parks, open spaces and the public realm - rezoning centre€¦ · public spaces will be central to...

3 Parks, Open Spaces and the Public Realm

Parks, Open Spaces and the Public Realm

100 PEARSON DOGWOOD REZONING

Community Plazas/Social Spaces

Stormwater Rain Garden

Pedestrian Corridors/Easements

Urban Agriculture

Healthy Living

Pearson Dogwood Policy Statement Open Spaces and Public Places

A legible, welcoming and sustainable open space system will be the foundation of Pearson Dogwood’s

design. A central park, natural features such as retained trees, site topography, history, public

spaces and the incorporation of water in open and public spaces will be central to the site plan. The site

will deliver a 1.01 hectare (2.5 acre) City park and a similar amount of other types of open spaces to embrace a health-centred approach to the site.

3.1 Open Spaces and Public PlacesThe public realm concept for the Pearson Dogwood site is based on principles that promote social engagement, sustainability, site connectivity and permeability, edible landscapes and healthy lifestyles.

• Social Engagement – The system of parks, plazas, community gardens, rooftop landscapes, and internal mews all contribute to the diversity of open spaces and outdoor elements offered within the site boundaries. Community gardens and residential mews increase opportunity for social interaction with neighbours, while the central plaza and City park space create opportunity for larger community events to take place. A site-specific language and palette of materials, textures and forms unique to the site will support a strong sense of place and belonging.

• Sustainability – The plan focuses on two key components: urban forest management and stormwater retention. The forest management plan includes the retention of 77 trees on-site (53% suitable trees retained) and the planting of ~550 new trees to ensure a high degree of site canopy coverage (42%, 25-years post development). Secondly, stormwater will be carried through the site and collected by rain gardens, bioswales and garden beds where absorption into the soil will take place. Interpretive signage and interactive play will be incorporated to promote public participation and awareness. Though the use of water is identified as a care element of the open space concept in the Policy Statement, water features are reserved for key locations in response to the recent drought and emphasis on water conservation.

• Site Connectivity – The site is designed to encourage pedestrian, cycling and transit mobility. Pedestrian pathways are laid out to create direct routes from the exterior edges of the site to the core open spaces. Universally accessible and intuitive, an interconnected network of paths enables quick access to nature from all ends of the site, from public transit, and neighbouring communities.

• Edible Landscapes – A comprehensive Urban Agriculture strategy for the site will be centered around a 1-acre Urban Farm with amenities to promote accessibility, education, and community involvement. This will be supported with smaller communal garden plots around the site, as well as common rooftop areas where residents can grow their own food.

• Healthy Lifestyles – Nurturing landscapes and “Wellness Walkways” will be integrated throughout the site pathway system to provide numerous options for rest, social gathering and interaction with site amenities for people of all ages and abilities. These will be strategically placed on site to maximize overall connectivity and accessibility on site. Generous setbacks and spaces between buildings allow for ample landscaping areas which will be programmed to suit each building’s needs and amenities. The intent is to encourage residents and visitors alike to participate in outdoor activities and social gatherings, to gain exposure to nature, and to live healthy lifestyles.

Figure 3-1: Illustrative Site Plan

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PEARSON DOGWOOD REZONING 101

Possible Public Art at proposed transit station

Transplanted mature tree integrated with water feature

Cambie Walk (see Section 3.2.3)

Paving, furnishing and Tree selection as per Cambie Corridor Guidelines

Pearson Plaza (see Section 3.2.2)

Retail patio with cafe seating and water feature

High St. Retail along 57th; mature trees to remain; paving and furnishing as per City standards

New internal street with on-street parking

New internal street with on-street parking

Internal Statutory Right of Way

Private walk

Transplanted mature tree with water feature at Mews entry; wayfinding for larger site

59th Ave reconfigured, with new AAA bike lanes

High St. Commons (see Section 3.2.1)

Common courtyard for parcel

Refined rain gardens on private lots adjacent to pedestrian

promenade

New internal street design accommodates retention of

mature trees

Entry to Statutory Right of Way

Common flex space; possible garden or play area

Drive court / drop-off

Common flex space; possible garden or play area

Drive court / drop-off

Entry to Statutory Right of Way

Corner plaza for City Park entry

Common courtyard for parcel

City Park (see Section 3.2.5)

Urban Farm (see Section 3.2.4)

Urban Trail: north-south public easement

Figure 3-2: Landscape Concept Plan



The Pearson Dogwood site is designed with a strong, interconnected open space network in mind, one that is intuitive, accessible, and aligns with the prevailing grades and natural flows of the site.

Visual corridors and an extensive pedestrian circulation network ensure high permeability and connectivity for wayfinding and movement throughout the site. Key connector routes have been established at each of the main entries to the site, with particular emphasis at the NE and SE corners of the site adjacent to the Cambie Corridor, the mid-block retail entry along 57th Avenue adjacent to the future Langara Gardens redevelopment, and the NW corner of the

Figure 3-3: Open Space Network Plan

3.1.1 Open Space Network

site which serves as a gateway from adjacent parks, school grounds and a popular city bike route.

The future 2.5-acre City Park has a central location within the site, and shares borders with prominent pedestrian connectors, the proposed urban farm, and adjacent public plazas and gathering spaces. Edge conditions have been programmed to allow for easy integration of the Park into the rest of the site as it develops.

