TOWNHOUSE CAMBIE ZONE UPDATE CORRIDOR Phase 3 CAMBIE CORRIDOR PLANNING PROGRAM 2018 TOWNHOUSE ZONE TESTING

WHY ARE WE DEVELOPING A NEW HOW IS THE NEW ZONE BEING DEVELOPED? TOWNHOUSE ZONE? • The intent of the zone is to encourage development of stacked townhouses • Analysis of Marpole RM-8 developments to identify what works and what or rowhouses, including courtyard stacked townhouses and rowhouses. could be improved (Marpole RM-8 conditions similar to Cambie conditions) • The new district schedule differs from other existing townhouse zones in • Analysis of existing townhouse zones in the city that deliver smaller that it requires a percentage of smaller units. This is in response to recent townhouse units townhouse developments, where new developments have produced large • Public feedback on this housing type (open houses, coffee chats, etc.) and very expensive homes. • Meetings with the development community (developers and architects) to The new zone is anticipated to deliver smaller, and therefore less expensive • get input in the proposed zone and unit size requirements townhouse units, mostly in stacked form, that still deliver all the benefits of this ground-oriented housing type. • Testing of potential new zone requirements • Larger townhouses can still be provided, combined with smaller units.

STACKED OR BACK-TO-BACK TOWNHOUSES WHAT WE TESTED

The requirement for a certain percentage of smaller units will likely result in HEIGHT stacked townhouses and back-to-back townhouses. Building fronting the street • Three storeys, max height 37.5 ft

Max Max height: height: Back-to-back rowhouse Stacked townhouse 37.5 ft 37.5 ft

STREET STREET

Stacked townhouses Rowhouses

Building at the lane • Two storeys with min 6 ft rear yard setback, max height 31 ft Back-to-back stacked townhouse Courtyard back-to-back • Two and a partial third storey with min 10 ft rear yard setback, max stacked townhouse height 35 ft

PL PL

Rowhouses Back-to-back stacked townhouses Max Max height: OR height: Courtyard 31 ft 35 ft

BEDROOMS BEDROOMS LANE LANE Min 6 ft Min 10 ft BEDROOMS LIVING SPACE LIVING SPACE Two storeys at the lane Two and a partial third storey

LIVING SPACE at the lane LIVING SPACE STREET LANE DENSITY STORAGE PARKING AISLE PARKING AISLE PARKING Rowhouse and stacked townhouse assumptions • 1.2 FSR for sites over 4,790 sf and 42 ft wide, provided that at least 50% Potential visitable unit Potential accessible unit of the total allowable floor area is used for units that do not exceed 1,130 (depending on site grading) sf* in size each * 1,130 sf refers to net floor area of a unit (storage space excluded)

Additional floor area beyond current allowable density is subject to density bonus -$ payments towards affordable housing and amenities.

SETBACKS • Front yard setback: 12 ft for most townhouse developments • Side yard setback: min 4 ft with enhanced side yard requirements • Rear yard setback: min 6 ft for most sites Back-to-back stacked townhouses in North Vancouver TOWNHOUSE CAMBIE ZONE UPDATE CORRIDOR Phase 3 CAMBIE CORRIDOR PLANNING PROGRAM 2018 TOWNHOUSE ZONE TESTING

DIFFERENCES BETWEEN RM-8 AND POTENTIAL NEW ZONE GUIDELINES RM-8 is used as a base for design testing, with additional unit size requirements and new requirements for courtyard width, setback, etc.

Current RM-8 Proposed Cambie townhouse zone

At least 50% of the total allowable floor area is used for units UNIT SIZE No unit size requirement 1 that do not exceed 1,130 sf (net floor area) in size each

3RD STOREY 2 60% 100% for stacked townhouses COVERAGE

Min 24 ft courtyard width on the first and Min 24 ft for all courtyard developments COURTYARD 3 second levels Min 30 ft for courtyards with external stairs to upper WIDTH stacked townhouse units (unless design reduces stair length)

REAR YARD 4 Min 3 ft Min 6 ft for most sites SETBACK

Conceptual Design Testing 1 (larger site) Conceptual Design Testing 2 (smaller site)

• Site depth: 145 ft • Site depth: 117 ft • Site width: 230 ft • Site width: 120 ft • Site area: ~33,100 sf • Site area: ~14,000 sf Units larger than 1,130 sf:

2.5-storey rowhouse units Units larger than 1,130 sf: 4 2-storey rowhouse units Rear yard setback: 2.5-storey rowhouse units min 6 ft for two storeys at the lane 3

Courtyard: 28 ft wide with stairs to

Lane upper stacked units

Flanking street (building depressed Lane into grade by 3 4 ft, which reduces external stair Rear yard setback: Dedication length) along arterials 3 min 10 ft for two and a partial third Courtyard: 30 ft wide storey at the lane Arterial Street with stairs to upper stacked units Street Units less than 1,130 sf: 1 Unit 1 Unit 2 2-storey rowhouse units 1 Units less than 1,130 sf: 2-storey upper stacked units 2-storey upper stacked units Unit 3

Ground level flat units Existing tree Ground level flat units Existing tree

Unit 1 2 2 Unit 2 • FSR: 1.2 3rd floor coverage • FSR: 1.2 for stacked • Number of units: 37 units, including Unit 3 townhouse: 100% • Number of units: 16 units, including »»9 ground-level flats (1,040 sf) »»4 ground-level flats (500 sf ~ 1,040 sf) »»18 2-storey upper stacked units (1,040 sf) »»6 2-storey upper stacked units (990 sf ~ 1,100 sf) »»8 2-storey rowhouse units (1,100 sf ~ 1,270 sf) »»6 2.5-storey rowhouse units (1,290 sf ~ 1,300 sf) »»2 2.5-storey rowhouse units (1,250 sf) 1 • Units smaller than 1,130 sf: 32 smaller units, floor area for smaller 1 • Units smaller than 1,130 sf: 10 smaller units, floor area for units equals 84% of total allowable floor area smaller units equals 54% of total allowable floor area • Dwelling unit density: 120 units/hectare • Dwelling unit density: 123 units/hectare

KEY FINDINGS FROM TESTINGS NEXT STEPS

• Shallow sites and sites with steep slope may not be able to achieve maximum density • Conduct further analysis and finalize draft district schedule and guidelines • Guidelines will clarify unit size calculation • Target Council approval of the proposed Cambie Corridor Plan in • Stacked design necessitates roof top decks for outdoor space for some units spring 2018 • Stacked design enables accessible and visitable units on many sites • Target Council consideration of proposed townhouse zone after plan approval pending utilities servicing strategy in place