in · community amenity objectives in west vancouver. staff recommends that council schedule a...

COUNCIL AGENDA

Date: z5, 2-02-0 Item:q

DISTRICT OF WEST VANCOUVER750 17TH STREET, WEST VANCOUVER BC V7V 3T3

COUNCIL REPORT

Date: May 4, 2020From: Lisa Berg, Senior Community PlannerSubject: Gateway Residences Development ProposalFile: 1010-20-19-047

RECOMMENDATION

THAT opportunities for consultation on the proposed Official Community Planamendment, with persons, organizations, and authorities, as outlined in thereport from the Senior Community Planner dated May 4, 2020, be endorsed assufficient consultation for purposes of section 475 of the Local Government Act.

RECOMMENDATION

THAT proposed “Official Community Plan Bylaw No. 4985, 2018, AmendmentBylaw No. 5064, 2020” be read a first time.

RECOMMENDATION

THAT proposed “Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5065,2020” be read a first time.

RECOMMENDATION

THAT proposed “Housing Agreement Authorization Bylaw No. 5066, 2020” beread a first time.

RECOMMENDATION

THAT proposed “Official Community Plan Bylaw No. 4985, 2018, AmendmentBylaw No. 5064, 2020” and “Zoning Bylaw No. 4662, 2010, Amendment BylawNo. 5065, 2020” be presented at a public hearing on June 23, 2020 at 6:00 p.m.in the Municipal Hall Council Chamber, and that notice be given of the scheduledpublic hearing.

RECOMMENDATION

THAT proposed “Development Permit No. 19-047” be presented at a publicmeeting scheduled for June 23, 2020 at 6:00 p.m. in the Municipal Hall CouncilChamber, to be held concurrently with the public hearing scheduled for June 23,2020 at 6:00 p.m. in the Municipal Hall Council Chamber, and that notice begiven of the scheduled public meeting.

westvOncouver

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4002981v1 25

Date: May 4, 2020 From: Lisa Berg, Senior Community PlannerSubject: Gateway Residences Development Proposal

RECOMMENDATION 0THAT Council authorize the District to enter into a modified developmentcovenant for 707 and 723 Main Street to update the number of units in theproject and secure frontage works.

1.0 Purpose

This report outlines an application amend the existing zoning for 707 &723 Main Street (previously known as 752 Marine Drive) (Appendix A).The proposal is to amend the zone for the site to increase the height ofeach building by 5 storeys and add 95 rental units. Presented as part ofthe development package are:

• bylaws serving to amend the Official Community Plan and ZoningBylaw;

• an amended housing agreement (implemented by bylaw) to securethe proposed units as per the terms specified in the amendmentagreement; and

• an amended development permit.

2.0 Executive Summary

Park Royal Shopping Centre Holdings Ltd. (Larco) has applied for arezoning that, if approved, would increase the permitted height of eachbuilding and add 95 more rental units. No changes are proposed to thepreviously-approved commercial spaces, child care facility, the non-market (supportive) housing units or the public realm.

Council directed the consideration of the proposal at its July 22, 2019meeting. While it is not consistent with the specifics of the OfficialCommunity Plan (OCP), hence an amendment is required, it is generallyconsistent with the OCP in terms of providing rental housing, creatingdensity near transit, creating strong pedestrian connections and placingemphasis on high performance green buildings. Amendments to theZoning Bylaw, Housing Agreement, Development Permit andDevelopment Covenant are also required.

In summary, given Council”s direction, staff recommends that the proposalproceed to Public Hearing. The application will deliver purpose-built rentalhousing, and will provide a financial contribution that will advance othercommunity amenity objectives in West Vancouver.

Staff recommends that Council schedule a public hearing and concurrentpublic meeting. Prior to the public hearing, the applicant will be required tohost a public information meeting.

3.0 Legislation/Bylaw/Policy

The Local Government Act (LGA) requires that a public hearing be held onthe proposed OCP amendment and rezoning bylaw and authorizes theDistrict to enter into a housing agreement.

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Date: May 4, 2020 From: Usa Berg, Senior Community PlannerSubject: Gateway Residences Development Proposal

Zoning Bylaw

The site is zoned CD57 (South West Corner Marine Drive & Taylor Way).A rezoning is required. The proposed amendments would allow foradditional density and building height to accommodate the proposal(Appendix D).

Housing Agreement Authorization Bylaw

Amendments to the registered Housing Agreement must be made bybylaw. The proposed bylaw would secure the proposed additional units forthe terms specified in the proposed amendment agreement (Appendix E).

Development Permit Amendment

The proposal requires an amendment to the approved development permit(Appendix F).

Development Covenant (Legal Agreement)

Proposed amendments to the registered development covenant, includingupdates to the number of units in the proposal and to secure frontageworks, will be detailed prior to the adoption of any amending bylaws.

4.0 Official Community Plan

The OCP identifies the site as part of the Park Royal — Clyde Avenue SubArea. The Marine Drive Local Area Plan (LAP) provides the policy at theneighbourhood scale to guide land use and development. Included aredesign guidelines to provide direction on the form, height, massing andcharacter of buildings as well as the public spaces and landscapebetween.

For this site, the LAP calls for a density of development with a Floor AreaRatio (FAR) between 2.0 to 2.25 and building heights between 12 and 14storeys. An amendment to the OCP is required (Appendix C).

5.0 Financial Implications

The proposal will deliver Community Amenity Contributions (CAC5) andapplicable Development Cost Charges (DCCs). CACs address growth-related impacts resulting from rezonings and DCCs fund upgrading orprovision of infrastructure services resulting from development.

6.0 Background

6.1 Previous Decisions

At the June 25, 2018 Council Meeting Council approved the rezoning for752 Marine Drive, enabling the development of two buildings of 11 and 14-storeys each with a FAR of 2.25.

At the July 22, 2019 Council Meeting Council passed the following motion:

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Date: May 4, 2020 From: Lisa Berg. Senior Community PlannerSubject: Gateway Residences Development Proposal

THAT: (J1. the development proposal for 707 and 723 Main Street as outlined in

section 5.1 of the July 2, 2019, Council Report be referred to publicconsultation in accordance with Council’s Preliminary DevelopmentProposal and Public Consultation Policy;

2. the applicant address traffic impacts and mitigation measures thatcould be applied to density-induced traffic congestion accruing to theapproved development plus proposed addition, especially with regardsto improved options for ingress and egress for West Royal residents;

3. the applicant consult with the residents in the Taylor Way / Lions GateBridge viewshed and propose revisions to the design of the buildingfacades to address urban design concerns regarding the visual bulk ofthe development; and

4. the applicant work with Council and staff to examine the full range ofoptions for the use of voluntary CACs (community amenitycontributions) to include: improvements to the Marine Drive Taylor WayGateway; development of a multi-modal transportation hub; andpossible temporary space within or adjacent to the development sitefor community uses.

6.2 History

Following completion of the LAP, Council approved the rezoning of thesite on June 25, 2018 to allow two mixed-use residential and commercialbuildings with a total of 203 residential units.

The west building is 11 storeys in height and includes: 11 non-market(supportive) housing units and a child care facility, both owned by theDistrict; 49 permanently secured rental units; 39 units secured as rental fora 20 years; and ground-floor commercial space.

The east building is 14 storeys in height and includes: 12 units secured asrental for 20 years; 92 unsecured rental units; and ground-floorcommercial space. 232 parking spaces are provided in the undergroundparkade. The project will deliver public realm improvements including asouth-facing public plaza, public art, and new landscaping.

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7.0 Analysis

7.1 Discussion

Site Location and Context

The site is located at the southwest corner of Marine Drive and TaylorWay and is composed of lands within the jurisdiction of West Vancouverand Squamish Nation. It is bounded by Marine Drive to the north, MainStreet (a private road) to the south, Taylor Way to the east andcommercial development to the west. Across Taylor Way are the WestRoyal Towers, two condominium strata buildings of 19 and 25 storeyseach. Kitty-corner to the site is a land assembly with a developmentproposal for a building up to 8 storeys (Executive Group), which at thetime of writing this report, has not been considered by Council.

The Proposal

The applicant proposes to rezone the site to increase the heights of thebuildings and add 95 more rental units. Key features of the proposal are:

• A FAR of 3.07 (combined site area, including leased land);• Total units: 298;• Building heights of 16 and 19 storeys;• 232 underground parking spaces (no change); and• 403 secure bicycle storage spaces (increased by 115).

The proposal requires an amendment to the Official Community Plan(OCP), a zoning amendment and an amendment to the developmentpermit. To secure the proposed additional rental units, an amendment tothe Housing Agreement is required. See Appendix B for the ProjectProfile and Appendix F for the proposed Development Permit (with thedevelopment booklet attached as Schedule A).

Evaluation

1. Context Summary

The buildings are proposed to be 5 storeys taller to add more rental units,and are proposed to be 19 and 16 storeys, respectively. The density isproposed to be increased from 2.25 FAR to 3.07 FAR. The proposedbuildings are shown in Figure 1 (next page).

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May 4, 2020 Lisa Berg, Senior Community PlannerGateway Residences Development Proposal

Table 1: Proposed Housing Mix

Date:From:Subject:

West Building

______

Figure 1: Proposed Buildings (looking southwest)

2. Housing

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The proposal is to add 95 rental units secured as:

• Permanent Rental: 89 units, in addition to the 49 previouslysecured rental units, secured in perpetuity through an amendmentto the Housing Agreement. This brings the total permanent securedunits from 49 to 138. These units are located in the west building.

• Term Rental: 6 units, in addition to the 51 units (previously securedfor 20 years), secured for 20 years through an amendment to theHousing Agreement. This brings the total number of units securedfor 20 years from 51 to 57. These units are located in the eastbuilding.

In total, there will be 206 secured rental units. The applicant intends torent out the remaining 92 units. Table 1 shows the proposed housing mixand how it compares with the approved project:

Housing Type Approved PropSsed CompaäèÔñ

Supportive Housing (DWV owned)

Permanent Rental

2oYearRental

____

Unsecured Rental

Total

Ii

49

1

92

203

11 No change

138 +89

57

_____

92 No Change

296 +95a

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The proposed housing mix secures 69% of the total units in the project asrental, making this a significant contribution to the District’s rental stock. Avariety of unit types are included, from studio to 3-bedroom.