A proposed 1-acre Urban Farm is proposed for the sunniest area of the site, on a gently sloping south facing open parcel of land. The intent is to continue the legacy of the current

community farm on site, and expand a new programme to accommodate a gathering space, tools, seed starting, educational opportunities, accessible garden plots, healing gardens and wellness walkways at the perimeter.

To further enhance “place-making” and activation of the public realm, a series of plazas and multi-use spaces create a strong public realm around the retail and transit destinations of the site. Each of these will be specifically programmed and detailed to accommodate a range of activities, and to promote healthy lifestyles, creativity, social gathering, and community involvement.

Table 3-1: Open Space Areas

Area (Acres)

Public Spaces (High St. Commons + Pearson Plaza + Cambie Walk)

2.0 acres

Connecting Routes (public easements + SRW’s)

1.0 acres*

Urban Farm 1.0 acres

City Park 2.5 acres

TOTAL OPEN SPACE 6.5 acres

*Area is approximate

Pearson Dogwood Policy Statement Relevant Policies

3.2.3 Parks and Open Space

• A 1.01 hectare (2.5 acre) City park will be built around existing mature trees and other landscape features. The park is intended to flow into a large open public area running east-west and north-south through the site, providing pedestrian connections through and to the surrounding community. A public plaza should be provided in the vicinity of local-serving health-care, recreational and retail/ commercial uses. The plaza must incorporate electrical, water and sanitary connections.

5.0 Parks and Open Space

• 5.2.1 City Park Dedication • 5.2.2 Parks and Open Space• 5.2.3 Legibility and Animation of Public Spaces• 5.2.4 Sustainabile Public Spaces• 5.2.6 Trees

6.0 Mobility, Accessibility and Connections

• 6.2.2 Travel Within the Site



3.1.2 Urban Forestry Management Strategy

Condition

Unsuitable: 126 trees

Very poor condition trees that have pre-existing advanced health decline or significant structural defects. Such trees may be high risk to the site due to the severity of the defect, or may have low value due to their limited remaining lifespan and an expectation that they will not survive changes to the site. These trees are not considered for retention in the active development parcels of the site.

Marginal: 101 trees

A tree in poor to fair condition that has a pre-existing defect of moderate severity but is correctable via treatment or via retaining the tree in conjunction with adjacent trees. Such trees are considered for retention if the project design can accommodate the required protection zone setback, and conditional to certain special measures.

Suitable: 92 trees

A tree in good or excellent condition with no overt or identifiable significant defects, and is well suited for consideration of retention if the project design can accommodate the required protection zone. These trees include trees of variable dominance and value considering their size class and their prominence (i.e. location).

TOTAL: 319 on-site bylaw sized trees

Table 3-2: Arborist Assessment Report

Assessment of Existing Trees

The site contains a widely variable tree resource growing in very sparse to moderately dense spacing throughout the open spaces between the existing buildings. The species mix includes mostly landscape varieties ranging from small ornamental species up to large shade tree size classes. The majority are medium to large class trees such as Austrian pine and London plane. The trees were found to be semi-mature to over-mature age classes. Most of the trees are found growing in linear rows (windrows) lining property lines, or in clustered groves of trees isolated in small planting zones. The minority of the tree resource is made up of open grown specimen landscape trees.

A technical analysis has been undertaken of all bylaw sized trees. They have been tagged, inventoried and surveyed

Figure 3-4: Arborist Assessment of Existing Trees On-site


5.2.2 Parks and Open Space

• A large central open space opening to the south protects an existing grove of trees and creates an invitation into and through the site from the North Arm Trail Greenway along 59th Ave to Langara Gardens.

5.2.6 Trees

• Retain significant trees where possible and organize buildings, opens spaces and public ways around them.

• Retention of the most desirable trees should be incorporated into the design of the City Park as a central focus of the redevelopment of the site.

• Specifying appropriate setbacks, open space design, surface permeability, soil conditions to ensure retained trees continue to thrive.

to record their size, species and condition. The condition rating includes a recent 2015 assessment of their health and structural form. A complete tree inventory and assessment spreadsheet as well as a tree management drawing showing their location and their proposed treatment have been compiled and were referenced in the preparation of this document and the following summary.

In general, there are very few individual trees of high value and in good condition; however, such trees have been identified as good candidates to be retained by incorporating them into the project design. However, many of the existing trees have been either neglected or poorly pruned in their history, and this has resulted in a large proportion of the trees being in such poor condition that they are not viable for consideration of retention in the land use changes that this

project is proposing. The tree condition classifications of the on-site tree inventory are summarized and graphically shown in Figure 2-4.

The existing street trees growing the frontages of the site provide an established or emerging canopy lined streetscape. A row of ash trees provides mature canopy along 57th Avenue frontage, and a row of elm, oak and maple trees provides mature canopy along 59th Avenue. The Heather street frontage is populated with recently planted Persian Ironwood trees, and the Cambie Street boulevard has a varying established canopy of Dogwood and Hornbeam trees. The Cambie heritage median is also populated with mature trees providing strong visual separation of this site from north bound Cambie.



Tree Retention and Protection

The project design is developed with intent to retain and protect existing on-site trees where it is possible and practical to do so within the project design and infrastructure constraints, and based on a qualitative approach. The concept is to retain trees that provide maximum visual and ecological benefits to the site, neighbourhood and community. Trees that present risk to the site or the surrounding public roads, or trees that are not likely to survive the construction will not be retained.

Off-site street trees are intended to be protected and retained in situ, except where new road intersections require their removal to accommodate the construction of city infrastructure.

