station precinct review joyce … · east side of joyce-collingwood station (kiss and ride) why is...

vancouver.ca/joycestation

JOYCE-COLLINGWOOD STATION PRECINCT REVIEW

October 2015

1

The Precinct Review

What’s Happening?

The City has begun a review of the existing planning policies in the immediate vicinity of the Joyce-Collingwood SkyTrain Station and we want you to be involved. As part of the review staff will explore:

• Land use, density and building forms;

• Transportation - improved safety and connections for people walking, cycling, driving and taking transit;

• Improved public spaces; and

• Amenities needed to support additional population.

The study outcomes could affect your property and traffic patterns.

CollingwoodPark

CarletonPark

MelbournePark

Gaston Park

JOYCE-COLLINGWOODSKYTRAIN STATION

Wellington Ave

Queens Ave

Clive Ave

McH

ardy

St

Ann

St

Vanness Ave

Rup

ert St

Cha

tham

St

Man

or

St

Spen

cer

St

Crowley Dr

Joyc

e St

Rub

y St

Aber

dee

n St

Hoy

St

Monmouth Ave

McK

inno

n St

Austrey Ave

Euclid Ave

Vanness AveTau

nton

St

McH

ardy

St

Pay

ne S

t

Gas

ton

St

North side of Joyce-Collingwood Station

West side of Joyce-Collingwood Station (bus loop)

East side of Joyce-Collingwood Station (kiss and ride)

Why is the City Initiating a Station Precinct Review?

• The Joyce Station Area Plan was adopted in 1987 - over 25 years ago!

• TransLink is upgrading the Joyce-Collingwood Station (2015), improving the BC Parkway (pedestrian and bicycle pathway) beneath the SkyTrain guideway, and planning for B-Line service to UBC

• The Station Area Plan has resulted in the redevelopment of large sites such as Collingwood Village

• At that time, only limited change was proposed for sites immediately adjacent to the station on Joyce Street

• Sites along the SkyTrain guideway on Vanness Avenue have not redeveloped as planned

• Policies for key sites near the station need to be updated to guide future development of the area

Interesting Facts

• Population of Joyce-Collingwood has grown from 6,260 in 1986 to 15,836 in 2011. The greatest population increase occurred between 1991 and 1996, when it increased by 50%.

• Joyce-Collingwood Station is a connection point for the Expo Line and five bus routes

• Joyce-Collingwood Station serves 30,000 SkyTrain trips and 12,000 bus trips per day



October 2015

2

History & Background

1891Interurban Railway Opened

Connected downtown Vancouver to New Westminster, opening the Collingwood area up to new residents

1981ALRT Selected

The Provincial Government announced the selection of Advanced Light Rail Transit (ALRT) system for Greater Vancouver

1986 First Phase of ALRT (SkyTrain) Opened

First phase opened, covering 21.4 km running between downtown Vancouver and New Westminster

1981ALRT Planning Program Initiated

To address the problems, issues and opportunities arising from rapid transit, Council initiated the ALRT Planning program in December

1983Planning Guidelines Approved

Council approved basic public objectives and broad planning guidelines as a basis for further planning in the ALRT Station Areas

1987Station Area Plan Approved

Council adopted the Joyce Station Area Plan in May, which focused on impacts that required specific mitigation measures to minimize the negative impacts of ALRT on nearby property1990-2006

Collingwood Village

After SkyTrain opened, industrial and rail uses declined, providing the opportunity for a new residential community. Eleven hectares were assembled and rezoned for 2,800 residential units and a significant range of community amenities, which included:

• Neighbourhood House

• community gymnasium

• childcare facility

• elementary school

• parks

• provision and endowment for Community Policing Office (CPO)

2004Community Vision Approved

In 2004, the Renfrew-Collingwood Community Vision was adopted for the larger area bounded by Broadway, Nanaimo Street, Boundary Road and 41st Avenue. The document explored a number of infill housing options, ways to create neighbourhood centres, and improvements to parks, streets lanes and public spaces. The Norquay Village Neighbourhood Centre Plan (2010) was completed as an important part of the implementation of the Renfrew-Collingwood Vision.

