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SFU Thesis Template Files The Changing Suburbs: The Migration of Podium-Tower High Density Housing to Coquitlam by Aubrey Jensen B.A. (Regional and Urban Development), University of Saskatchewan, 2003 Research Project Submitted in Partial Fulfillment of the Requirements for the Degree of Master of Urban Studies in the Urban Studies Program Faculty of Arts and Social Sciences © Aubrey Jensen 2014 SIMON FRASER UNIVERSITY Spring 2014 Approval Name: Aubrey Jensen Degree: Master of Urban Studies Title of Thesis: The Changing Suburbs: The Migration of Podium-Tower High Density Housing to Coquitlam Examining Committee: Chair: Anthony Perl Professor, Urban Studies Program and Department of Political Science Karen Ferguson Senior Supervisor Director, Urban Studies Program Associate Professor, Urban Studies Program and Department of History Peter V. Hall Supervisor Associate Professor Elisa Campbell External Examiner Director, Regional and Strategic Planning, Metro Vancouver Date Defended/Approved: March 11, 2014 ii Partial Copyright Licence iii Ethics Statement iv Abstract Originating in Vancouver, the podium-tower building typology has become a popular development model that has spread around the world. The popularity of the podium-tower arose from the successful revitalization of Vancouver’s post-industrial waterfronts and became a symbol at the root of the term “Vancouverism”. The typology’s ability to achieve high density residential neighbourhoods while also maintaining and promoting vibrant and active streetscapes has made it popular with urban planners, while the high-rise residential towers have proven popular with developers for the marketable views. This research focuses on the Vancouver style of podium-tower development and its migration to the suburban community of Coquitlam. Coquitlam’s experience with the podium-tower typology illustrates the challenges of implementing podium-tower polices, and attracting development in both new and old neighbourhoods. The research explores the relationship between planning policies and the market for commercial office/retail and residential housing in a mixed-use building typology. Keywords: Mixed-Use, Vancouverism, Podium-Tower, Urban Planning, Coquitlam v Acknowledgements Firstly, I would like to thank my supervisor Dr. Karen Ferguson for her guidance, support, and the continual encouragement and motivation to complete this project. I also wish to express my gratitude to the Urban Studies faculty and staff for their support throughout the program and for sharing their interests, experiences, and passion for urban issues, which has made these studies enjoyable. Thank you to Perry Staniscia, Raul Allueva, and Lynn Guilbault for taking the time to participate in an interview. Your insights and information helped to inform and guide my research. Additionally, I would like to thank my family and friends for their continued support, and Chris Jarvie for his excellent research skills. Finally, I owe special thanks to my wife Maggie for her constant support, patience, and understanding. vi Table of Contents Approval .......................................................................................................................... ii Partial Copyright Licence ............................................................................................... iii Ethics Statement ............................................................................................................ iv Abstract ........................................................................................................................... v Acknowledgements ........................................................................................................ vi Table of Contents .......................................................................................................... vii List of Tables .................................................................................................................. ix List of Figures.................................................................................................................. x List of Acronyms ............................................................................................................. xi Chapter 1. Introduction ............................................................................................... 1 1.1. The Podium Tower Housing Typology .................................................................... 4 Chapter 2. Literature Review ...................................................................................... 6 2.1. Vancouverism ......................................................................................................... 7 2.1.1. What is Vancouverism? .............................................................................. 7 2.1.2. Emergence of the Podium-Tower Typology ................................................ 8 2.1.3. Criticism of the Podium-tower Typology .................................................... 10 2.2. Planning Principles ............................................................................................... 10 2.2.1. New Urbanism .......................................................................................... 11 2.2.2. Density ...................................................................................................... 14 2.3. Planning Theory and Practice ............................................................................... 17 2.3.1. Planning Systems: Regulatory versus Discretionary ................................. 18 2.3.2. Plan Implementation ................................................................................. 19 2.4. Competitive Suburbs ............................................................................................ 21 2.4.1. Creative Class ........................................................................................... 21 2.4.2. Policy Migration ......................................................................................... 22 2.4.3. Regional Policies & Market Trends ........................................................... 23 Chapter 3. Research Design ..................................................................................... 25 Chapter 4. Vancouver and the Emergence of the Podium-Tower Typology ........ 29 4.1. Policy and Planning .............................................................................................. 30 4.1.1. Planning Policy ......................................................................................... 30 4.1.2. Planning Principles ................................................................................... 33 4.1.3. Planning Process ...................................................................................... 36 4.2. Expo ‘86 ............................................................................................................... 38 4.2.1. Expo ‘86 Rationale .................................................................................... 39 4.2.2. Asian Investment ...................................................................................... 39 4.2.3. Planning Opportunity ................................................................................. 41 4.2.4. Provincial and Federal Investment ............................................................ 41 vii 4.3. Vancouverism ....................................................................................................... 42 4.3.1. The Podium-Tower Typology .................................................................... 44 4.4. Conclusion ........................................................................................................... 46 Chapter 5. Coquitlam and the Town Centre Plan: 1970 - 1990 ............................... 48 5.1. Overview of Coquitlam ......................................................................................... 48 5.2. Pursuit of a Regional Town Centre: 1970 - 1980 .................................................. 48 5.3. Emergence of the Podium-tower Concept: 1980 - 1990 ....................................... 53 5.4. Conclusion ........................................................................................................... 56 Chapter 6. Implementing the Town Centre Plan: 1990 to 2004 .............................. 58 6.1. Commercial-Residential Floor Space Ratio .......................................................... 59 6.2. Policy and Commercial Office Market Realities .................................................... 63 6.3. Suburban vs. Urban Parking Standards ................................................................ 67 6.4. Migration of Podium-Tower Design ....................................................................... 74 6.5. Conclusion ........................................................................................................... 78 Chapter 7. Implementing the Town Centre Plan: 2004 to 2012 .............................. 80 7.1. Policy Revisions ................................................................................................... 81 7.2. Subsidization of Commercial Office Space ........................................................... 83 7.3. Evolution of Podium-tower Design: 2004 - 2012 ................................................... 87 7.3.1. Influence of Policy on Design .................................................................... 87 7.3.2. Migration of Architectural Design Trends ..................................................
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