Tree retention requires significant space to be set aside in order to be successful. On this project the comprehensive site coverage creates direct conflicts with trees within the site, for instance; where new buildings (parkades) have

3.1.2 Urban Forestry Management Strategy (continued)

full site coverage, where the new road alignments and associated site re-grading is required, and where active site usage is planned/required.

Despite the design related constraints, a strategy to save trees in situ was successful in identifying strong potential for the retention of 13 mature existing trees in the perimeters of the comprehensive development areas of the site. These include tree #’s 21, 22, 23, 70, 72, 802, 804, 805, 806, 839, 936 and 944. Project concessions and innovative road design and grading solutions are required to be incorporated into the detailed designs to ensure success.

A total of 5 trees that are deemed to be high value and are of suitable size, species and condition for consideration of transplantation (i.e. relocating for re-use at alternate locations within the site) were identified. This project proposes to facilitate the transplanting of tree #’s 66, 94, 96, 810 and 920 to new high profile locations within the site. This

endeavour includes due consideration of arboricultural and site constraints, phasing of the project, and a commitment by the developer to undertake pre-treatments in order to culture these trees and prepare them for the rigours of the tree moving process.

The dedicated park lands of the site will accommodate the retention of a majority of the existing trees at this site. Within the open spaces, trees are slated for retention via strategic design solutions. A total of 59 existing trees will be retained and protected in the park and open space.

Site wide, a total of 77 of 319 existing trees, or 24% of the full tree inventory, are proposed to be retained and protected in this development proposal. Of the 92 trees ranked in the suitable category, 49 will be retained (53%). These are very strong and successful results for tree preservation in such a comprehensive development project.

Figure 3-5: Retaining mature trees by adjusting road and building footprint (ie. tree #69 shown)

Figure 3-6: Incorporating high value existing trees into the design of new public spaces (ie. tree #92 shown)

Figure 3-7: Tree Retention and Protection (Onsite + Offsite)



Retained, Relocated, Proposed and Legacy Trees

The Tree Plan for the Pearson Dogwood site includes a combination of existing mature trees to remain, existing high value trees to be relocated on site, and approximately 550 proposed new trees.

Mature trees existing on site that are deemed both healthy and suitable will be retained in open spaces as much as possible to create immediate canopy and a natural environment within the development. Where appropriate, select high value existing trees in direct conflict with the development footprint will undergo an Arborist review to determine feasibility of relocation. In instances where a high value tree is deemed transplantable, key locations will be identified in highly visible public spaces to receive the tree. Emphasis will be placed on habit and form of the tree, as well as its role in helping to “tell the story” of Pearson Dogwood. The unique size and form of the trees will also serve to “anchor” various public spaces and add a sense of

Figure 3-8: Retained, Relocated, Proposed and Legacy Trees

“timelessness” to the development.

Similarly, underground parking structures have been “pulled back” from the property line in strategic locations to allow for “Legacy Trees” to be planted in unrestricted soil environments.

In the City Park, all of the existing trees will remain protected from development, and will greatly contribute to the site’s “micro-climate” and habitat value. Similarly, the vast majority of the existing boulevard trees along the site’s perimeter will be retained, with only a handful being removed to accommodate the new street alignment and entrances to the site.

In addition, the plan includes the planting of approximately 550 new trees of a wide variety along the new internal streets, public pathways and easements, adjacent to buildings, and dotted in public plazas. These will be a combination of various types of deciduous trees that

emphasize form, habit, texture and colour, while addresses function aspects of tree canopy through sun and rain protection.

These will be augmented with small clusters of conifer trees to provide year-round vertical screening against expansive walls and privacy where required, as well as helping to frame internal views within the site.


On Site Off Site Total

Existing Trees 319 71 390

Existing Trees to be Removed

242 4 246

Existing Trees to Remain

77 67 144

New Trees to be Planted

550 5 555

Total Trees (Post Development)

627 72 699

Table 3-3: Existing and Proposed Trees



Urban Forest Canopy Study

With a gross site area of 102,766 m2, and an existing tree canopy of an estimated 20,616 m2, the on-site canopy coverage is 20% in the pre-development condition.

When relating land development to urban forestry management, the long term benefits of retained trees as well as planted trees are considered, with an objective to maximize canopy coverage. As discussed, the proposed retention of 77 trees from the existing tree inventory, as well as the proposed planting of approximately 550 new trees within the site form the basis of the canopy study. A growth factor has been applied to determine a combined canopy of

the retained and planted trees that would be expected in 25 years post-development. The result is an impressive 43,346 m2 of site coverage, or 42% urban forest cover within the site. This development is projected to more than double the existing canopy coverage of the site in its post-development condition after 25 years of tree growth.

In addition, the impacts to the interim urban forest canopy will be modulated by phasing the tree removals, and taking advantage of the lag time between tree removal and replacement tree establishment. The phased development allows the existing trees to remain intact longer so that the urban forest benefits can be realized for as long as possible.

Figure 3-9: Tree Canopy - Pre-Development Figure 3-10: Tree Canopy - 25 Years Post-Development

Once the latter phases commence, replacement tree planting in earlier phases will already be complete, and the future urban forest will be on its way to full establishment.

Robust street trees spaced closely together

Abundant tree planting at edges

Large shade trees in public spaces




Plant Rescue and Waste Recovery

There will be opportunities to transplant smaller but high value material, such as small multi-branching trees or large flowering shrubs, and use elsewhere on site to increase habitat value and to create the feel of a mature landscape.