2011Wall Centre - Central Park

Rezoning was approved in 2011 to permit the development of a mixed-use multi-family project containing over 1,100 residential units and on-site community amenity facilities for the Multi-Cultural Opportunity and Social Awareness Interest Community (MOSAIC) and Collingwood Neighbourhood House

1960Vanness Industrial District

B.C Electric began operating freight service along the abandoned Interurban tracks and encouraged light industrial firms, primarily warehouse activities, to locate along the rail tracks in the Vanness Industrial District

vancouver.ca/joycestation October 2015

3

JOYCE-COLLINGWOOD STATION PRECINCT REVIEW The Review Area

Primary Focus

The Review is focusing on:

• Blocks of Joyce Street near the SkyTrain station between Wellington Avenue and Crowley Drive (sub-areas J1 and J2)

• Blocks on Vanness Avenue fronting the SkyTrain guideway between Joyce Street and Rupert Street (sub-areas V1 and V2)

• These areas are zoned for commercial and multi-family residential.

NOTE: Future planning for the St. Mary’s Parish site (sub-area J3) will be determined with school renewal.

Transition Areas

The Review will also consider adjacent single-family properties north of Vanness Avenue and east of Joyce Street. Land use change will be explored for these adjacent areas to provide a suitable transition from larger scale buildings to single-family areas.

Initially, staff proposed only two Transition Areas. T1 and T2. In response to comments from the community, and in consideration of proximity to the station and anticipated changes along Vanness Avenue, a third Transition Area south of Clive Avenue (sub-area T3) was added to the review. The Wellington Mews townhouse site was not originally included in the scope of the Station Review because of the age (1993) and the strata ownership, which poses challenges to redevelopment. However, as the site is within one block of the station and the owners have expressed an interest in being included in the Review, it is now included as Transition Area 4 (T4).

The majority of the surrounding neighbourhood remains as single-family zoning (RS-1).

Collingwood

Park

Carleton

Park

Melbourne

ParkGaston Park

Wellington Ave

Queens Ave

Clive Ave

McH

ardy

St

Ann

St

Vanness Ave

Rup

ert St

Spen

cer

St

Crowley Dr

Joyc

e St

Rub

y St

Aber

dee

n St

Hoy

St

Monmouth Ave

Austrey Ave

Euclid Ave

Vanness Ave

Tau

nton

St

McH

ardy

St

McG

eer St

T4

T3

T2

T1

V1

V2

J3

J2

J1

202018

11

Neighbourly Transitions

High

Low

• Providing more housing options for a diverse, growing population

• Provide built-form transition to surrounding single-family residential areas



October 2015

4

Land Use & Zoning

The Joyce Station Area Plan (1987) has shaped the development of the Joyce-Collingwood Area over the past 25 years.

What Worked?

Most notable is Collingwood Village, a high-density mixed-use village. It is considered a highly successful transit-oriented development.

Collingwood Village includes:

• mixed housing forms ranging from 4 to 26 storeys

• commercial shops

• Neighbourhood House

• child care

• Community Policing Centre

• parks

NorquayPark

Earles Park

CollingwoodPark

Price Park

CarletonPark

Cariboo Park

MelbournePark

Slocan Park

Gaston Park

FosterPark

M-1

CD-1 (118)

CD-1 (545)

CD-1(302)

CD-1 (162)

CD-1(194) C-2

CD-1 (172)

C-1

CD-1(121)

CD-1 (351)

CD-1(246)

CD-1 (217)

RT-2

CD-1 (175)

RT-2

CD-1 (327)

CD-1 (213)

RT-4N

RT-4AN

CD-1 (222)

CD-1 (225)

C-2C

C-2

CD-1 (56B)