3. Advisory Committees

North Shore Accessibility Committee on Disability Issues (A CDI)

The ACDI considered the proposal at its November 7, 2019 meeting wassupportive of the application.

Design Review Committee (DAC)

The DRC considered the proposal at its November21, 2019 meeting andrecommended support of the application, subject to working with staff onpotential demands resulting from the increased density. These includedcar share, active roof top uses, child care and a children’s play area atgrade. A minor change to the entrance siding material was recommended.The applicant has responded appropriately to the recommendations madeby the committee, and its responses are included within the developmentbooklet çattached as Schedule A to Appendix F).

4. Transportation

Promoting Transportation Goals

There are no proposed changes to the number of parking spaces. Theproject was approved with 232 underground parking spaces. The 95 newunits and no additional parking results in a residential parking ratio of 0.7spaces per unit (average). This generally aligns with the desire to reduceparking requirements as outlined in the LAP at 0.75 spaces per unit forrental housing. Resident parking is decoupled from the units allowingresidents the choice to rent a parking space with their unit if needed. Thisallows for flexibility and decreased cost for people who do not requireparking.

The applicant proposes to increase the number of secured bicycle storagespaces from 234 to 403 through reconfiguration of the parkade. As part ofthe approved project, the applicant entered into a covenant that secures 9car share spaces on the site. These measures promote alternative modesof transportation.

Transportation Impact Assessment

The applicant provided an updated transportation study as part of theapplication to address the transportation impacts of the proposedadditional units. The updated study evaluated the broader area contextand specifically analyzed potential improvements that could be made toimprove the Taylor Way and Main Street intersection. Signalling theintersection is not supported by the Ministry of Transportation andInfrastructure due to its proximity to Marine Drive. The District is satisfiedwith the proposed transportation measures outlined in the study.

4002981v1 3 1

Date: May 4, 2020 Page 6From: Usa Berg, Senior Community PlannerSubject: Gateway Residences Development Proposal

5. Sustainability

The proposal is aligned with the LAP expectations and SustainableBuildings Policy in place at the time of application for high-performancebuildings, including commitment to Step 3 of the BC Energy Code. Inresponse to Council’s declaration of a climate emergency, the applicantputs forth a sustainability package as part of the proposal. In addition tocreating a compact and complete community that is centrally located toemployment, shops and services, the site is located in a transit-rich areathat promotes alternate modes of transportation. Green building featuresinclude integrated landscaping, green roofs and landscaped boulevardsthat will have no impact on storm water run-off. The additional rental unitswill require significantly less energy demand compared with constructingan equal number of units elsewhere, such as single-family development.Common spaces and shared mechanical, electrical and structural systemssupport less demands on energy, building systems and transportationsystems.

6. Growth Related Contributions

The applicant proposes a voluntary Community Amenity Contribution(CAC) in an attempt to address the growth related impacts of the proposal.CAC offers typically include either the provision of on-site amenities, ifapplicable, or a cash contribution that can be put toward other publicbenefits.

In 2018, the approved project delivered a CAC package of $21,314,460comprised of both cash and in-kind contributions, This included$10,769,460 cash and delivery of the non-market (supportive) housingunits and child care facility (to be owned by the District) valued at$10,545,000.

Through a negotiated approach with the District, the applicant offers anadditional cash CAC of $10,000,000. District staff have reviewed theapplicant’s proforma, with the confirmation by a third party consultant, andconclude that the CAC offered is appropriate and recommend that it beaccepted. A summary of the CACs are shown in Table 2.

2018 Approved CACs 2020 Proppsed CACs Combined CACs

In-Kind

Cash

Total S

$10545000

$10,769,460

S21 ,31 4,460

-. T Not applicable

$10,000,000

$10,545,000

$21,769,460

$1 0.000.000S S31 ,31 4,460

Table 2: CAC Summary

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7. July 2019 Council Motion Response

Council considered the proposal in July 2019 and directed the applicant toconsult with the community on the proposal, address traffic and viewconcerns and to work with the District on options for the CACs.

The applicant consulted with the community at a public informationmeeting on September 24, 2019. The public viewed display informationabout the proposal and were able to ask questions of the applicant. Staffwas in attendance to observe the proceedings.

The public provided feedback to the applicant regarding the proposedbuilding heights and additional rental units, parking and traffic, and viewimpacts. The applicant provided a summary report of the meeting which ison file with the District.

To address traffic impacts and potential mitigation measures, particularlywith options for West Royal Residents, the applicant proposes to install abarrier to restrict turning movements to Main Street. As previouslyapproved, the west leg of the intersection will be limited to right turns only,which will redistribute vehicles that attempt to make north bound turnsonto Taylor Way and block the intersection (where the pavement ismarked with cross-hatching). This has been cited as a frustration by WestRoyal Tower residents. Relocating the entrance to West Royal is notfeasible as there is no alternative access points available.

Further, the applicant is working with the District and the Squamish Nationto deliver improvements in the area, including upgrades to the WelchStreet Bridge, the intersection of Welch Street and Taylor Way, cyclingand multiuse paths, etc. Lastly, Translink is implementing RapidBusservice on Marine Drive, which will connect Park Royal to PhibbsExchange in North Vanäouver, creating a convenient east-west link acrossthe North Shore.

The applicant considered potential revisions it could make to the buildingsto address view shed concerns. Options were limited as the buildings areunder construction and substantive moves, such as changing the buildingfootprints or shapes of the buildings, are not practical. The applicantprovided a series of view studies to show the impact of adding theadditional storeys to the buildings. The DRC reviewed the view studiesand are supportive of the resultant building massing and expression.

The applicant has worked with District staff and a third party consultant toarrive at the proposed CAC. The CAC could be used to fundimplementation of the emerging Marine Drive Taylor Way Gateway PublicRealm Plan, be put toward transportation goals and/or supportingcommunity uses, at Council’s discretion.

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8.0 Implementing the Project

8.1 Public Engagement and Outreach

Public In formation Meetings

Should the proposal advance, the applicant is required to advertise andconduct a public information meeting prior to the public hearing. Withphysical distancing requirements currently in place due to the Covid-19pandemic, the applicant has proposed both “in-person” and virtual publicengagement measures as detailed below. Staff are supportive of thisapproach and will be attendance for the public information meeting.

The applicant has indicated that they will utilize the former Forever 21space at Park Royal South for the “in-person” public information meeting(PIM). The venue is approximately 13,000 sq. ft. with direct exterioraccess and an abundance of convenient nearby parking. The venue islocated within a few hundred meters of the gateway project. Park Royalwill sanitize the meeting space prior to the PIM and presentation boardswill be placed to accommodate physical distancing. Floor and other spacemarkings will be installed to identify safe distancing for sign in, commentform completion and information presentation and exchanges. Attendancewill be managed at the entrance to ensure adequate physical distancing ismaintained. Park Royal will have hand sanitizer and masks available forthose presenting and attending the PIM.

The applicant will provide staff a digital version of the PIM boards andcomment form for review prior to the meeting. The applicant has indicatedthey will create a “Q & A” for each board based on comments from priorPIMs and input from District staff. The virtual public engagement will runfor 48 hours in advance of the “in-person” PIM and the applicant team hascommitted to responding to questions emailed within 24 hours.

Signage

Should the proposal advance, the applicant will be required to install adevelopment information sign with particulars about the second publicinformation meeting and public hearing.

Public Hearing and Notification

The proposed OCP amendment and rezoning are subject to a publichearing. The recommendation herein projects the public hearing on June23, 2020. Notice of the public hearing and consideration of thedevelopment permit will be given in accordance with District procedures.

Website

In alignment with current practice, a description of the proposal, applicableupdates and architectural drawings are on the District website.

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8.2 Conditions Precedent to Adoption

Prior to adoption of the bylaws and approval of the development permitamendment, the following requirements must be met:

• registration of a modified section 219 covenant to update thenumber of units in the project and secure frontage works;

• payment of the voluntary community amenity contribution; and• Ministry of Transportation and Infrastructure approval on the

proposed rezoning bylaw.

8.3 Other Communication, Consultation and Research

Planning staff has consulted with District staff from various departmentson the review of the development application. The applicant has worked toaddress each departments noted comments and are satisfied with theproposal, subject to further detail during the building permit phase, ifapproved.

9.0 Options

9.1 Recommended Option

Council give first readings to the proposed bylaws and set the date for apublic hearing and a concurrent public meeting.

9.2 Considered Options

a) give first reading to the proposed bylaws and set an alternative date (tobe specified) for a public hearing; or

b) defer consideration pending the receipt of additional information (to bespecified) be provided and available to assist in consideration of theapplication; or

c) reject the application.

10.0 Conclusion

This rezoning application will deliver additional purpose-built rentalhousing and generally aligns with high level goals of the LAP. The projectwill deliver non-market (supportive) housing units, a publicly-owned childcare facility, public art and public realm improvements as well as anunrestricted cash community amenity contribution.

Staff recommend that the application be scheduled for a public hearingand concurrent public meeting, together with the development packageincluding the proposed bylaws and development permit.

400298 lvi


Author:

0Lisa Berg, Senior Community Planner

Concurrence V I/Michelle McGuire, Manager of Current Planningand Urban Design

Appendices:A. Context MapB. Project ProfileC. Official Community Plan No. 4895, 2018, Amendment Bylaw No. 5064,

2020D. Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5065, 2020E. Housing Agreement Authorization Bylaw No. 5066, 2020F. Development Permit No. 19-047

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westvancouver

APPENDIX A - CONTEXT MAP

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PARK ROYAL NORTH

CLYDE AVENUEL

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U,

I 0 Sal

ATERSSJ

SI, .7

7,!

PAc ROYAL SOUTH

Rt&’N STREET

1 I

4002981v1 37

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APPENDIX B - PROJECT PROFILE

at March 11,2020

OCP Amendment, Rezoninq and DP 19-047Applicant: Park Royal Shopping Centre Holdings Ltd.Architect: DA Architects & PlannersLandscape Architect: Vaughan Landscape Planning and DesignAddress: 707 and 723 Main StreetLegal Description: LOT 1 DISTRICT LOT 1040 GROUP 1 NEW

WESTMINSTER DISTRICT PLAN EPP83749PID: 030-487-668OCP POLICY: Marine Drive Local Area Plan (LAP) & GuidelinesZoning: CD57Heritage Register: NoPreviously Before July 22, 2019 (direction to consult)Council:Summary: To rezone the site to add 5 storeys to each building and 95

rental units, for a total of 298 units.