The removal of trees that cannot be retained or transplanted will include a plan for the re-use of the urban forest waste. For example, certain trees may be milled for use as timber for outdoor furniture, interior furniture or finishing, or other artisan uses. The proposed Urban Farm may use this material for raised planter boxes and greenhouses. The remaining material can be mulched and composted to be used as a soil amender for retained trees, mulch for pathways, or as a component of growing medium.

The smaller trees, shrubs and herbaceous plants not intended for retention on-site may be offered to the community for rescue. Individual homeowners, community groups and/or the Vancouver Park Board may find uses for some of the valued plant material.

Transplanting mature plant material

Reclaimed wood furnishings and art

Recycled wood mulch and amender




Promoting the Edible Landscape is a key design objective as part of the overall Urban Agriculture Strategy for the Pearson Dogwood site.

Along with the 1.0-acre proposed Urban Farm and possible community garden plots on private lands (to be discussed in further detail in cross reference Section 6 Sustainability Measures), the landscape plan will feature numerous opportunities to integrate edible landscapes into the design, including:

• Edible plants will be incorporated throughout the site as foundation plantings around patios, entrances, and open spaces.

3.1.3 Edible Landscapes

• A combination of edible and ornamental plants can achieve a contemporary planting palette of bold forms, textures and accents around popular and highly visible public spaces, while enhancing environmental, health and economic benefits.

• Incorporating additional small-scale edible plantings on patios or roof tops to augment communal gardens on private lands.

• Integrating attractive hardy plants that also bare fruit and have seasonal colour in public spaces, at edge conditions, and along easements and pedestrian corridors to support the overall formal layout of the open space system.

Combined into an overall Urban Agriculture Strategy for the site, the notion of “edible landscapes” is a great tool and forum for public education and involvement. Outdoor classrooms sponsored by the YMCA, “adoptive” garden plots for healing in conjunction with VCH, and interpretive signage as part of a larger “food system” narrative are three examples of the opportunities for promoting “edible landscapes” throughout the site.

Figure 3-11: Edible Landscapes Plan

Table 3-4: Edible Landscapes Opportunities

Landscape Component Area (Acres)

Urban Farm* 1.0 acres

Rooftop Gardens 1.6 acres

Podium Level Gardens 0.4 acres

Ground-Level Gardens 0.2 acres

TOTAL OPEN SPACE 3.2 acres

*Includes supporting pathways, buildings, amenities


7.0 Sustainability and Green Infrastructure

• Sustainable Food Systems



3.2 Components of the Public Realm

3.2.1 High Street Commons

Relocated Japanese Maple #66

Buffer Planting Against Expansive Walls

Possible Rain Gardens / Edible Landscape

Privacy Screening for Residential Patios

Lower Plaza Water Feature

Seating

Possible Public Art

Public Cafe Patio

Rain Gardens

Thoroughfare

Event Spaces

Rain Gardens / Edible Landscapes

Possible Water Feature

UPPER PLAZA

MIDDLE THOROUGHFARE

LOWER PLAZA

Upper Cafe Patio

1. Morning Commute

3. Evening Sun

Figure 3-12: High Street Commons

The High St. Commons will essentially function as the “gateway” to Pearson Dogwood, ushering local residents and the larger community from the retail corridor along 57th Ave., into the heart of the site at the junction of the Urban Farm and Pearson Plaza.

The space is essentially composed of 3 functional areas: the upper plaza, the middle thoroughfare, and the lower plaza.

The upper plaza, as the gateway to the site, will introduce the key “narrative” of the site (ie. stormwater management, urban agriculture, social engagement etc.). Through signage and possible public art, refined materials, a water feature and a signature transplanted

Japanese Maple tree, all create an inviting and engaging social space. A cafe patio and perimeter seating will provide rest and “people-watching” opportunities for visitors.

The middle thoroughfare is buffered on either side by heavy vegetation to screen residents to the west, and expansive walls of the YMCA to the east. Continuing the story of stormwater management, refined rain gardens form a central spine and allow for seating and clearly defined movement.

The lower plaza, with its abundant sun exposure, will join the Urban Farm and Pearson Plaza in providing a highly activated social space that can be programmed for special events and gatherings.

2. Public Market/Craft Fair

Figure 3-13: Use Diagrams

KEY PLAN



3.2.2 Pearson Plaza

3. Senior Activities

2. Farmers Market

1. Speakers Corner / LunchFigure 3-14: Pearson Plaza

Food Carts With Power Access + Water

Lawn Area With Moveable Chairs

Perimeter Seating

Wayfinding

Feature Public Art in Highly Visible Location

VCH Privacy Vegetation

Multi-use Stage With Power Access

Senior Activity Areas (Games / Crafts)

Located adjacent to the City Park and Urban Farm, and sandwiched between the proposed YMCA and VCH Care Facility, Pearson Plaza will function as the social heart of the site. It will be a highly activated space, programmed for a wide range of activities, events, and users.

On its west side, with excellent all-season sun exposure, a large lawn area anchored by an existing tree will provide users an opportunity to relax, picnic and enjoy the views into the Park. Moveable chairs reminiscent of New York’s Bryant Park will allow people to “create” their own space.

Complex Residential Care facility, pocket plantings with shade trees and seating will create intimate areas for games and activities for seniors. Direct, accessible access will be provided to the YMCA from the northeastern corner of the plaza.

To the east, underneath a grove of stately London Plane Trees, is a small amphitheatre surrounding a “public stage”, which can be used for performances, public lectures, or simply noon hour lunches. There is on-street parking for food trucks, and set-up / take-down space for events on the new internal city street to the east.