CD-1 (223)

CD-1 (291)

CD-1 (60)

CD-1(245)

RS-1

CD-1 (176)

CD-1 (5)

CD-1(304)

CD-1 (314)

CD-1 (215)

CD-1 (214)

RM-4N

CD-1 (54)

RT-4A

CD-1 (352)

CD-1 (216)

CD-1 (241)

CD-1 (218)

C-2C

C-1

C-1

CD-1 (201)

CD-1 (219)

C-1

RT-2

CD-1 (171)

C-2

C-2

CD-1 (529)

CD-1(530)

C-1

C-1

RM-7

RM-7

RS-1

RS-1

RM-7

RT-11

RT-11

RT-11

RS-1

RT-11N

RT-11N

RS-1

RS-1

RS-1

RS-1

RS-1

Moscrop St

Tanner St

Wellington Ave

Price St

Queens Ave

Clive Ave

McH

ardy

St

Ann

St

Duke St

Euclid Ave

E 29th Ave

Moss

St

Fai

rmont

St

Kill

arne

y St

Bur

sill

St

Vanness Ave

Rup

ert StC

hath

am S

t

Man

or

StKill

arne

y St

Spen

cer

St

E 43rd Ave

Wale

s S

t

Todd S

tRav

ine

St

Crowley Dr

Joyc

e St

Orm

idale

St

Lin

co

ln S

t

Rub

y St

Aber

dee

n St

Hoy

St

Rae Ave

Monmouth Ave

Bo

un

dary

Rd

Pen

ticto

n S

t

McK

inno

n St

Marmion Ave

Austrey Ave

Cec

il St

Euclid Ave

Vanness Ave

Kingsway

School Ave

Har

old

St

Wes

sex

St

Sen

lac

St

Kingsway

Ob

en

St

Me

lbo

urn

e S

tTy

ne S

t

Church St

Cherry St

Archimedes St

Co

lleg

e S

t

Slo

can

St

Earl

es

St

Kingsway

E 37th Ave

E 34th Ave

Ward St

Cheyenne Ave

Horley St

Ear

les

St

Fai

rmont

St

Duc

hess

St

E 29th Ave

Rh

od

es

St

Ch

am

bers

St

E 42nd Ave

E 41st Ave

E 38th Ave

Du

nd

ee S

t

Kill

arn

ey S

t

Tau

nton

St

McH

ardy

St

School Ave

Ru

pert

St

Ivanhoe St

E 41st Ave

Jo

yce S

t

Kerr

St

Mckin

no

n S

t

Lan

cast

er

St

Ab

erd

een

St

E 28th Ave

Atl

in S

t

Pay

ne S

t

JOYCE-COLLINGWOODSKYTRAIN STATION

29TH AVENUESKYTRAIN STATION

Collingwood Neighbourhood

House

St. Mary’sParish

LEGEND

One-family residential

Two-family residential

Multi-family residential

Commercial

Institutional

Industrial

Park/open space

Sir Wilfred GrenfellElementary

Sir Guy CarletonElementary

What Didn’t Work?

Minor changes to the zoning for sites on Joyce Street between Wellington Avenue and Crowley Drive were created to strengthen the shopping area and encourage housing above shops [now zoned C-2C (commercial) and RM-4N (multiple dwelling)]. In the past 20 years only a limited amount of lower-scaled buildings have been built.

The blocks on Vanness Avenue fronting the SkyTrain guideway were zoned to encourage development of multi-family housing designed to mitigate the impacts of the SkyTrain. The zoning did not provide sufficient economic incentive for change and very few sites have redeveloped on Vanness Avenue.

The highly suitable location of these sites on a commercial street adjacent to the transit station warrants reconsideration of the current zoning.