LAP C057 Proposed NottFAR 2.0 to 2.25 2.25 3.07 + 0.82Setbacks n/a 0 m 0 m No changeBuilding Hflt_____

West Tower J UQrnetres 58 metres + 18 metresEast Tower

n/a ] 50 metres 65 metres + 15 metresNumber of Storeys:

West Tower____12-14 11 storeys 16 + 5

East Tower 14 storeys 19 + 5Number of Units n/a 203 298 + 95Parking 1 .25/unit 232 231 Complies

0.75/ufl it(rental)*

*maximum

westvancouver

Application:

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District of West Vancouver

APPENDIX C

Official Community Plan Bylaw No. 4985, 2018,Amendment Bylaw No. 5064, 2020

(707 & 723 Main Street, previously known as “752 Marine Drive”)

Effective Date:

4002770,ji

41



Table of Contents

Part 1 Citation 1Part 2 Severability 1Part 3 Amends Marine Drive Local Area Plan and Design Guidelines 1

0

4002770v1

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Official Community Plan Bylaw No. 4985, 2018, Amendment Bylaw No. 5064, 2020



A bylaw to amend the Official Community Plan to allow for additional buildingheight and density for 707 and 723 Main Street (previously known as ‘752

Marine Drive’)

Previous amendments: Amendment bylaws 5008 and 5045.

WHEREAS the Council of The Corporation of the District of West Vancouverdeems it expedient to provide for an amendment to the Official Community Planto allow for the appropriate redevelopment of lands at 707 and 723 Main Street(previously known as “752 Marine, Drive”);

NOW THEREFORE, the Council of The Corporation of the District of WestVancouver enacts as follows:

Part 1 Citation

1.1 This bylaw may be cited as Official Community Plan Bylaw No. 4985,2018, Amendment Bylaw No. 5064, 2020.

Part 2 Severability

2.1 If a portion of this bylaw is held invalid by a Court of competentjurisdiction, then the invalid portion must be severed and the remainder ofthis bylaw is deemed to have been adopted without the severed section,subsection, paragraph, subparagraph, clause or phrase.

Part 3 Amends Marine Drive Local Area Plan andDesign Guidelines

3.1 Schedule A to Official Community Plan Bylaw No. 4985, 2018, Schedule iiArea-Specific Policies and Guidelines, Marine Drive Local Area Plan andDesign Guidelines is amended as follows:

3.1.1 Section 3.3.1 Land Use Plan and Policies, Park Royal Focus,fourth sub-bullet to the sixth bullet is deleted in its entirety and

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43

Official Community Plan Bylaw No. 4985, 2018, Amendment Bylaw No. 5064, 2020 2

replacing it with “Permit redevelopment inclusive of all uses andamenities up to 3.07 FAR gross calculated across the entirety ofthe site (DWV and the adjoining Squamish First Nation parcel).

3.1.2 Section 3.3.2 Built Form Design Guidelines is amended bydeleting the reference “752 Marine Drive (12— 14 storeys)” in thefirst paragraph of the second column and replacing it with “752Marine Drive (16— 19 storeys)”.

3.1.3 Section 3.3.2 Built Form Design Guidelines, General Sub-Area:Park Royal Focus, Box A 752 Marine Drive is amended by:

(a) deleting the first bullet point and replacing it with “Mark thesouth side of the Marine Drive and Taylor Wayintersection with a primary, taller building (up to 19storeys) that responds to the corner, and a secondarybuilding with a lower height (up to 16 storeys) thatresponds to Marine Drive”; and

(b) deleting fourth bullet point and replacing it with “Orientprincipal flatiron building along Taylor Way with secondarylower building providing a strong presence on MarineDrive.”

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Official Community Plan Bylaw No. 4985, 2018, Amendment Bylaw No. 5064, 2020 3

READ A FIRST TIME (MAJORITY VOTE OF ALL COUNCIL MEMBERS) on

PUBLICATION OF NOTICE OF PUBLIC HEARING on

PUBLIC HEARING HELD on

READ A SECOND TIME (MAJORITY VOTE OF ALL COUNCIL MEMBERS) on

READ A THIRD TIME (MAJORITY VOTE OF ALL COUNCIL MEMBERS) on

ADOPTED (MAJORITY VOTE OF ALL COUNCIL MEMBERS) by the Council on

Mayor

Corporate Officer

4002770v1

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APPENDIX D

Zoning Bylaw No. 4662, 2010,Amendment Bylaw No. 5065, 2020

(707 & 723 Main Street, previously known as “752 Marine Drive”)

Effective Date:

4002771 vi

47



Table of Contents

Part 1 Citation 1Part 2 Severability 2Part 3 Amends the CD57 (South West Corner Marine Drive & Taylor Way)Zone 2

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48

Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5065, 2020



A bylaw to amend the zoning bylaw to allow for increased building height anddensity at 707 and 723 Main Street (previously known as “752 Marine Drive”).

Previous amendments: Amendment bylaws 4672, 4677, 4678, 4679, 4689, 4701,4680, 4710, 4697, 4716, 4712, 4737, 4726, 4736, 4757, 4752, 4767, 4787, 4788,4784, 4772, 4791, 4805, 4809, 4828, 4854, 4873, 4866, 4895, 4839, 4898, 4927,4944, 4905, 4974, 4967, 4982, 4962, 4928, 4992, 5001, 5021, 5024, 5009, 4938,and 5044.

WHEREAS the Council of The Corporation of the District of West Vancouverdeems it expedient to provide for an amendment to the zoning bylaw;


Part 1 Citation

1.1 This bylaw may be cited as Zoning Bylaw No. 4662, 2010, AmendmentBylaw No. 5065, 2020. -

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49

Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5065, 2020 2

Part 2 Severability


Part 3 Amends the CD57 (South West Corner MarineDrive & Taylor Way) Zone

3.1 Zoning Bylaw No. 4662, 2010, Schedule A, Section 600 (ComprehensiveDevelopment or site specific zones), Section 657, CD57 (South WestCorner Marine Drive & Taylor Way) is amended as follows:

3.1.1 Section 657.02 “Floor Area Ratio” is amended by deletingSection 657.02(1) and replacing it with Section 657.02(1)Maximum: 3.07 FAR.

3.1.2 Section 657.04 “Building Height” is amended by deleting Section657.04(1) in its entirety and replacing it with Section 657.04(1)Maximum: (a) West Tower: 58 metres (b) East Tower: 65metres.

3.1.3 Section 657.05 “Maximum Units” is amended by deleting Section 0657.05(1) in its entirety and replacing it with Section 657.05(1)Maximum residential units: 298

3.1.4 Section 657.06 “Number of Storeys” is amended by deletingSection 657.06(1) in its entirety and replacing it with Section657.06(1) Maximum: (a) West Tower: 16 storeys (b) East Tower;19 storeys.

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Zoning Bylaw No. 4662, 2010, Amendment Bylaw No. 5065, 2020 3

READ A FIRST TIME on

PUBLICATION OF NOTICE OF PUBLIC HEARING on

PUBLIC HEARING HELD on

READ A SECOND TIME on

READ A THIRD TIME on

APPROVED by the Ministry of Transportation and Infrastructure on

ADOPTED by the Council on

Mayor

Corporate Off icer

4002771 vi

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APPENDIX E

Housing Agreement Authorization(707 & 723 Main Street, formerly known as 752 Marine

Bylaw No. 5066, 2020Drive”)

Effective Date:

400301 9v1


Housing Agreement Authorization Bylaw No. 5066, 2020

Table of Contents

Part 1 Citation 1Part 2 Severability 1Part 3 Housing Agreement 1

Schedule A — Housing Agreement 3

C

04003019v1




A bylaw to authorize an amendment to a housing agreement.

WHEREAS the District entered into an agreement with the Owner of land that isnow described as LOT 1 DISTRICT LOT 1040 GROUP 1 NEW WESTMINSTERDISTRICT PLAN 8PP83749, PID 030-487-668 (the ‘Land”), which agreement isregistered as a covenant under charge number CA691 3627, and notice of theagreement was filed under number CA6913628 (the “Housing Agreement”);

AND WHEREAS the Owner and the District have agreed to amend the HousingAgreement;


Part 1 Citation

1.1 This bylaw may be cited as “Housing Agreement Authorization Bylaw No.5066, 2020”.

Part 2 Severability


Part 3 Housing Agreement

3.1 The District of West Vancouver is authorized to enter into an agreement toamend housing agreement under section 483 of the Local GovernmentAct, which amendment agreement shall be substantially in the formattached to this bylaw as Schedule A, with the owner of the Land.

3.2 The Mayor and Corporate Officer are authorized to execute and deliverthe amendment agreement authorized by this Bylaw.

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Housing Agreement Authorization Bylaw No. 5066, 2020 2

Schedules

Schedule A — Agreement to amend the Housing Agreement QREAD A FIRST TIME on

READ A SECOND TIME on

READ A THIRD TIME on

ADOPTED by the Council on

Mayor

0borporate Officer

0400301 9v1


Schedule A — Agreement to amend the HousingAgreement

Housing Agreement Amendment

PART 2—TERMS OF INSTRUMENT

AFFORDABLE RENTAL HOUSING AGREEMENT AND COVENANT MODIFICATIONAGREEMENT

(Section 483 Local Government Act and Section 219 Land Title Act)

THIS AGREEMENT dated for reference March 11, 2020 is

BETWEEN:

PARK ROYAL SHOPPING CENTRE HOLDINGS LTD., Inc. No.BCC0596935, 3rd Floor, 100 Park Royal, West Vancouver, BCV7T 1A2

(the “Owner”)

AND:

DISTRICT OF WEST VANCOUVER, a municipal corporationpursuant to the Local Government Act and having its officesat 750 17th Street, West Vancouver, BC V7V 3T3

(the “District”)

WHEREAS:

A. The Owner is the registered owner of the land and premises located at 707 and723 Main Street Drive in the District of West Vancouver, legally described in Part2 of the Land Title Act Form C attached to and forming part of this Agreement (the“Land”);

B. The Owner and the District entered into an agreement under section 219 of th&Land Title Act and section 483 of the Local Government Act, registered in the NewWestminster Land Title Office on July 6, 2018, under number CA6913627 andCA6913628 (the “Original Agreement”) which requires that development and useof the Lands comply with certain conditions concerning the provision of affordabledwelling units; and

C. The Owner and the District have agreed to amend the Original Agreement in themanner set out below.

400301 Svl

57


NOW THEREFORE in consideration of the payment of $1.00 by each party to the otherand other good and valuable consideration, the receipt and sufficiency of which each )party acknowledges, the Owner and the District covenant and agree pursuant to section219 of the Land Title Act, and section 483(5) of the Local Government Act, as follows:

1. The Original Agreement is amended as follows:

(a) Section 2.3(a) is deleted and replaced with “to create an air space parcelcontaining no fewer than 138 Dwelling Units, and containing everyDwelling Unit located above the second storey of the West Block.