KEY PLAN

Plaza Event Space

“Games” Area

Potential for Food Trucks

Shrub and Buffer Planting

Perimeter Seating / Relaxation

Seating and Viewing



3.2.3 Cambie Street Walk

3. Evening Patio / Shopping

1. Morning Rush

Figure 3-16: Cambie Street Walk

2. Busker / Public Performance

Relocated Norway Maple #96

Shade Trees

Paving and Furnishing to Match Cambie Corridor Guidelines

Outdoor Licensed Patio

Public Art

Proposed Transit Station

Bicycle Share Facility

Existing Tree

Water Feature With Seating

The most significant commercial entry into the site is from the NE corner, at the junction of 57th Avenue and the Cambie Corridor. From the proposed transit station, through to retail shops and patios, users will have a direct physical and visual linkage to Pearson Plaza and the City Park.

The arrival plaza will be a dynamic open space with a unique palette of materials and furnishing, along with a potential public art piece, to create a unique and unforgettable introduction into the site. Retail and commercial activity, along with the constant buzz of commuters, will create

a highly activated and bustling space. Opportunities for busking and public performances will be considered.

At the corridor’s west end, where the retail thoroughfare opens up to an expansive urban plaza, there is an opportunity for evening patio gatherings to enjoy the setting sun.

Water features, a constant site thematic to accentuate water’s role in Vancouver, are strategically located to buffer the traffic noise from Cambie.


KEY PLAN

Main Thoroughfare

Water Feature

Outdoor Licensed Patio

Multi-use Open Space

Seating

Public Performance



3.2.4 Urban Farm

Figure 3-18: Urban Farm

The 1.0 acre Urban Farm, as the main component for the Pearson Dogwood Urban Agriculture strategy, will provide a unique opportunity for the local community to grow and harvest their own food.

Moreover, there will be opportunities for the Farm to be used as a tool for education and involvement, through an on-site Learning Centre, where anyone can learn about growing food, recycling materials, food distribution, and new technologies that make these actions more efficient and accessible to all.

Similarly, the Urban Farm can be used for therapeutic gardening and exercise for the elderly, an important program element to be integrated into the design, given the adult care facilities being proposed on site.

Other potential components of the Farm that will help it integrate into the larger site include: edible gardens, low walls and seating at the perimeter; wayfinding and interpretive signage at the entrances; small internal gathering spaces as “outdoor classrooms”; and seed storage sheds and greenhouses that ensure a fully functional and operational Farm all year round.

Relocated Norway Maple (#920)

Low wall + Fence + Perennial/Edible Landscapes as buffer to adjacent sites

Loading / unloading - Truck and car access to farm

Community Gathering and potential Learning Centre with power, water, and storm sanitary

“Outdoor Classroom” in shaded areas under existing mature trees

Central node

Greenhouses and Seed Storage

Pedestrian promenade lined with benches, trees and feature paving

Loading / unloading - Truck and car access to farm

Public ROW 3m wide

KEY PLAN

Food Production

Education

Special Events

Accessible Plots

Community Involvement

Raised Planters



3.2.5 City Park

Figure 3-19: City Park

The 2.5-acre future City Park site is comprised of open, expansive lawn areas together with groves of mature park-scale trees. The gentle 4% slope with some rolling hills and flat terraces will encourage a wide range of activities, and allow any future pathways and gathering spaces to be fully accessible to all users.

As the Park will be designed and implemented through a City-led engagement process, this document focuses mainly on the various edge conditions of the Park. See Section 3.5 for more detail.

On a general level, given the size and location of the park within a new high density development, potential core objectives of the Park may include: stormwater retention/absorption; habitat creation for birds, butterflies etc.; both small and large gathering areas; places for people watching and performances; and organized and informal play. In turn, a potential programme may include the following elements:

• central playground• rain/sun shelters• picnic / bbq areas• bike station• naturalized rain gardens / edible landscapes• open lawn / flex space

LEGEND

Existing Trees - Retention

To Be Determined

Indicative Pathways - Final

Location To Be Determined

KEY PLAN

Playful Environment

Walking Paths

Open Space

Covered Areas

Buffer Planting / Rain Gardens

Children’s Play Area



3.2.6 Public Easements

Figure 3-20: Public Easements

Pedestrian site connectivity and permeability are two of the fundamental objectives of the Policy Statement for Pearson Dogwood, and subsequently play a prominent role in the public open space system for the site.

Access points at the site’s corners as well as mid-block entries are configured to allow strong physical connections and visual corridors to the interior of the site.

In the commericial retail areas, this translates into wider, multi-functional linear public spaces. In the residential areas, the interal mews are reflective of more intimate spaces, while maintaining strong public access to all parts of the site.

At the edges of key open spaces such as the Urban Farm and the City Park, pedestrian access is ensured through promenades that function as linear public spaces, while also activating the edges of the open spaces they border.

The result is a fine-grained network of pedestrian-scale circulation that will accommodate all users, with all levels of abilities. At both small and large scales, these corridors will respond to their surrounding uses, and will help strengthen the overall site structure, movement and sitelines within the public realm.

Detailed cross sections are shown in Section 3.4.