5

JOYCE-COLLINGWOOD STATION PRECINCT REVIEW Aspirations & Directions

T2

T3

V1

V2

J1

J2

J3

T111

14

14

4

4

3

2

2

2

2 4

6

6

6

6

6

6

6

4

44

4

4

4

44

4

4 104

4

2518 24

29

4

44

3

33

3

3

3

31

31

21

3

16

17

20

9

17

2020

20

20

44

44

3

3

312

4

2.5

4

Ann St

Wellington Ave

Wellington Ave

Queens Ave

McH

a

McH

ardy S

t

McG

eer S

t

rdy S

t

Rupert S

t

Cli

Austrey Ave

Yardley Ave

ve Ave

Crowley Dr

Ru

Payne St

by St

Aberdeen St

Hoy St

Euclid Ave

Kingsway

Monmouth Ave

Price St

Tanner St

Boun

dary

Rd

Orm

idal

e

Obe

n St

Abe

rdee

n St

Linc

oln

St

St

Vanness Ave

Vanness St

Joyce

St

Joyce

St

Archimedes StCherry St

Chu

Tyne St Melbourne St

Mel

bour

ne S

tStanford

St

rch St

Cecil St

McKinnon S

Taunto

n St

Spencer S

t

t

CarletonPark

Graham BruceCommunity Elementary

Sir Wilfred Grenfell Elementary School

Sir Guy Carleton Elementary School

Library

Cariboo Park

CollingwoodPark

GastonPark

MelbournePark

Price Park

AberdeenPark

FosterPark

YMCA

Euclid Sq

CollingwoodNeighb. House

School

SkyTrain Station

St Mary’s Parish

S3

S3

S2S2

P2

P2

P3

P1

P4

P4

S1

S1

S1

S4

11

14

14

4

4

3

2

2

2

2 4

6

6

6

6

6

6

6

4

44

4

4

4

44

4

4 104

4

2518 24

29

4

44

3

33

3

3

3

31

31

21

3

16

17

20

9

17

2020

20

20

44

44

3

3

312

4

2.5

4

Ann St

Wellington Ave

Wellington Ave

Queens Ave

McH

a

McH

ardy S

t

McG

eer S

t

rdy S

t

Rupert S

t

Cli

Austrey Ave

Yardley Ave

ve Ave

Crowley Dr

Ru

Payne St

by St

Aberdeen St

Hoy St

Euclid Ave

Kingsway

Monmouth Ave

Price St

Tanner St

Boun

dary

Rd

Orm

idal

e

Obe

n St

Abe

rdee

n St

Linc

oln

St

St

Vanness Ave

Vanness St

Joyce

St

Joyce

St

Archimedes StCherry St

Chu

Tyne St Melbourne St

Mel

bour

ne S

tStanford

St

rch St

Cecil St

McKinnon S

Taunto

n St

Spencer S

t

t

CarletonPark

Graham BruceCommunity Elementary

Sir Wilfred Grenfell Elementary School

Sir Guy Carleton Elementary School

Library

Cariboo Park

CollingwoodPark

GastonPark

MelbournePark

Price Park

AberdeenPark

FosterPark

YMCA

Euclid Sq

CollingwoodNeighb. House

School

SkyTrain Station

St Mary’s Parish

Joyce-Collingwood Station: Precinct Review – Emerging Ideas, Aspirations + Directions

V1

V2

T1

T2

T3Tran

sitio

nVa

nnes

s

J2

J3

Transition building heights on Joyce St down to lower forms north of the station

Explore 6 to 12 storey buildings on both sides of Vanness Ave between McHardy St and McGeer St

Create a continuous and improved pedestrian experience

Require mixed-use buildings with retail on the first storey

Explore 4 to 6 storey apartments on both sides of Vanness Ave between McHardy St and Rupert St

(Payne and Ann) Explore a range of building types that transition down from the SkyTrain station

(Clive and Austrey) Explore townhouses and some apartments

(Queens Ave) Explore townhouses west of McHardy St and 4 to 6 storey apartments east to McGeer St

(St Mary’s Parish) Explore school replacement and other opportunities

Directions: Land Use + Built Form Directions: Connections + Transportation

Aspirations: Key Ideas Aspirations: Future Planning + Development Should• Create a more active, vibrant local

shopping street• Create a more physically and socially

connected neighbourhood with opportunities for improved public life

• Improve access to transit

• Create more compact, mixed-use and walkable development around the SkyTrain Station.