(b) in Section 2.4, every reference to “100 Dwelling Units” is deleted andreplaced with:

“195 Dwelling Units”

(c) in Section 2.5, the reference to “51 of the 100 Dwelling Units” is replacedwith “57 of the 195 Dwelling Units”.

(d) In Section 2.6 the reference to “100 Dwelling Units” is replaced with “195Dwelling Units” and the reference to “49 Dwelling Units” is replaced with“138 Dwelling Units”:

2. This Agreement shall enure to the benefit of and be binding upon the partieshereto and their respective successors and assigns.

3. The Owner will do everything necessary, at the Owner’s expense, to ensure thatthis Agreement will be noted and registered against title to the Lands in priorityto all financial charges and financial encumbrances which may have beenregistered or are pending registration against title to the Lands save and exceptthose specifically approved in advance in writing by the District or in favour of theDistrict, and the Owner further acknowledges that a notice under section 483(5)of the Local GovernmentAct will be filed on the title to the Lands.

4. It is mutually understood, agreed and declared by and between the parties heretothat:

(a) if any Section of this Agreement or any part of a Section is found to beunlawful or unenforceable, that part or Section, as the case may be, shallbe considered separate and severable and the remaining parts or Sections,as the case may be, shall not be affected thereby and shall be enforceableto the fullest extent permitted by law;

(b) wherever the singular or masculine is used herein, the same shall beconstrued as meaning the plural, feminine or the body corporate or politicwhere the context or the parties so require and, where the Owner consists Q

4003019v1

58


of more than one person, the term “Owner” shall mean all such personsJointly and severally;

(c) this Agreement shall enure to the benefit of and be binding upon theparties hereto and their respective heirs, executors, administrators,successors and assigns;

(d) the parties hereto shall do and cause to be done all things and execute andcause to be executed all documents which may be necessary to give propereffect to the intention of this Agreement; and

(e) all terms, conditions, covenants and agreements of the OriginalAgreement not specifically modified by this Agreement shall remainunchanged and in full force and effect.

In witness whereof, the parties have executed the Land Title Act Form C or Form D, as thecase may be, attached to and forming part of this Agreement.

END OF DOCUMENT

4003019v1

59



0

60

... ...rnP!’iI&

APPENDIX F.


Development Permit NO.19-047(Amends DP No. 12-085)

CURRENT OWNER: PARK ROYAL SHOPPING CENTRE HOLDINGS LTD.

THIS DEVELOPMENT PERMIT APPLIES TO:

CIVIC ADDRESS: 707 and 723 Main Street

LEGAL DESCRIPTION: 030-487-668LOT 1 DISTRICT LOT 1040 GROUP 1 NEW WESTMINSTERDISTRICT PLAN EPP83749(the ‘LANDS’)

1.0 This Development Permit amends and supplements Development Permit No.12-085 as shown on the drawings and plans attached as Schedule A;

2.0 Prior to building occupancy, the Owner must undertake design developmentof the public realm along Marine Drive and Taylor Way road frontages thatare in keeping with the Marine Drive/ Taylor Way Gateway project asdirected by Council, which must be submitted for acceptance to thesatisfaction of the District’s Director of Planning and Development Services;

3.0 Prior to building occupancy, the Owner must construct a separated raisedbike lane on Marine Drive along the frontage of the and to the satisfaction ofthe District’s Manager of Land Development.

4.0 This Development Permit lapses if construction has not commenced, underan issued Building Permit, within 24 months of the date of this permit wasissued.

THE COUNCIL OF WEST VANCOUVER APPROVED THIS PERMIT BY RESOLUTIONPASSED ON

__________

MAYOR

CORPORATE OFFICER

FOR THE PURPOSES OF SECTION 6.0, THIS PERMIT IS ISSUED ON

______________

(see Council Report dated March 11, 2020 #4002981v1)

Schedules:

A. Architectural Drawings4002977v1

61

SCHEDULE A to UP 19-047

GATEWAY RESIDENCES

APPLICATION FOR OCP, ZONING AND

DEVELOPMENT PERMIT AMENDMENT

707+723 MAIN STREET (752 MARINE DRIVE),

WEST VANCOUVER

MARCH 03, 2020

APPLICANT AND OWNER

PARK ROYAL SHOPPINC CENTRE HOLDINCS Lro100 PARK ROYAL SOUTH

WEST VANCOUVER BC V7T 1A2

ARCHITECTURE

DA ARCHITECTS + PLANNERS

2001014 HOMER STREET

VANCOUVER BC V65 2W9

LANDSCAPE ARCHITECTURE

VAUGHAN LANDSCAPE PLANNING AND DESIGN

1406 CLYDE AVENUE

WEST VANCOUVER BCV7T iGi

CIVIL

APLIN & MARTIN CONSULTANTS LTD

#201-12448 82ND AVENUE

SURREY BC V3W 3E9

LAND SURVEYORS

CHAPMAN LAND SURVEYING LTD

107 -100 PARK ROYAL SOUTH

WEST VANCOUVER BC V7T 1A2

0,N)

0 0 0

0 0

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY 31.1 PROJECT DATA 4

2.0 APPLICATION OPPORTUNITIES + BENEFITS 521 SMART GROWTH NEIGHBOURHOOD 6

2.2 LIFE CYCLE ASSESSMENT 7

2.3 WEST VANCOUVER OFFICIAL COMMUNITY PLAN + THE MARINE DRIVE LOCAL AREA PLAN 8

2.4 TRANSPORTATION 9241 TRANSPORTATION OPTIONS 924.2 VEHICULAR IMPACTS + MITIGATION 10

2.5 ADAPTABLE RESIDENTIAL UNITS + BARRIER FREE MEASURES 14

2.6 CAC + DCC OPPORTUNITIES FOR COMMUNITY BENEFITS 15

2.7 COMPARISON TO CURRENT REZONING AND DEVELOPMENT PERMIT 162.7.1 HEIGHT COMPARISON 172.7.2 VIEW STUDIES 1927.3 SHADOW STUDIES 35

3.0 ARCHITECTURAL DRAWINGS 3831 PLANS 393.2 ELEVATIONS 62

3.3 SECTIONS 67

DA ARCHITECTS + PLANNERS GATEWAY RESIDENCES 10CR ZONING AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 2

0,

1.0 EXECUTIVE SUMMARY

This document describes the proposal to amend the Development Permit

for the Gateway Res,dences, in order to add 95 secured rental residential

unils to the approved development and associated Re-Zoning and OCP

Amendments. The number of restdential units would increase from 203to 200 with no increase in parking. To accomplish this, the East Building

would go from 14 to 19 lloors and she West Building, tram 11 to 16 floors.

The overall high quality expression of the buildings, podiums and publicrealm

will not change from the approved development.

There are several community opportunities and benelits with this

proposal. They include:. Imptemontation to best practices in Smart Growth development

which is a material response 10 the District of West Vancouver

Council declaration of a climate emergency;

Adherence to the goals and oblectives of the OCP. with the

exception at the modifications to the Local Area Plan;The near term and certain increase in the number of rental

residenlial units available in West Vancouver with no increase ininfrastructure or tile use of additional lands;

• Increase in residential capacity within a mixed-use neighbourhood

with amenities and services witttin walking distance and strong

public transportation coinections;

• A 23 unit increase in the number ot adaptable units within the

development and a higrer level of barrier.tree measures.

• CACs attributed to the additional renial units used at Council’s

discretion to address immediate community needs.

Tite following package describes in mere detail the above points and the

comparison of the current apprDved development and this proposal.

DA ARCHITECTS + PLANNERS GATEWAY RESIDENCES I OCR ZONING AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 3

0 0 -o1.1 PROJECT DATA

CURRENT OCP, ZONING + OP

*c”. dl7l

4311 Ils,6 (344_I 4*l3*4*41Ift,1C11735531114 hi 333 SCl( 7353*4 WI 0*43133 WI (.334(7544 5*6-33431

474* I --p 1533 4S4*35742 4 6,3*5 2.216135443033341P3563531 . 7

...,

(.354 —

*357*3 4 7.6*6 -

3 -r-

TI4M 124 116.642 1,541 3 0 0 1.114 111.1*543.

— 7—

W44 (4176 734044* 7*54434414 (WI Cedd III 3es* r*nI H.ww(ft 0.34,. ml (hi 1,4343414

473143 . I 3733 . . -- -

4.,.4 I .434.0140...) II 0 1.714 (.3(2

(74143 34 U. -

43.344 II 2t434

bsdI43eSo4.) — (4 7,751

475.417 7 6.611

mdii ..3453’.J I 3X4T4314 44 75.453 13373 717 1.716 3,314 2 113.331 633

s_h — - — 3_I

4140 3..I 334341*1 flê3344i4hi Cthl(. (345416 Will H*3Wq(ft 0*4041l ml 473447(334 (.34’4l4i

IjidsitI. - - . uflfl13S•2W P I I 0 1.163W

*3*7403333 4131*1013*

3.644144 4.3dml C..dd (.3.35(34344 440531.17.1 ‘4’O”I ,..otyIWI 44.(34.4- . - .,&. --. ‘a - .