“Private” Entrances

Internal Mews

Water Features

Thoroughfares

Internal Pocket Parks

Seating



3.3 Mobility NetworkThe mobility network at Pearson Dogwood is comprised of an interconnected system of sidewalks, cycle paths, transit routes and roadways. The network prioritizes universal accessibility, active transportation modes like walking, wheelchair and cycling, and alternate modes of transportation like transit. The physical structure of the network provides direct and legible connections through the site that integrate with the existing mobility network

at the edges of the site. This structure also serves as the organizing framework for the configuration of open spaces and development blocks.

3.3.1 Pedestrian Network and Universal Design

The network of pedestrian pathways and sidewalks is carefully configured to promote ease of movement by

Figure 3-21: Pedestrian Network

foot and wheelchair. This is achieved by minimizing slope gradients, providing generous widths and appropriate surfacing, and providing the most direct layout between destination points. All intersections will have generous and clearly marked crosswalks, and those at Cambie / 58th and 57th / Langara Gardens will be pedestrian-actuated signals.

Thus, the network’s convenience serves to promote wellness of residents by encouraging them to move safely through the site under their own power.

Sidewalk

Pedestrian/Path (SROW)

Pedestrian signal

Existing Vehicular Signal

Proposed Vehicular Signal

Property Line

Parcel Boundary

Cam

bie

Str

eet

Inte

rnal

Str

eet

2

Internal Street 1

Hea

ther

Str

eet

57th Ave.

58th Ave.

59th Ave.

Pearson Dogwood Policy Statement Transportation & Circulation

Pearson Dogwood will be universally accessible, giving priority to walking, wheelchair, cycling and transit users while also recognizing that goods delivery, emergency access and servicing are necessities. Existing sustainable transportation

infrastructure, such as the neighbouring greenways and bikeways, will not be negatively impacted by the development. The project will support a future rapid transit station at W 57th Avenue and use the future station as a key organizing element in site design. Fully-accessible pathways and connections will be provided to link transit, public/open spaces and amenities

on the site and provide a physical and visual link to the surrounding community.


6.2.2 Travel within the Site

• Create a fine-grained network of walking and cycling routes through the site, including dedicated City roadways and routes secured by statutory rights-of-way.

• Integrate all ages and abilities into right-of-way design.• Provide separate space for walking/wheelchair, cycling

and motor vehicle travel.• Design new streets for low motor vehicle speeds, and

prioritize walking and cycling.• Design sidewalks as Wellness Walkways that include areas

to rest, landscaped areas, benches and other furniture.

6.2.4 Pedestrian and Cyclist Supportive Building Design

• Provide clear linkages from buildings to adjacent greenways.



Separated AAA bicycle facility

On-street bicycle facility

On-street shared use bicycle facility

Building bicycle facility connection for residents & visitors

Pedestrian/Wheelchair Priority; Bicycle Dismount Paths

Proposed Bike Share Location

Possible Bike Stop Station



Property Line

Parcel Boundary

Figure 3-22: Bicycle Network

3.3.2 Bicycle NetworkThe site’s bicycle network integrates with the surrounding network of bicycle facilities on 59th Avenue, Heather Street and Cambie Street to provide a robust and seamless infrastructure. New, separated cycle paths are provided on 57th Avenue, linking directly with the proposed transit station and within the site’s open space to provide a north-south connection between 57th and 59th Avenues and an east-west connection at the middle of the site.

Pathways within the development will be pedestrian prioritized (bicycle dismount zones) to ensure the safety of wheelchair users.

Residences and commercial establishments within the site, if not located on the bicycle network, will have convenient and safe connections to it by way of the internal local streets and internal pathways.

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6.2.1 Travel to the Site

• Provide pedestrian and cyclist end-of-trip facilities, which may include public washrooms, lockers and high-quality secure bicycle parking.


• Create a fine-grained network of walking and cycling routes through the site, including dedicated City roadways and routes secured by statutory rights-of-way.

• Integrate all ages and abilities into right-of-way design.• Provide separate space for walking, cycling and motor

vehicle travel.• Design new streets for low motor vehicle speeds, and

prioritize walking and cycling.

6.2.3 Minimize Impacts on Neighbouring Streets

• Upgrade adjacent and impacted cycling facilities to all ages and abilities (AAA) standard.

6.2.4 Pedestrian and Cyclist Supportive Building Design

• Design buildings to accommodate and encourage bicycle use.

• Provide clear linkages from buildings to adjacent greenways.

3.3 Mobility Network cont’d



3.3.3 Public TransitSpace is provided in the northeast corner of the site to accommodate a proposed transit station at Cambie Street and 57th Avenue. The station is anticipated to stimulate considerable transit activity that will increase the need for an associated bus route to and from the station, which

is being contemplated by Translink to run along 57th Avenue and terminate at its east end in the vicinity of the proposed transit station. The route is anticipated to utilize a clockwise turnaround movement from eastbound on 57th to southbound on Cambie to westbound on 58th to

Figure 3-23: Public Transit

Canada Line

Proposed Transit Station

Bus route #15 and stop

Proposed 57th Ave bus route and stop

Proposed bus stop



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Parcel Boundary

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the northbound on the new north-south street and then westbound on 57th Avenue. A disembark stop for this route is anticipated to be located on the south side of 57th Avenue near the proposed transit station and an embark stop to be located on the new Internal Street 2.


6.2.1 Travel to the Site (incl Policy 6.2.6)

• Provide for a future W 57th Avenue Canada Line Station.

6.2.6 Transit Integration

• Design an internal roadway on the northeast corner of the site to allow for a future W 57th bus route to terminate at the future Canada Line Station.

• Improve amenities at transit stops.• Promote security by providing safe, convenient routes to

stops and stations.