• Review and prioritize neighbourhood needs to respond to growth

• Create more opportunities for affordable and family housing

A: Transition Heights from Transit B: Increase NeighbourhoodConnectivity

C: Create Vibrant Streets

P2

P3

P4

P1

S4

S2

S3

S1

Stat

ion

Are

a Co

nnec

tions

Pede

stri

an +

Bik

e Li

nks Explore improved and new pedestrian and

bike linkages near SkyTrain guideway

Explore stronger north-south connections under the guideway

Improve accessibility and safety near the guideway

Improve safety and simplicity at the Joyce St and Vanness Ave intersection

Explore restricting vehicle movements to and from laneways on Joyce St north of the station

Explore opportunities to reduce vehicle speed and volume on Vanness Ave

Explore introducing pedestrian connections through larger sites on Joyce St

Work towards completing the sidewalk network near the station

Widen and improve the sidewalk on the south side of Vanness Ave

Support TransLink’s extension of the BC Parkway across Joyce St

Joyc

e J1 Explore mixed-use tower forms on the four corners of the SkyTrain Station

July 2015

An outdoor event was held at the Collingwood Neighbourhood House on July 23rd to share the emerging directions identified with the community during the initial phase of this planning program. The event drew almost 100 people, giving staff the opportunity to speak directly to residents and seek feedback on the directions to guide the creation of land use, built form and street network options.

Feedback from the community check-in included support for three (3) key ideas:

A. Transition heights from transit

B. Increase neighbourhood connectivity

C. Create vibrant streets

Other feedback from the community check-in event included:

• Support for more compact, mixed-use and walkable development around the SkyTrain station

• Some concerns regarding additional height and density, including the number of towers and impact on single-family areas

• Support for a more physically and socially connected neighbourhood, and specifically the need to improve sidewalks around the station to encourage walking and transit

• Support for a more active, vibrant local shopping street including more retail and services for the convenience of residents and transit users

• Concerns that existing local busineses will be lost through redevelopment and will change the character of the neighbourhood

Community Check-in Event: July 23

Summary of the Emerging Ideas, Aspirations and Directions


6

JOYCE-COLLINGWOOD STATION PRECINCT REVIEW Creating the Options

Context

In developing the proposed options for building form and height around the station, staff considered the Joyce-Vanness Station Precinct in the context of:

City-wide Objectives

Since 2007, the City of Vancouver has developed several key strategies and action plans to achieve objectives related to housing, the economy, sustainability and the environment. Staff have been exploring changes around the Joyce-Collingwood Station to better utilize land near the SkyTrain station and make a more significant contribution to the City’s goals.

Vancouver and Rapid Transit

Downtown Vancouver is well-served with four rapid transit stations. Residential tower development in Vancouver’s downtown over the past two decades has typically been up to about 300 to 350 feet in height, and more recently range upwards to 600 feet and 58 storeys. Outside the downtown, on large sites associated with rapid transit, Vancouver has approved a mix of building types including towers at:

Wall Centre - Central Park Boundary Road and Vanness Avenue (up to 31 storeys)Marine Landing

Cambie Street and Southwest Marine Drive on the Canada Line (up to 35 storeys)

1. Vancouver and rapid transit

2. Local surroundings and planning policies

Joyce-Collingwood

BROADWAY

W 41ST AVE

KN

IGH

T S

T

GR

AN

VIL

LE

ST

Municipal Town Centre

Regional Town Centre

Commercial- Broadway

Collingwood Village Vanness Avenue on the Expo Line (17 to 26 storeys)

KINGSWAY

Oakridge-41st Ave

Oakridge Centre Cambie Street on the Canada Line (up to 44 storeys)

CAMBIE CORRIDOR PLAN | 574. NEIGHBOURHOODS |

Artist’s illustration of what Marine Landing could look like in the future showing no changes to the surrounding neighbourhood (such changes would be subject to Phase 3 work). The illustration shows a scenario where most sites on Cambie Street and Marine Drive have been developed; in reality, development and change will happen incrementally over several decades and will be subject to many variables including the economy, the real estate market and the choices of individual property owners. View north from the Fraser River.