PROPOSED OCR ZONING + DP

3o3o,t.. (7*4311641

[Ill 4136 (14 IlP0lld33II1 (5,4 [373.73,64 (h4 5.3413 4WC4( 7.33.3111 0.4do. (It’) 138.47 4,33) 1.4*30(11

6130(1 I (.433 6.1*41(1713 6 6.3*1 (.216

473307.37IP.7I S 3534473.43* 1 7.436

(43.413 2 47TMM ‘43 333.361 6.534 0 I I (.113 3.4511 II’

— 3.-44.318163 34*4_I 4*41*131 c3...w,al4h4 3.337434.4,4 73*434(7.] 0.54373433) 4yIW7 keI*4.4(4.141 3.334 (3,743 737 -433.42[116L01&031 II I 3.773 3534

6*7.43 II 13,37 -4732(4 13 ‘3.434

I*,14W*414(o.’&a) 3* 7.743 - .

413.4:5 7 4.4(31a3414 U’%’’ 3’ 3.3441334* 144 114.111 33,323 713 3.731 3.913 I 141.7777.

s_h — — —6443.343.43*54341..) 73443.4 (.4*4.3444 (hi .4.7—433144 (hi 5.75414 14lC4) 473.574 (WI 4nInl 11sed (hi 1443444.3.343*1 33741-’nIs- I 4*ah,23’ • I I I I 3W

34*7400.4 4.443404*

43444143 m3I ...n6j (hi 33.3*3 44*34) 64o*7. (I 04437.334 13.7*7)13.1 14137334

— * 49C.,. 4774 3533 1.23* 331.4237.

1*7.44*1.4411*3. CS7(.744 5*73 67356041* .33

(JL*fl&. jitaW13140.9*173 *31.4346*’ 13,431*4’3*4. - fl$ 3M

44535 4552%

—(._ - —— —.

( 7 54’ T”: 4*3S.

3774.•411116491 1113313 31.3*44 1*1573

*441.66.4.5.. C4. 3*n 634 143143 O

.4(3*335 - U 531.4*37. .. 7347ni1112 1.37*233 21634 Fr .4.4*lFI’‘3* _

•;3•_ I-- 37 ,ma’

I4.C3_.4 74 Itt *0 5412

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II 45*44.4 52.-s 4575.4

73741.404*4

3.441l’1114q313V11’.*4*1I II*611.43214 41

73144.47464*0 II113121447334.*l1 II

-.- 243

0.4333,.1.4.44

24.43.1

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—‘4.4

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Fe64.,217374 1144344737.151774 32

1313* I3I

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. —-

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4,*1112017141.71*4734773* 43 I*1363.45t1 (U II 35*4412141

t.,e_.3.4431012341*6 9 *

244.,6_i.n.4 —:‘-e 131.0.353 - e’11034 — 133 443 —

C,U,

DA ARCHITECTS + PLANNERS GATEWAY RESIDENCES OCP, ZONING AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 4

414354843 3413315.3 1111154.4_I

7(377.3 22 55 16

15 3-2 74

357*1.3 — 77 ID 77

I I

______________

1] -—4—3• 343 .4 743

—— —.513 P4*_

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fl n

2.1 SMART GROWTH NEIGHBOURHOOD

In June 2019, the District at West Vancouver Council passed a motion

declaring a climate emergency in response to climate change. District

staff was directed to report back regarding:

• Actions the District is presently taking to reduce 6MG emissions

(corporate and community) and to meet the Districts climate

targets

• Actions the Dist,ics is preseatty taking to adapt to climate change

(corporate and community) and their costs;

• Actions that comparable municipalities are taking to reduce their

GHG emissions and

• Additional actions that the District could take in the short, medium

and long term (corporate and communityl to further reduce GHG

emissions.

tn response to the same concern, the Province of British Columbia has

published the BC Climate Action Toolkit (http://www.toolkit.bc.ca) that

desciibes smart growth land use strategies that may assist in addressing

climaro change. Quoting from Ihe government website. ‘Smart

Neighbouihoods exhibit allot some of the following characteristics

including:

t. Compact and complete, characterized by higher densities and a

mix of uses;

2. Central location, with clustering of employment, retail, residential,

and other activities and uses;

3. Accessible, mullimodal transportation, atlowtng people so get

around easily on foot, bicycle and transit;

4. Green networks, integrating landscaping, green roofs, street

boulevards, parks, and environmentally sensitive areas;5. Green buildings:

6. Reduced energy and resource use, based on district energy and

etticient infrastructure;

7. Diverse housing options, accommodating people of all ages and

walks of life and

B. Econotmc viability, ensuring the lo,g-term resilience of developer.

town, and residents”

The Gateway Residence currently approved development and this

proposal to add 95 rental residenliai units, aligns with these Smart Growth

Characteristics and has significantly lass impact en tho environment

compared to accommodating ttie same number ot rental residential units

elsewhere in the Lower Mainland.

1. Compact and complete, characterized by higher densities and a

mix of uses: No additional tend is required to accommodate the increase

in residential units within this mix-use development.

2. Central tocation, with clustering of employment, retail.

residential, and other activities and uses: The development is located

adlacent to a maior retail and employment centre as well as close to

rocreallon and entertainment activities. Park Royal is willing to wo,k with

the Drst’icl ci tNest Vancouver to accommodate activilies such as ails

& culture, adull care and youth programming within new facilities for Ihe

near, mid or long term. -

3. Accessible, multimodal transportation, allowing people to get

around easily on foot. bicycle and transit: The Gateway Residences is

a key pat ci Park Rcyal’s evolution as a mixed use walkabie community,

ultimately lessening the depener.ce on or the need for single occupant

cars. Public trans;l, car share, bicyde end pedestrian connections

wilt bo very watt devetoped in ths area. The Marine Drive RapidBus

service aowt for quick and easy movement across the North Shore

and compliments already robust pubic transportation to Vancouver’s

downtown core. No additional vehicuar parking will be provioed.

howeve’ additional bicycle storage will be provided for the 95 rental

residential unils.

4. Green networks, integrating landscaping, green roofs. Street

boulevards, parks, and environmentally sensitive areas: The

develop’nent will undertake extensive greening of the site with new

landscaping, public plazas, vegetated roofs and a strengthened public

access tom Park Royal to the Capitano R:ver natural area. The addiional

units wit have no impact on storm water run-off

5. Green buIldings: The development will exceed the current District’s

Sustainable Buildings Policy.

6. Reduced energy and resource usa. based on district energy and

efficient Infrastructure: The increase in residential rental units wilt

require significantly less energy demand and infrastructure compared to

accommodating the same number of units on a separate site. This is due

to the opportunity to share common spaces and the core mechanical,

electrical, elevator and structural systems withtn the approved building.

Less embodied energy will be expended and far less building material

and equipment will be required compared to a separate development. A

Life cycle assessment I LCA) was undertaken to assess the proposal’s

savings in C02 emissions comoared to a stand along project providing

the same number of residential units, Please see Section 2.2 Life Cycle

Assessment.

7, Diverse housing options, accommodating people of all ages and

walks of life: The addition of 95 seemed rental units will oneale a larger

stock of much needed rental accommodation in the Dist,ict of West

Vancouver To be clear, the additional 95 units will be rental for the life of

the building.

8. EconomIc viability, ensuring the Iong’term resilience of

developer, town, and residents: Park Royal has a tong and rich history

of serving the community. Emoloymenc and business opportunities area

abundant and with the broadest amenity of taring on the North Shore, it

is a meeting place for oil generations. The vision (or Park Royal is so be a

thriving neighbourhood, a community within a community, where people

can live, shop, work and 00 entertained.

DA ARCHITECTS + PLANNERS GATEWAY RESIDENCES I OCP, ZONING AND DEvELOPMENT PERMIT AMEN0MENT APPLICATION 6

Co

2.2 LIFE CYCLE ASSESSMENT

DATE October 11.2019

TO

FROM:

POck kranjea WUik Royal)

I NTEGRALGROUP

pIi.,B&ow end.: 5)1514 seat IvrWJi

INorl-Seliesfel Wads: Caiaete Beck

alaSlior waft Cast h Place Camel. 35 liPs to OS Wa

Eenvrn WalEE12e1514 eel begin

, Cast Plot. Camels 35 MPa. lsmiaqe MM. 550 Wairrepsi Membenelath ml lle tee

I CrwweSIeotrdedsaabalMPaSAa2mhaaSpwtad.wela.Camela Ssaaloesi Sbe 31 Or-a

RE 752 Mark,. Dci,.— D.n.i&atIon Impact AmIy.I.

To wheet U nayn,

11w 752 Malma Dews devpyien1 ha. proposed e novel method to ptve saw houss. eftw rVaTatng the envat,n,eri

npacl ana’aled. Ilie devekigeteva Imam waM Ole to pcvvle itcuwased lrojsr-g ía lie Pass Roial area otwissa Vanca.Ien

without Sla envroensent& Impact of en addthaial parkade stoicIsm. The thoeased density soda oat! actths both towers In

the f.,Tn tat 05 scoured rental rests. The conenl palLing stnietote would be sufhger 1° supped thn esoucuve

Cunend1’ 232 patkiog slats are being pretoded for the eeisve ste witch indudes a mix Cl 203 t.sidensal unit, mid —30,0

square (eel of ounvnriciat 1195 edma scoured rental units era planned effete, an a&thooal 71 paitteg slave would be required

assumang the new bjtdmg would be etthely seoured rental with a pamkkvg ole of 0-75 stats per uml. To caifnv the signiflcance

ot the lscseaoed densily on the 752 tianne Dove ode, the design rein has pursued a kite Cycle Aasesomeni ILCA) to provide

Uwiiiaioltejeute,t,issijieseni’lyeese lesatlutm,ulaelohuiluyelleelJe.hade.

A wrote boitang LCA allows a project ‘cam to oedsistaiwi the ‘Credle-lo-CmvV enmonmental letpsct ol Iii. devigs. ,tsaterialselectee. construction end demoflEms at the proposed building. The LCA has in. eblity to eralusle severe impact categates

and evaluate. ,.ch impact cetegora though the initial stages ci the law melee.’ sttpmdy to the dn,eohl,ne ot 15w buildimvj slur

lt..np.ct,d 5,0 epan. The LCA has be., apØed to the 752 (tens. Dne,dae.lopwent loevalual. the p.rLlmsg structures utobal

Wasrec ParSel (Wan teitred bat Entod ad Caton a Qowehouse Gal Enissegesi.