Residential local street – public

Commercial local street – public

Parcel access – private

Minor stop control

Roundabout



Handy-Dart drop-off

At-grade loading

Property Line

Parcel Boundary

3.3.4 Vehicular NetworkFour new street are proposed at Pearson Dogwood, which are local serving and configured to facilitate movement to and from the site primarily via the collector (57th Ave)and arterial (Cambie) streets at its periphery. The new streets allow movement through the site, but are deliberately configured to discourage excessive speeds or short-cutting through the site.

Figure 3-24: Vehicular Network

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6.2.1 Travel to the Site

• Locate primary moto vehicle access points into and out of the site from two accesses on W 57th Avenue and one on Cambie Street at W 58th Avenue.


• Street right-of-way widths should be City standard of 20 m.• The public realm should accommodate existing trees,

where possible.• Provide on-street parking where appropriate.

6.2.3 Minimize Impacts on Neighbouring Streets

• Design roads and connections to prevent motor vehicle shortcutting through the site.

• Access to underground parking should be limited to internal lanes or streets.


The network provides access to the site for private vehicles, ambulance and emergency vehicles, buses and trucks serving commercial businesses. Some of the local streets are residentially-oriented with narrower travel lanes, while the streets in the northeast corner are commercially-oriented with wider travel lanes to accommodate busses and trucks, and include generous on-street parallel parking.

All new streets provide: travel lanes in both directions; parking in some locations; boulevards for storm water management, tree retention and planting new street trees; and generous sidewalks designed to ensure universal access throughout, and outdoor seating opportunities where appropriate.



3.3.5 57th AvenueThe Pearson street network combines existing bounding public streets with new public streets inside the site to produce a strengthened, connected mobility web. The network offers access to all public spaces and development blocks, and connects the site to the surrounding community. The streets offer full functionality for all modes of travel

with priority for movements by pedestrians, cyclists, transit users, commercial vehicles, and finally private vehicles. The elements within the streets – travel lanes, sidewalks, etc. – have dimensions that are appropriate for the volume and type of user anticipated, including emergency vehicles, transit buses and service trucks.

57th Avenue, at the northern boundary of the site, is designated as a collector street for the neighbourhood, with a full movement signalized intersection at Cambie Street. The street is anticipated to accommodate a new bus transit route and a major east-west cycle route, as well as travel lanes, sidewalks and boulevards. Additionally, it is a goal to retain the existing street trees except to provide access from new streets and to provide a drop-off area in front of the Community Health Centre. Accordingly, the street’s current 24.4 m right-of-way will be reconfigured to achieve these goals.

The south side boulevard will be wider than is standard at 4.3 m in order to minimize root disruption to the existing large Ash trees, and the north side boulevard will be 2.4 m.

Two cycle paths will be provided, one on each side of the street. The south sidewalk will be 2.5 m within the street right-of-way plus a 1.5 m statutory right-of-way on the adjacent development parcels with retail or office uses, providing additional sidewalk width. The north sidewalk will be 1.8 m wide.

The street will have travel lanes in each direction, sufficient for bus movements, and a 3.0 m left turn pocket near the Cambie St. intersection.

Figure 3-25: 57th Avenue Cross Section


1.5 Existing Policies

• Cambie Corridor Plan (2011)

4.2.4 Transit Orientation

4.2.5 West 57th Avenue: Great Street

4.2.5 West 59th Avenue: Transitional Edge

4.2.8 Cambie Frontage

3.4 Street Cross Sections



Heather Street is a local serving street and a significant north-south bicycle route. The street will have a 3.0m travel lane in each direction, an approximate 2.0m single-direction, separated bicycle lane on each side, and sidewalks each

side. Boulevards will be situated in order to align with existing trees to ensure their preservation. No direct access to development parcels will be provided from Heather Street.

3.4.1 Heather Street

Figure 3-26: Heather Street Cross Section



3.4.2 59th Avenue

This street is a local serving street whose right of way also carries a significant east-west bicycle route. The street will have a 3.0m travel lane in each direction, a 2.2m parallel parking bay on the south side, single-direction, separated bicycle lanes on each side, boulevards each side that are located in order to preserve existing trees, and sidewalks on each side. Since these elements require more than the full

20.0m right-of-way, and due to the location of existing street trees and the desire to preserve them, it is necessary to locate the north sidewalk on Pearson private property, in the form of a statutory right-of-way. No access to development parcels will be provided from 59th Avenue; however, there will be the opportunity for City vehicles to access the City Park directly from this street.

Figure 3-27: 59th Avenue Cross Section



3.4.3 Cambie Street

Figure 3-28: Cambie Street Cross Section

The Cambie Street cross section is maintained in its current configuration, with painted bike lanes and a separated bike facility in the south, two travel lanes in each direction, parallel parking on both sides, and the wide heritage boulevard.

Buildings will be set back a minimum of 12 ft from the property line in order to provide room for wide sidewalks and enhanced landscaping allowing for activity to “spillover” onto the sidewalk, consistent with the Cambie Corridor plan.


4.2.8 Cambie Frontage

• Building forms and placement should set up the opportunity for a public frontage that enhances the future station and reinforces the Green/Blue Corridor concept of the Cambie Corridor Public Realm Plan directions.

Cambie Corridor Plan Principles

Principle 2: Provide a complete community

• Prioritize retail and other commercial uses at grade within identified neighbourhood centres, existing commercial areas, or areas adjacent to a station. Design such uses to significantly improve walking experiences.