$



October 2015

7

Creating the Options

KensingtonPark

KingscrestPark

Clark Park

BrewersPark

GeneralBrockPark

John Hendry Park

KasloPark

NorquayPark

Slocan Park

RenfrewRavinePark

RenfrewPark

BeaconsfieldPark

McSpaddenPark

EarlesPark

PricePark

CollingwoodPark

FosterPark

GastonPark

MelbournePark

CarletonPark

CaribooPark

FalaisePark

Jones Park

Cedar CottagePark

China CreekSouthPark

Norquay VillageNeighbourhood

Centre

JoyceStation Area

Grandview BoundaryMixed Employment Area

Kensington-Cedar Cottage

Vision Area

Joyce StationPrecinct

Nanaimo/29th AvenueStation Area

Broadway Station Area Plan

Renfrew-CollingwoodVision Area

Grandview Hwy

Euclid Ave

Kill

arney

St

Vanness Ave

Kingsway

Co

mm

erc

ial D

r

Cla

rk D

r

Bo

und

ary

Rd

Rup

ert

St

Knig

ht

St

E King Edward Ave

Loug

heed

Hw

y

Bo

und

ary

Rd

E Broadway

KingswayE 41st Ave

Gla

dst

one

St

E 29th Ave

Na

na

imo

St

E 41st Ave

Na

na

imo

St

E 28th Ave

Rup

ert S

t

Joyc

e St

Other Policies

Grandview Boundary Mixed Employment Area Plan (2002)

The Grandview Boundary Mixed Employment Area (GBMEA) Plan envisions a transition from industrial and large format retail to a mixed employment area accommodating a variety of land uses.

City-Wide Policies

Transportation 2040 Plan (2012)

Transportation 2040 is a long-term strategic vision for the city that will help guide decisions on transportation, land use and public investments.

Greenest City 2020 Action Plan (2011)

The plan outlines actions required for Vancouver to be healthy, prosperous and resilient, with the goal of becoming the world’s greenest city by 2020.

Local Area Plans, Policies and Visions

Renfrew-Collingwood Community Vision (2004)

The Community Visions program was launched in 1997 and targeted single-family neighbourhoods that did not have a Local Area Plan. The program involved communities working with City staff to create their visions for the future, based on CityPlan directions and community needs and aspirations.

Norquay Village Neighbourhood Centre Plan (2010)

The Norquay Village Neighbourhood Centre Plan is an important part of the implementation of CityPlan and the Renfrew-Collingwood Community Vision. The Plan provides a policy framework for revitalizing Kingsway and for new housing choices in the surrounding neighbourhoods.

Station Area Plans (1987)

In 1981, Council initiated the ALRT (Advanced Light Rapid Transit) planning program to enhance opportunities and assist in mitigating any negative impacts.

• Joyce Station Area Plan

• Nanaimo/29th Avenue Station Area Plan

• Broadway Station Area Plan

Joyce Station Precinct Review (underway)

The City is reviewing the planning policies in the immediate vicinity of the Joyce-Collingwood SkyTrain Station. The review will look at land use, density, built form, improved safety and connections for people walking, cycling, driving and taking transit, improved public spaces, and amenity needs.

The following map shows approved policy areas and ongoing planning programs in the local and general area.

Local Surroundings and Planning Policies

station precinct review joyce … · east side of joyce-collingwood station (kiss and ride) why is...

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