Li ounm.elisnweli sic desigoterm J con agreed tat. tOie proposed aifiliasae 95 moltS we’s to be Crefluded mia stand’alone sic. matenaldyof the 000vegeaan sloudeis could likely be sditartothat ol the 752 Marine Dave daeelopregnt However

we ormeecy proposed, the 95 teds realM be added to the 752 Media Dave fevekipeneis sinned retenat p..Itade space.

welds wo.M eewn.i.w he re*ed to ,tçpeel Em 95 vat they w.f C ml a sthM-alo,e sue. Far IN, learns Ow

wiwtrge,ntj benef.t of em tceaaad decedy s bemg defiled ate’q I, the emassea’m sensed thiot the add,bcn of tee

ttsldeetdei sisal atmat em ts1ttclm. cur- a enel palade,

Gktal Wanneg Potensal catceialena h,aa majabaining nalmiata Cteta,ned anode Urn peihads have boo, conducted based.wi the ‘Issued (or Cwtstnx±cn to Code’ vhsduret tirarangs end ‘Issued (C, Constmvacten (Fuundalioetf aechileau,al drinvings.

The .05w.,, end irs thin analysis woa use Athena Imped Est,maler. All Macovation ueed in the calculation cot ‘ended trace

the above drawng owls toy Inpol kilo tim analyos soeware. Where atoll aisumptens were reqtdred, they were based on the

ItA peartlenere previous eapedeace led Industry ties’ practice.

De.lqn A.serdeo. Below ends

eeg Fecigevi 4.431 ml

Emgsm&eeat.

Camel. çsFmaldss Latest. Rat stab

Costesebmiorac.

The Athena Impact Estimator a Baddi,gs toINar,ess tidied. seiko kin saimpranceevin EN 15970. A 60-year bsMevg Weeepedancjwa, mounted ei INsanatyso The tbvang molestS mOe tablebelmhtTprtselatheovera3 C &Wainn Poled-al

assooaled wlth ‘vs streisand sumaissul ord eatle evn’yonmm of Em p01*10w as mnraelty desied Dated on skis

eleraly. Sw can sflvpdal. em pcgeeabat emboded nsseals mIensely cia sr-sin paweng sflEtne “stab be lathe states

OWen — ‘osateatal —- Pa bale Eevtmwm.ntal bepad Retail.

t:zz: Lz:°2- TeouElGbo&Wensn0 PslnlaI lrd.may mites CO2eviros lee —

OkicaawamwgPelessal Atmualseed dr-sir so-rca’ r •3

ml has been detenenef booed on me cunsnl deelge 01 In. parkade tsr 752 Mann, Dyes, the tout lifecyde Global Warmsg

Potenlial par paihieg ‘loll is —19 tunes we CD2sq per stall and ennoal,red lnt.nrnly e—3J unites ot CO2eq per stall perysfy,

consldenng a 60-ycer elloclure lit..

0095 corn secind ‘suM tnt, a. ed lathe 752 Miens Drew devstntent e pa*l.5 slnn provide5 71 peking eleis

sond 001 be mines-acted. As prevousty thoissed, it slats woid need to be prodded to meet me needs of a 95 va-st neo,v

,eiitisl beatde’g. Therefore, symEding the cr19 cersicy s-net Li a-dana iotat ‘minIons coving, of —1,330 tone,. of CQ2eq

TN, cdi elan be teen over S’s peedioted petted Lie tern. °i 60 yearn elsie savelga sold he-fl kevw. orCD2eq pat yes

The above r,ce,d hte cyde analysis Iessa uueda moor imaufit F, the deroalca Lan 00 the 752 Maya Dave dsa&oprrent

Unlesldst&io me lie cyde r-ajsas sa Em peeled, polIo’ 00 em flo ad ate.. tflee sIr-sd edge kilo Urn tesaflpg

enwoumentat wept. The v#srant enweminenlal espacl savings Mu been Calatlated Use to me proposed dansikeson ofthe 752 Ltuone Wv, devvloyanent.

Should you have eny milcems, please contact the undersigoed.

Vents toly,

Ad th’ee tevels ot perkede were analyzad mnduding the fouddauu. The major inputs ivto the analysis are dilated in the table

bakes.

Kev.nutttsh,CPHC LEEOSAPOsM,Efl-C,HOS’ESSec-a Suslaovabatr Action-

Tni& OasIs. S A 5: - Ph 0SOEIIW.athltv Advisor

DA ARCHITECTS + PLANNERS GATEWAY RESIDENCES I OCP, ZONING AND DEVELOPMENT PERMtT AMENDMENT APPLICATION 7

C

2.3 WEST VANCOUVER OFFICIAL COMMUNITY PLAN + THE MARINE DRIVE LOCAL AREA PLAN

West Vancouver DCI’

This prooosal is an opportunity to funher the obreclives of the DVIs”s

Olficial Community Plan. As stalec in the DCI’:

• Provide additional housing for families v.th school-aged chitdren.

downsi2ers, working-class professionals

• Increase the number of missing middle and mull housing types

• Increase the number of purpose-built rental units arid exoand the

range of rental Options

The majorty of the 95 additional rental un:ts will be two bedroom and

two baths and a will be built io high standards; similar to condominhim

standards. They will appeal to new families, young professionals and

dmvnszers who wish to live in West Vancouver.

Marine Drive Local Area Plan

With the exceplion of the inc,ease in building height, the density related

to the added rental units and a reduced parking ratio, the proposed

development is In compliance with the Marine Drive Local Area Plan. The

following is a short summary of the relevant concepts and guidelines that

applies to the Gateway Residence development

Planning Obiectives and Land Use Conceot

As with the approved development, the proposal to add additional

purpose-built rental units adheres to the key planning and land use

obiectives identified in the Local Area Plan. These include:

• Reinforcing the existing urban cenlro;

• Facilitating pedestrian movement across the neighbourhood:

• Engaging the natural environment by linkages 10 the Capilano

River;

• Supporting the legibility of the town centre:• Responding to the surround ng context:

• Reinforcing connections wilni the Park Royal Marl:

• Providing community amenities and

• Minimizing traffic and trip generation.

Built Form Desinn Guidelines

The Local Area Plan under Section 3.2.2, outlines specific auilt loim

gu.delines for this pioiect. These guidelines and how this proposal reatesto them are Isted below’

‘r’.i’srk the south side of the Marine Dhve and Taylor V’ay

i’terseclion with a primary mid-rise building of 12-14 storeysl

that resoonds to the corner, and a secondary mid.re form with

lower massing ttiat responds to Martne Drive, and creates a varied

skyl:ne. Maile this proposal seeks to increase the height of the

East Tower ltrom 14 storeys to 19 s:oreysl and the West Tower

from 11 sloreys to 16 storeys), the height difference and building

expression contrnues to create a varied skyline.

‘Guiding massinq and expression to heto shape pt,lic space

i-mcluding connections to and tram Marine Drive. and between

lhe corner and open space thai relates to - and benefits from

‘southern exposure.” This proposal adheres to this guideline with

attractive and inviting visual and pedestrian connections through

the site. -

• ‘Encourage torms distinct from, but complementaty to, existing

buildings wittt the VVest Royal Towers having the greatest visual

presence.” This proposal adheres to this guideline with a well-

articulated and varied architectural etpression.

• Orient principal flatiron building along Taylor Way with secondary

mid-nse building providing a strong presence on Marine Drive,”This proposal adheres to this guideline with a well-articulated and

varied architectural expression by creating a dofinod strootwall

along Marine Drive

• Complete a view and shadowing impact analyses as part of

deveiopment review,’ An updated view and shadowing analysis

has been provide in this submission,

• Rernforce Marine Drive axis and respond to the Burrard Inlet

viewshed with particular consideration given to the view of the

Lions Gate Bridge from rhe intersection of Taylor Way and Keith

Road” Consistent with the current approved development, the

north-east coiner of the East Toner ol this proposal frames the

view of the Lions Gate Bridge.

Pubic Realm Guide’ines

As there are no proposed changes to either the buMings’ podium or

landscape, this proposal retains adherence to the Public Realm Guidelinesouihned In Section 3.3.3 of me Local Area Plan, including:

• A public plaza of signticant size, located on the interim of the site

and oriented to take advantage of southern sun exposure, with

active uses at its edge• Pubic connection that isually and physicaty connects the

northeast corner ot the site to the plaza, and to public spaces

further across the intersection, to recognize the promnenco the

corner has on the pubtc realm.

• Generous sidewalks that reflect the urban character of MarineDrive and provide space for street trees and other public realm

amenities to make a comfortable environment for pedestrians andtransit users.

• Public art in locations that reflects its importanca and contributes

to the sense of place,

Transportation

The local area plan outlines that the parking required in this area shall

be approximately 1.25 stalls per residential unit and approximately 0.75stalls per secure rental unit. In keeping with Council’s duection on the

approved development, the parking provided is limited, wilh the parking

stalls decoupled from the residential units, With the additional rental

units, the proposed parking ratio for both the secured and unsecured

rental unit is 0.60 per unit,

DA ARCHITECTS + PLANNERS GATcwAY RESIDENCES! QCP, ZONING AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 8

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2.4 TRANSPORTATION2.4.1 TRANSPORTATION OPTIONS

As outlined above, the number of vehicular trips generated by Gateway

Residences will ho lets given the availability reta:l, entertainment and

recroat,onal options within walking distance. In addition, the p’oect Is

localed adjacent to the RapidBus service and transit service into central

Vancouver will offer transportation alternatives.

No paiking stalls wil be added to the po;ect, lowering the ratio of cars

to units to 0.60 for the secured and unsecured rental residential units.

This is the lowest residentical parking ratio in Vvest Vancouver and one

of the lowest in Metre Vancouver. At part of the currently approved

development, 9 car share stalls will be provided.

Storage for an additional 119 bicyclos will ho provided.

