 70 ft in height should be separated at least 80 ft from each other

3.10 FORM OF DEVELOPMENT - MASSING


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12 STOREYS

24 STOREYS 27 STOREYS

14 STOREYS

80’ 80’

6,500 SF

6,500 SF

6,500 SF

MID-BLOCK CONNECTION

12’

6’

6’

6’

1.00M

3.50M

4.66M

ROAD DEDICATION

STATUTORY RIGHT OF WAY

PROPERTY LINE

12’12’

ASH STASH ST

ASH ST

ASH ST

ASH STLA

NE




SITE BOUNDARIESTHE CITY DEVELOPED THE MARPOLE COMMUNITY PLAN TO PROVIDE GUIDELINES FOR FUTURE DEVELOPMENT OF THE AREA. THE DIAGRAMS SHOWN HERE ILLUSTRATE HOW THOSE POLICIES HAVE SHAPED THIS PROPOSAL

MARPOLE PLAN 80’ TOWER SEPARATION PROVIDES SPACE BETWEEN TALL BUILDINGS AND IMPROVES ACCESS TO NATURAL LIGHT (SECTION 7.2.19)

MARPOLE PLAN CURRENT MAXIMUM HEIGHT OF 12 STOREYS WITHIN THE REQUIRED SETBACKS ACCORDING TO THE MARPOLE COMMUNITY PLAN (SECTION 6.4.2, 6.4.3, 7.1.26, 7.1.29, 7.2.19)

1.00M OF ROAD DEDICATION FROM CAMBIE STREET, AND STATUTORY RIGHT OF WAY OF 4.50M

MARPOLE PLAN FLOOR PLATE FOR EACH TOWER LIMITED TO 6500 SF TO MAXIMIZE SUNLIGHT ON SITE(SECTION 6.4.2, 6.4.3)

MARPOLE PLAN BUILDINGS ABOVE PODIUMS SETBACK FROM THE STREET OR SIDE YARDS TO CREATE A PEDESTRIAN SCALE PODIUM(SECTION 7.1.16-1, 7.2.11, 7.2.20)

MARPOLE PLAN ALLOWS FOR AN INCREASE IN HEIGHT AND DENSITY TO SUPPORT MORE CO-OP HOUSING(SECTION 8.2.2)

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3.11 TRANSIT & ARTERIALS



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The site is adjacent to two of the five major arterials in Marpole, Cambie Street running north-south and South West Marine Drive running east-west. The Marine Drive Skytrain station provides immediate access to transit to Downtown Vancouver to the north and Richmond/YVR to the south. Currently, the only east-west bus service through Marpole is along SW Marine Drive, with connections at the bus loops at SW Marine Drive and Hudson Street and the Marine Drive Canada Line Station.

Cambie St

SW M

arin

e D

r

5 MIN (400M)

Ash St

Ash St

Yukon St

Yukon St

Arterial Streets

Skytrain Line

5 Min Walking Radius

Site

Skytrain Station

Bus Stop

3.12 PEDESTRIAN & CYCLING CIRCULATION


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Cambie St

SW M

arin

e D

r

5 MIN (400M)

Ash St

Ash St

Yukon St

Yukon St

The Marpole Community plan (page 14) states:

High traffic volumes, congestion, and limited crossings along the main arterials (Granville Street, Oak Street, Cambie Street, SW Marine Drive, and West 70th Avenue make it difficult and unpleasant for walking and cycling. Forty percent of trips are made by walking, biking, or transit, versus 47% citywide.

The site benefits from its adjacency to the existing Cambie corridor bicycle route, and has cycling connections to Richmond via the Canada Line Bridge and to Downtown Vancouver via Heather Street and Cambie cycling routes. The Marpole Plan seeks to improve the cycling and walking network in the area seeking improved connections through¬out the neighbourhood as well as with Marine Drive Station and the Fraser River. The Marpole Plan has selected Ash Street for proposed enhanced cycling and walking routes. It also proposes midblock connection at the south edge of the site connecting Ash Street with Cambie Street.

Protected Bike Lanes & Off-Street Paths

Local Street Bikeways

Painted Bike Lanes

Future Bike Lanes

Pedestrian Routes

Proposed Mid Block Connections

5 Min Walking Radius

Site

3.13 CURRENT CONTEXT



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Site

Ash St

Ash St

Cambie St

SW M

arin

e D

rAsh Park

Marine Drive Station

Cambie St

Current Context Single Family Neighbourhood

The Site is in a RT-2 zoning district, surrounded to the north, west and east by CD-1 zoning districts and to the south by the I-2 Light Industrial District of the South Vancouver Industrial Area.

The site immediately adjacent to the north which fronts onto South West Marine Drive has been identified under the Marpole Plan as allowing tower form buildings due to adjacency to the Marine Drive Skytrain station.

The intersection of Cambie Street and South West Marine Drive is an important node on the Cambie Corridor Plan containing a number of towers and increased density focused around the Skytrain station at South West Marine Drive.