Principle 3: Create a walkable and cycleable Corridor of neighbourhoods seamlessly linked to public transit

• Require active, engaging, people-oriented building scales and uses at grade along the street edges that will enhance the walking experience by framing / defining the pedestrian space, providing visual and architectural interest, and foster vitality and security by providing “eyes on the street” and “street theatre.”



3.4.4 New Residential Streets

New internal residential streets will be constructed in the northwest quadrant and in the southeast of the site in order to serve development parcels. Each side of the street will have a 3.0m travel lane, 2.5m parking bay, a boulevard with street trees, and a sidewalk. Parking / loading access points

to private parcels will be located off of new residential streets in several locations.

The generous sidewalk width will allow for pedestrian and wheelchair use, with opportunities for seating provided within the landscape boulevard at strategic locations

Figure 3-29: Internal Street 1 Cross Section



New internal commercial streets will be constructed in the eastern portion of the site, creating a loop from 57th Avenue to 58th Avenue at Cambie Street. It will provide access to development parcels and the Pearson Plaza and will serve as the terminus loop for a future 57th Avenue bus route. The 20m street will have on each side a 3.5m travel lane, wide

enough for anticipated bus, truck and emergency vehicle movements, two 2.7m parking bays, boulevard with street trees, and a sidewalk. The sidewalk width is increased to 3.7m (12 ft) total through the provision of a 1.5m building setback to enhance the pedestrian/wheelchair experience, especially adjacent to retail uses. Parking / loading access points are minimized along the streets.

3.4.5 New Commercial Streets

Figure 3-30: Internal Street 2 Cross Section



Figure 3-31: City Park West Boundary

3.4.6 City Park West Boundary At the City Park’s western edge, walk-up residential units will line the park from north to south. A public pathway on private land will connect units, while also being accessible to the public. A refined rain garden will provide for sustainable rainwater management, while creating an additional buffer between residential units and the pathway.

Depending on prevailing grades, the individual patios will be raised above the pathway, with lush understory plantings and shade trees to provide privacy for Owners, while in other locations, patios will be at-grade, allowing for wheelchair accessibility.

Linear Rain Garden for Stormwater

Increased Parkade Setback

On the City Park side, the gentle slope southward will prevail, and all existing mature trees will remain intact subject to a city-led review of tree health and ultimate retention.


4.2.9 Parks and Open Space Frontage

4.2.11 Diagonal Desire Lines

4.2.17 Permeability and Liveability

6.2.2 Travel Within the Site

3.5 Public Easements



3.5.1 Urban Farm / Pearson Plaza Interface

Figure 3-32: Urban Farm / Pearson Plaza Interface

This edge condition will be among the most activated on the site, combining various program elements between the Pearson Plaza and the Urban Farm to accommodate a wide range of uses, events and capacity.

Circulation widths will accommodate various modes of transport, allowing for wayfinding, seating, resting, walking, running, and wheelchair use.

A substantial buffer should be established to identify the boundaries of the urban farm, pedestrian promenades and Pearson Plaza. This may be done with low walls, landscape beds, seating and variation in paving surfaces.

Programmatically, opportunities could exist for integration of the Urban Farm and Pearson Plaza, such as a Farmer’s Markets (Urban Farm), Community Events (Pearson Plaza), Concerts, Communal Feasts (in the Park) and Pop-up Exhibits (Art from YMCA).

Perennials, Edible Landscape and Seating

Feature Public Art



Figure 3-33: South East Edge of City Park (Looking North)

3.5.2 City Park East Boundary

A prominent easement for public use is proposed for the eastern edge of the City Park, directly adjacent to a residential building and the Complex Residential Care Facility. A 5m wide “Urban Trail” is proposed for a wide range of uses, with traffic calming measures to ensure bike speeds are slow and to encourage bikers to dismount through the site.

Several existing mature trees will take precedent over trail alignment along this edge, as they will provide a timeless “sense of place” for the Park. Abundant seating will be provided to promote “eyes on the park” and people-watching.



3.5.3 City Park North Boundary / Urban Farm

Figure 3-34: North of City Park

This highly activated pedestrian promenade spans residential units to the north, with the Urban Farm and the City Park to the south. Variations in grades, materials, and buffer planting ensure the boundaries of these adjacent uses are easily identified by users.

Given its close proximity to some of the site’s core public spaces, careful consideration will be given to privacy screening, noise buffers and elevated patios with plantings for the residential units to the north

Refined Rain Gardens for Stormwater Collection



3.5.4 Within Development Parcels

Figure 3-35: Internal Mews Type 1 (Building Side - Building Side) Figure 3-36: Internal Mews Type 2 (Building Front - Building Side)

Figure 3-37: Internal Mews Type 3 (Building Front – Building Front)

Principles of connectivity and permeability are again found within the development parcels traversing from each of the site’s 4 corners with 3 meter wide ROW’s.

Given the varying widths between buildings, layout, materials and potential uses along these SRW’s may vary from location to location. In general, the wider the spaces between the buildings, the more room for landscape buffers,

flex-space or lawn areas, possible common areas and/or gardens, or small pocket parks and gathering areas.

In addition, ample lighting, wayfinding signage, and designated entry and exit areas for these SRW’s will promote continuous and easy flow of users from the perimeter to interior portions of the site.

Regarding privacy for owners, landscape beds with mixtures of conifer and/or deciduous trees will soften the vertical edge and establish privacy screens. Raised patios with low walls and possible low gates will help in this regard as well.

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