DA ARcHtTccTs + PLANNERS GATEWAY REsIoENccs 10CR Z0NINC AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 9

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2.4.2 VEHICULAR IMPACTS + MITIGATIONThMdSOtTASOi flfiumS NO mO bunt &associaces uRMmtMOi nMm A,fl DO& bunt &aasociaeos

-1. INTRoDUCTIoNA development permit for the Gateway Renidencen at 752 Marine Drive in Wes: Vancouver. BC was

approved in 2016 and the building is currently under construction. The approved development

Included 203 residential units, 29,589 sq ft of street’orientrd commercial spa:e and a 3.918 sq’s

ch[Idcare facliley. Bunt & Associates (Bunt) prepared a comptehenvive Trannpo’tatlon Impact

Assessment fllA) to accompany the application which seas accepted by ehe Dltnrice ofWest

Vatcoueer and the Ministey of Transportation and lnIranttucture.

The applicant hag since enquested no include an additional OS market rental units. The revised

propotal Includes additional bicycle parking but no additional vehicle parkIng spaces. The

desetopment hat also committed to purchasing up to nine Modo shared vehlc en which anyone sv4th

a Mndo memhetnhip will be able to use. The following addendum highlights the anticipated

trans ponation’related impacts of the proposed desig nchange alt d possible design measuees to

modify the Tayinr Way & Main Street intemectlon which i sakes’ area of concern eo the public.

2. PREVIOUS STUDYKey items team Rune’s previous TIA report, dated AprIl 4.2018. were as follows:

The trallic congestion that regularly develops at the Taylor Way A Marine Drive intersection and

at ttmes extends through adjacent itnernectrons isafunction of traffic operations on the neaeby

Lions Gate s’ldge. Vehicles travelling eastbound on Marine Drive Itosnards ions Gate Reidsel ate

sometimen unabls to enter the intersection since the receiving lanes were fa ty occupied. This

indicates that more vehicles could have moved through the Intersection If here was less

congestion cownstream, particularly at tht brIdge access.

Trafftc dala was collected on a Thursday end Saturday which would have Included multiple ferry

arelvalnfdepanures.

The vehicle fneecan ts include d other knosvn or likely developments lncluditg ehe rentaining

parceln of ‘Evelyn’ and the contem plated developmental 660 Clyde and 657 & 675 Maiine Drive.

I lie vehicle forecasts also Included an addittonal 1% annual growth to account for other factors.

The proposed Gateway Residences v-eec anticipated to have a negligible in’pact on the

surrounding ttreet network. Thin in notasurprising result due to the olsen excellent

walk/bicycleleranslt access.

The Former White Spo trestauran ton the 752 Marine Drive site used to generate ap pronimale lv84 vehicle trips during the weekday afteenoon peak hour. The apptoved development was

anticIpated to genera teanet addItional 63 vehicles per hour on the area road system over and

above what swat being generated wstit the White Spot tentauranl operating reom thin site, or on

average about one additional vehicle per minute during the weekday alterr Don peak hour traffic

period. For oumparigoos, fully building out the sine’s previous Cl Zoning wauld generateapprotimately 300 vehicle trips dutlng the weekday afternoon peak hosr.

The frequency of velticles blocking the Taylor Way A Main Street interuection could heminimleed through additional pavement ma, kings, signave and enfurcement. The approved

development included eestrictleg accsns to the Went leg of the tntertecei onto right’ turns only.I.e., eight turn oniy entry from southbound TaylorWay and right- tsrnonly eaits onto southbound

Taylor Way, with the objectIve of reducing vehicle blockages of the Inteenecelon at this location.

3. ADDITIONAL 95 DWELLING UNITS

3.1 Chongs In Vehicle Trips

The additional OS market rental units will result In some additional vehicle trips though at s reduced

rate as noa dditlonal parking in being provided for these added units. Other hlgheise residentialdevelopments in the orea have been observed by 8unt to generate up 000.31 vehicle trips duringthe busiest hour of the day. Tltis rate would equate to the 05 homes generating an additional 29

vehicle trips (20 in, 9 out) per afternoon peak hosr. Approximately two’thirds of vehicles wilt en it

onto Marine Drive and one third wilt exit onto Taylor Way.

This estimate in likely a conservative eesu It since the deeds pn,ent will be providing a mnderate

parking nupply of 0.60 pat king spaces. Ibis nay resu It in the development havinga lower vehicle

trip rate, closer to 0.25 vehicle trips per afternoon peak hour. This would ressle in the entire 298

residences generating 7 S vehicle tripo, or about an additional tO additional vehicle trips per peak

hour com pared to the approved development.

3.2 VehIcle Operations

In Bunt’s April 4,2018, nA, sve determined that Taylor Way & Marine Drive was the only intersectionthat operated above the study’s performance thresholds. In ear repon. we recommended that the

order of the no,thbound and southbound signal phaneo at the Marine Drive and Taylor Way

internecelon be reytened from the eaisting operation to reduce the occurrence of internection

blockage so that the weosbound to southbound left’tstn movement can operate more efficiently.

Table t compares the vehicle operations for the 2030 h nr,ztn year Saturday afternoon peak hour.

The nsinor differences between the vehicle operations For theapproved development and ohvproposed development are highlighted in grey. As indicaled, an additional ID eelticle trips pee peak

hour wilt have a negligible impact on the itteegection’s operations compared to the approveddevetopmtnt. The additional 9 sunitsa re anticipated to add 0.2 seconds to the aeerage ye hide

delay ass he intersection during the Saturday peak hour.

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Table I: 2030 VehIcle Operallons—Saturday PM Peak Hour

arPtoVtD DtVFLflrsI[NT flOPOSED OLVLLOPMENT

love N Fits•/t L Oh V/C

1.02 L

[IL I 050 II [ 090 l’s

at r 095 30 [ 099 190

En 0 0.55 5 - 0 0.05 0

‘-F ‘.00 110 F 100 90

wit 0 0.97 itS 0 OlS 05

5550 0 •€b-

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Nscr C OS? 70 F 0.17 75

585 5 0.10 - ‘U L 0.10 10

Sic - C OS’ ill - S - - 0.95 tOO

SIT/S C Oil Itt t 0.9’ ItO

4. VEHICLE PARKING SUPPLYThe pnoposeo Oeveiopmenl inciuden a total or zoo units 0’ 5.5.1ev 967 are market rental and II ate

nonmarkee rental unit, to be owised by the District. The units will be nupportod by 201 nsidenrial

parking spaces icr an average nupely rate ci 0.0 5 paces/unit. 5 here Ii getttat trend of

deveiopmenlsr ,g Inslai ng their packing supply 5.05? many residential buildeigs pomade ‘go mitch

parking. The blowing section, review he suitability or the proposed patktng supply.

LI Metro Vancouver Regional Packing Study

4.1.1 Key Findings

Metro Vancouver’s 2018 RegIonal Paikieg Study 1MVRPSS couiobotated many ci the 2012 Regional

Parking Study findings w:t h three ot the key llndings panicularty relrean Ito tie Gateway

Residences:

Key Finding SI! Apanment packIng tupp!y eacerds use across the reg:on.

Relevance Msse developments include too much parking.

Key FInding 82: Apartment parking supply and use are lower br buildings doter to frequent

transit.

Relevance, The Gateway Residences wit be adjacent to a Rapidaus stop which edIt losser Its parking

use.

Key Finding 13: Transit use it geteca if high cc wheee apa Omens pooSit guse .5 lower, especially

ear rental buildings.

Relevance: ResIdents of tensal builaings such as the Galeway Residences) are patttcubrly open to

cwning fewer vehicles and ashs gleansit nwle

4.12 TransIt Proelmuiy

(he MaCS tound thai the average vehicle owners hip at mattel tental buildings within 400 meters

of I request bus service was 0.72 vehIcles /unli vihi chit 17% leon than buildings away row the

Frequent Transit Neiwoik.

Another related tieding is that the only building rate gsey that ecceede done yr hide/unit were stiata

antis more titan 500 mrttes from rapid ranCh and mole thai 400 mutes leom Irequent bus

service. All ‘ental buildings, a swell at strata buildings with good liansil attest, Itad vehicle

ownteruhlp Ca ten lest than one vehicle/un it. This Indicates chat nor having a personal ye hick is a

reality for many residents across the region.

4.3.3 Non-market UnIts

The development includes II nonmjtket rectal units wsictt wilt be owned by the District. The

Mywys round that ron niarket re ttat units own halF as nranyve hicks as marker temal units.

4.1.4 Wiltingeets to Forgo a Parking Stati

As pan of the Mi.RPS. Metro Vancouver nihed resifntts if they we re sti SlIng to foeego a parking ital

lyle resulted In a lower honne parnale once or rest. Rental resident, were suostanelally more

wilIng to iyrrgo a parking null than nteala reuldento. 79% of roro vehicle tinutoholds were wviicg

or interested In iorgousg a paikitg utah and Slot households sslth a vehicle wore willing oriwieretted In Foegoitg a part tog star.

Therefore, It Is anniipated thatasubs tantlal runi bee of eesicents swill be open or interested in

forgoing a parkfng seas at the Gacemay Residences.

4.2 Assessment

The proposed residenrial parking gupply or ao spaces/sn itt genera lie aligned with the MVRPS with

the demand ror vehicle park ing aroun dO. 7 spaces/ut it for ntatket rental units with tigolblcantly

tower demand from non-market unit residents.

Due to the proposed patk.ng supply, the develepmcm Is t.kely to attracl a significant number of

tesitents who do noo owd a vehicle. Thrs is nradt Feasible by a large number of amenIties within

walking distance, esce Ilent transit access and peotimigy to cu-share eeiricte s. This will mimmize the

site’s vehicle trip generation and ellen on nearby I nseese cOon ooerarlons.

There are minimaa opportunities tortes Meets to park their vehicles long-term at oil-vIle Iocationo.

Park Royal enForces the 4-hour parking lim,t on ‘is peopeny and I here Is minimal on-street parking

nearby. Thereioee, i taporesslal tesi dens own savehi tie end I here are no Ic ma.iing pai king spaces

orentat the Guteway Residence tilt it unlikely that they yrJt rent an apa nmtnt and park rheir

vehicl eelsessse.e.