The site is surrounded to the north, south and east by Phase 2 of the Cambie Corridor Plan which plans for increased density to deliver new rental and social housing.


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Future Transit Oriented Development Cambie Corridor Phase 2

Site

Adjacent Maximum Envelopes Per Marpole Plan

Ash St Ash St

Cambie St

SW M

arin

e D

r

Ash Park

Marine Drive Station

Through the life of the Marpole Community Plan, the area within a 10 minute walk to the Canada Line will evolve to be a highly walkable, vibrant urban area that responds to its evolving residential context, adjacent industrial area, and relationship to the Fraser River. The mixed-use hub at SW Marine Drive and Cambie Street will offer new job space, shopping and entertainment uses, housing opportunities and infuse the area with a greater sense of vibrancy. Low-rise buildings and ground-oriented family housing such as townhouses will provide a sensitive transition between higher buildings and single family homes.

The Marpole plan allows tower form buildings of 13+ storeys on designated sites close to the Marine Drive Skytrain Station. This includes the adjacent properties to the north of the proposed project site which front onto Marine Drive, where the building proposed height allowances step from 24 to 12 storeys as it reaches the triangular site immediately to the west across Ash Street.

Marpole Community Plan: Section 6.4.1


3.15 FORM OF DEVELOPMENT PROPOSED APPROACH TO BUILDING HEIGHT


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The primary aim of the rezoning proposal is to provide a new co-op building that will replace the 54 co-op units and maximize the number of additional affordable units on the site.

In order to support the capitol cost of the proposed new co-op, two new towers have been proposed, increasing height limits to support this aim as stated in Section 8.2.2 of the Marpole Community Plan: Where new development is proposed as enabled by this plan, and social housing is included, consider modest increases in height and density to assist with project viability.

To establish an appropriate height of these towers we propose establishing:

• A proposed height cone based upon heights of neighbouring properties established in the Marpole Plan, and

• A proposed height and density bonus for developments that use purpose built rental to support building additional non-market housing units.

The Marpole Plan establishes the rezoning priority for this site to be “encouraging the development of more social housing”. Keeping this in mind, this proposal adjusts the form of development to allow for either of these programs to support the same amount of non-market housing, rather than keeping the same form of development and adjusting the amount of non-market housing supported by different housing programs.


The Marpole Plan establishes maximum allowable heights for new development on the adjacent properties north of the proposed project site fronting onto Marine Drive. Both options start with this general height guidance of stepping in height away from the Marine Gateway Station along Marine Drive.

The proposed maximum heights for developments using market strata housing to support non-market housing follow those heights currently allowed in the Marpole Plan with the maximum heights stepping down from the 36-storey tower at Marine Gateway to 12-storeys further west of the Ashley Mar Site with the heights noted in section 6.4.1 of the Marpole Community Plan. (Heights noted in Blue)

Existing Building Stories

Proposed Stories for with Strata Condos

Proposed Stories for with Purpose-Built Rental

3.16 PROPOSED BUILDING HEIGHT CONE Market Strata and Affordable Housing

Proposed Building Height Cone

12 16 20 24SW M

arine D

r

Cam

bie

St

Ash

St

XXXX

36

3331

XX

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The proposed maximum heights would be increased by +/-30% for developments supporting non-market housing with purpose-built rental. The new proposed maximum heights step down from the 36-storey tower at Marine Gateway to 15-storeys further west of the Ashley Mar Site. (Heights noted in Orange)

Purpose-Bui l t Rental and Affordable HousingDensi ty and Height Bonus

15 20 26 30


12

STO

RE

YS 16

STO

RE

YS 20

STO

RE

YS

24

STO

RE

YS

The maximum heights in the Marpole Plan for adjacent sites establishes an angle from Marine Gateway Station to two blocks west on Marine Drive.

The proposed heights for the Cambie and Ash site fit within the cone created when sweeping the angle of the tower heights established along Marine Drive across both sites.

3.16 PROPOSED BUILDING HEIGHT CONEMarket Strata and Affordable Housing


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3.17 PROPOSED DENSITY & HEIGHT BONUSPurpose-Bui l t Rental and Affordable Housing

Proposed increases in height and density for sites which use Rental Housing to support increased non-market housing

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15

STO

RE

YS

20

STO

RE

YS 26

STO

RE

YS

30

STO

RE

YS

Adjustments to the maximum allowed heights in the Marpole Community Plan for adjacent sites raises the view cone established by tower heights along Marine Drive. Cambie and Ash rental towers fit within the proposed raised cone.

Property LineSetback LineStatutory Right of Way Road DedicationAdjacent Maximum Envelopes Per Marpole Plan

80’

24 STOREYS

27 STOREYS

14 STOREYS

80’

6’6’

6’

8’8’

12’12’

6’

8’

SRW: 3.50m

SRW: 4.66m

1.00m

3.18 PROPOSED MASSINGMarket Rental and Affordable Housing



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a.10 3.01 rezoning rationale · section 03 / rezoning rationale 3.03 marpole plan - affordable...

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