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5. TAYLOR WAY & MAIN STREET INTERSECTIONThe d neesvay it, West Royal Towers Is located on the east leg of the Taylor Wzy and Main Streetintersection. An issue raised by some of the existing area residents during consu Iration for the

approved development at 752 MarIne Drive was the difficulty In entering and exiting frnnt their

driveway connection to Taylor Way due to vehicles btocklnq thr intersection as they elueue

northbound for clearance titrough the near Marl ne DrIve traffic signal. The lollowitg section

reviews opportunitIes to Improve liii intersection and Far’S tale more efficient exIting 1mm West

Royal Toweto.

5.1 Right’In, Rlghtoue Traffic Olvener

In Bust’s AgnI 4, 20t B. TIA, we recommrnded that the west leg of the subject Intersection could be

lImited to tIght turns oniy. fliis would redlstribsee vehicles wanting to stake as eastbound cIt turn

from Main Street onto noethbousd Taylor Way to other exit locations on rIte Park Royal site. This

would reduce the northbound vehlcte queue on Taylor Way. providing more opportuntlien for

vehicles to ente’ and eti t WesI Royal Towers. The analysis presented In Rant’s April 4.201 B, nA

indicates that this improvement would reduce northbound queues on Taylor Svay by apptostmately

30% which would reduce the frequency of vehicles blocking the subject intersection.

ExhIbit 4.6 In tiwapril 2018 fInal hA Illustrates Ihe approximate vehicle redi-sttiburlon aarrsu it

ott lie approved ri ght’in/rightout inseisection configuration. The two primary impacts are: It)

vehicles turning northbound left from Ixylor way cowards the site will turn left before Ma’s Street,

and t2a there wil beare ducilon of vehicles tearing site nnnhhound on Tayior Way and an increase

of eastbound vehicles on Marine Drive approaching Taylor way. Section 4.2.t of the TM did not

identify any usietended cnnse quences.

This improvement was Inctuded in the 2018 development permit for this project.

5.2 New Traffic Signal

Installing a trattic signal linriuding a pedestelan signal) at the interuection of Main Street and Taylor

Way Is soc reesiste due to its clone proximity to existing traffic uignals to the nmthand south. The

subject intersection is 70 and 50 wetres ft ow these two traffic signals which are well below typical

traffic signal spacing guidelines. In addItion, the Ministry niTransportation and infrastructure

operates the Tayloe way & Marine Drive intersection and has preciously rejected the pooslbiiley of a

traffic signal In this location on account ol thin limier dspacing condition,

5.3 potential fo?Relocating West Royal Towers Driveway

Bunt reviewed the possibility of relocating the West Royal Towers Dnveway to the existing traffic

signal located 50 metres to the south oft he current tirivewa f.m eamoaa tof available public and

private land dons not provide sufficient space to realign the dtiveway to this tscation. Tfiere Is

Insufficient land available adjacent to the Maple Leaf Self Storage building located 10 the south of

West Royal Towers to realiqn the driveway.

5.4 Pavement Markings, and Signaqe Improvements

In an effort to reduce vehicles blocking the igiersection. crosthatching using 10cm yellow paint

lines anda •flO NDT BLOCK 1NTrRS[CT1ON’ sign on he eastside of the road have already been

installed. However, there are itili occutrences of northbound drivers not complying svith the

regulations and blocking the inienection. The following imlruvements could be implemented to

improve reduce the occurrence of vehicle blockages (see Euhlble If:

• Replace the esistin g cross-hatching with thicker (I 5-2 Octal white lines.

• lattali a Stop far which ccli notify northbound drivers wirer they should stop If they will nsf be

able no pass through the Iniertection: and.

• Replace the tO NOT BLOCK 1NTERStCOOI( sign with a larger yen ion.

Trim vegetation turrounding the tO NOT BLOCK llirERStCnON sign onaregu lar basis to

msxlmlze its visibility.

5.5 TransportatIon Nttsvork Changes

in addieion to the potential changes to the Intersection itself. two nearby transptrtaii an network

cltangescou Id reduce die nitical nonhbound velslcle queue nn Taylor svay at Matige Once.

Park Royal in currently cnnstnacting anrsvn onhbound right :urn lane from Taylor Way Onso the

Welch Street Bridge. This improvement will reduce the travel times for this vehicle movement and

may encourage more drivers to tine thin route to reach North Vancouver rather than staying on

Taylor Way northbound for a right turn onto Marine Drive. A shift in vehicle routing would reduce

the northbound vehicle queue on Tayior Way at Marine Otive, increasing posuibilirien for Wrtt toyalTowers residents to ntil their driveway.

Transunk Is currently implementing Rapid Baste rvice on Maine Orive. connecting Pant Royalthrough North Vancoueer to fliibbs tnchange. The increased bus service in addition I

improvemen tt to increase but npeedn will allow people to travel fat ter across the North Shore and

incentivize peopie no switch from driving to transit. This overall trend away from vehicle travel may

reduce vthicte travel ground Park Royal and the critical northbound vehicle queue on Taylor Way atI.hariite Drive. Transi cloning travellers feona drieing to transit and walking and cyclin silt a necessary

long term solution to the regions transportation needs.

6. SUMMARYme additional 95 mat ket rental homes proposed for the Gateway ResIdences ate anticipated to

have minimal impact on the vehicle eoiumes on adjacent strtets. No additional paiking is being

provided for these added 95 dwelling units and residents wit be tequired to travel by aiternatlee

modesto the private automobile including walking, cycling, transit, car shaee and ridehaitingservices. The incremental vehicle traffic anticipated with this zero park ing addition of 95 dwelling

units i nanticiputed lobe approtimately 10 vehldes per host daring the wenkday afternoon peak

period or an average one vehicle every 0 minutes.

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The apprased d,veloprnent application included a right in, rightoeae traffic diseffer on the writ ir

of he Ta5Ior f/ay and Main Street mmmccii on. This Is anticipated to reduce nan Shooed erhjclr

queues on ra5ltr Way at Itarine Drive which would Increase the nunt brr of op’onunities lot dilsern

to calL West Ro5a1 Towers. In addition. lhe pavement mathings at the intersect ant should be

improved and vn9clailot ourrounding the •UO NOT BlOCK LNTERSECrION’ algal should be

C aunhsi ned to lecrease driver cam pllancr The West Varcouve, Police Dean rvnentc cold also

Increase the frequency of efoecing the traffic rega tutu no. particularte immedatety after he

pasement ma, keg llnpmayretents -

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Exhibit IPavement Marking and Signage Improvements

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2.5 ADAPTABLE RESIDENTIAL UNITS + BARRIER FREE MEASURES

In the original zoning and development permit apptcation, att 11

supportive housing units were to be designed to the City of North

Vancouver Level 3 adaptability standards. In addition a series of barrier

free measures were to be integrated into the development. They were:

Clear identiticstion on staircases In emergency stairwells e.g.

yellow tactite butt nosing on the stairs.tntercom system at the front of the buitdings with possibte

combination of video and interface.

• Etevators with audible interface e.g. announce the lloors as you go

up and when the doors open.

Mailboxes positioned for easy access for individuals with mobility

challenges such as wheel chairs.

• Pushbutton automatic doors to the lobbies and leading to the

designated NC parking stalls are to he provided.

Pushbutton automatic doors leading to the storage areas, garbage

room are to he provided in the West Building where the adaptable

unila are located.

• Barrier froo access to balconies from adaptable-designed units.

All crossings to Itave City of Vancouver streetscape standard let

downs with score markings indicating direction of travel.

No grade on site will exceed 5% in slope.

• Accessible ramp down to water play area, within the Village

Square.• Wide walkways throughout the developmont.

With this application, we propose to provide an additional 23 Adaptable

Level 2 units: 7 more in the West Building and 16 within the East Building.

In tctal 34 residential units will conform to the City of North VancouverAdaptable standards; 23 will be Level 2 and 11 will be Level 3.

In addition we propose to improve the barrier-free measures within thedevelopment with the following:

• Convert four existing parking spaces into Accessible Parking Stalls;Provide pushbutton automatic doors leading to the storage areas,

garbage room in the East Building;

• Provide pushbutton automatic doors leading into the Amenity Area

and

All stairway: in addition to yellow tactile nosings, provide yellow

handrails and tactile warning areas at tho top and bottom of the

stairs.• Concierge service in the main lobby of both buildings - the ability

to have food delivered and stored in relrigerated units.

DA ARCHITECTS + PLANNERS GATEWAY RE5I0ENCE5 QCP, ZoNING AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 14

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2.6 CAC + DCC OPPORTUNITIES FOR COMMUNITY BENEFITS

The benefits to West Vancouver of an additional 95 purpose-built rental

residential unit will be substant al and far reaching. District of West

Vancouver Council has discretion in detormining the form of amenity lobe

provided, be it cash or in-kind.

CACs attributed to the additional rental units are at Council’s discretion

and used to address community needs. Park Royal is uniquely positioned

to offer a range of benefits in the form of transitional or permanent space

for a youth centre, arts & culture or adult day care as an in-kind CAC

proposition or if the Council elects, a cash payment.

As part of the protect DCCs, Park Royal is prepared to discuss

transportation allernalivos, tn partnership with Squamish Nation and

West Vancouver, to address immediate and longer range improvements

on the property it occupies imnedialely east of Pound Road. Such

improvements address immediate needs by providing safer and easier

vehicular access to/from itae playing fields between Park Royal and 13th

Strom and anticipate future INSTPP initiatives and planning fore Lower

Level

Road connection.

DA ARCHITECTS + PLANNERS . GATEWAY RESIDENCES OCP, ZONING AND DEVELOPMENT PERMIT AMENDMENT APPLICATION 15

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View Studies have been completed for the project In assess the impact of

the project with five additional floors in its context.

1. Marine Drive @ L,ons Gate Bridge

2, Marine Drive @ Capilano River

3. Marine Drive @ Park Royal North

4. Marine Drive @900 Block

5. Taylor Way @ Duchess Avenue

6. Taylor Way @ Esqurmalt Avenue

J Taylor Way d Keith Road

8. Taylor Way @ Anderson Crescent

9. Keith Road 0 Arthur Erickson Place

10. Keith Road @800 Black

it Keith Road 0 Duchess Avenue

12. Esqumalt Avenue @800 Block

13. Esquimalt Avenue @8th Street

14. Esquimalt Avenue @900 Block

15. Taylor Way @ Main Stroet, Adjacent to Sito

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2.7.2 VIEW STUDIES

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