November 10, 2017

6085.02

Tamara Rowland

Conwest Development Consultants

250 - 1311 Kootenay Street

Vancouver, BC

V5K 4YR

VIA E-MAIL: Tamara.Rowland@conwest.com

Dear Tamara:

Re: Secured Market Rental 100 Project at 3070 Kingsway, Vancouver, BC

Letter Report

Bunt & Associates Engineering Ltd. (Bunt) has prepared the following letter report for the proposed project

at 3070 Kingsway, Vancouver, BC. The City of Vancouver has not specifically requested a Traffic

Assessment & Management Strategy (TAMS) report for the site given the small scale nature of the

development with 40 secured market rental units along with 3,080sq.ft. of ground floor commercial floor

area.

The attached letter report therefore focuses on the key design aspects of the project from a transportation

perspective, and specifically with regard to site accessibility, layout, bylaw requirements, vehicle trip

generation and access design review.

We trust this will help to provide sufficient support to progress the Rezoning Application and please do

not hesitate to contact us should you have any questions or comments.

Yours truly,

Bunt & Associates

Kyle Brandstaetter, MCIP RPP Paul Dorby, MSc

Transportation Planner Senior Transportation Planner

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1. INTRODUCTION Conwest Venture Limited has retained Bunt & Associates (Bunt) to provide transportation planning

guidance for the proposed secured rental development, located at 3070 Kingsway in the City of

Vancouver, BC. The project plans for 40 secured rental units along with a small amount of

commercial floor space (3,080 sq.ft.) at the ground level, fronting Kingsway. The site location is

shown at Exhibit 1.1.

The primary aim of this review is to demonstrate that the site access and parking strategy for the

project can function satisfactorily, taking into consideration the site constraints. It will cover

preliminary feedback received from the City of Vancouver, including the traffic management

requirements for the planned single lane ramp.

This letter will form part of the planning submission materials and document existing conditions,

site layout, parking and loading details, site vehicle trip generation, ramp operation and general

design.

2. EXISTING CONDITIONS The project site is located on the south side of Kingsway between Rupert Street and Kerr Street

and is served by a rear laneway with connections to School Avenue and Rupert Street (right-in/out

only).

The site is currently occupied by a small commercial premise with 12 surface parking spaces at

the front, and accessed directly from Kingsway, along with 8 surface parking spaces at the rear

and accessed from the laneway. The existing building and surface parking will be removed with

the project development along with the existing driveway onto Kingsway.

2.1 Site Accessibility

Site accessibility by walking, cycling and transit is summarized in Table 2.1 for the project using

the ‘walkscore’ results along with current travel modes observed in the area from residents.

Table 2.1: Walkscore Review

MODE WALK-SCORE

MODE SPLIT* DETAILS

Walk 87% 15% to19% Very Walkable – most errands can be accommodated on foot

Cycle 86% 4% to 5% Very Bikeable - mostly flat excellent bike lanes

Transit 81% 17% to 22% Excellent Transit convenient for most trips *Source: Transportation Panel Survey 2014 FINAL REPORT

Walkscore confirms the accessibility of the site is high for walking, cycling and transit with all

scoring above 80%. This provides important context for the proposed allowable parking reduction

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Exhibit 1.1

Site Location

November 2017

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for secured rental and the following provides specific details on cycling and transit facilities close

to the site.

Cyclists generally travel 3 to 4 times the distance of pedestrians for the same period of travel time

and would indicate a 4 to 5 kilometre distance is reasonable for trips made from the site by

bicycle. City bicycle routes close to the site are summarized in Table 2.2 and it highlights there

are connections in both an east-west and north-south direction.

Table 2.2: Bicycle Routes

ROUTE DIRECTION COMMENTS

Vanness bikeway east-west forms part of the BC parkway;

Earle Street / Vivian Drive north-south Low volume / residential

East 45th Avenue east-west Low volume / residential

Transit access in the vicinity of the site is summarized in Table 2.3 and it confirms there are two

‘distinct bus services that run east-west and north-south’ as per the accessibility requirement for a

parking reduction with secured rental units. Equally important, the Joyce SkyTrain Station is within

800-metres of the site and this should have a stronger influence with encouraging transit use.

Table 2.3: Transit Route Frequency

REFER-ENCE

NAME WEEKDAY AM PEAK

WEEKDAY MID-DAY

WEEKDAY PM PEAK

WEEKDAY EVENING

WEEKENDMID-DAY

Expo Line Waterfront/King George 2-4min 6min 2-4min 6min 6-8min 19 Vancouver Downtown/Metrotown 12min 12min 12min 12min 12min 41 Joyce Station/Crown/UBC 4-5min 5-7min 8-10min 10min 8-15min

3. PROPOSED SITE PLAN REVIEW The planned site floor areas are presented in Table 3.1 for each land use along with a description

of what is planned.

Table 3.1: Proposed New Land Uses

LAND USE BUILDABLE FLOOR AREA DESCRIPTION

Secure Market Rental 3,248 sq.m. (34,964 sq.ft.) 40 residential units, including 3 townhouses

Commercial 286 sq.m. (3,080 sq.ft.) Small street-fronting commercial units

Vehicle access for the site will be from the rear laneway where a single lane ramp (3.65-metres

wide) is planned to serve 24 parking spaces located on a single underground level.

The single lane ramp is needed given the limited site width available for parking and access. This

matter has been discussed with City staff as part of the pre-application discussions. A technical

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review to support the single lane ramp is provided in Section 6 based on the expected peak-hour

volumes and vehicle design sizes.

Public realm along the site’s frontage on Kingsway will be enhanced with the removal of the

existing driveway, providing 1 to 2 street parking spaces (off-peak). The planned width for the

sidewalk and landscaping will be 4.1-metres together with a 1.4-metre set-back.

Class-A bicycle parking storage area will be located on the west side of the P1 level. It can be

accessed either at the front of the building, through foyer and using the elevator, or from the rear

laneway where there is passageway and access to stairs (see Exhibit 3.1). Cyclists are not

expected to use the vehicle ramp given the complexities expected with the proposed ramp

signalization (see Section 6 for details) and it would be more prudent to provide other options as

mentioned.

Class-B bicycle parking spaces will be located within the site at the entrance way to the residential

foyer (see Exhibit 3.1).

A Class-B loading space is planned at the rear laneway to serve the commercial use primarily, but

it would be available for use by residents (even though there is no specific requirement). The

Class-B requirement is only marginal for the site and this is discussed in the next section.

4. SITE PARKING AND LOADING REVIEW Summarized in the following paragraphs are the planned vehicle and bicycle parking numbers in

the context of the City of Vancouver’s Bylaw requirements along with service vehicle loading space

requirements.

Table 4.1a summarizes the relevant City’s Parking Bylaw rates for the planned uses, while Table

4.1b summarizes the calculation for the specific requirements along with allowable reductions.

Table 4.1a: City of Vancouver Parking Bylaw Rates (without heritage designation)

LAND USE CITY PARKING BYLAW REQUIREMENT

Secured Market Rental

(minimum)

A minimum of 1 space for each 125 m² of gross floor area, except that if the secured market rental housing is within two blocks of a rapid transit station, or within two blocks of the intersection of two distinct bus routes that run north to south and east to west…the minimum parking requirements is 20% less. A minimum, for visitor parking, of that number of spaces which is equal to 7.5% of the total number of dwelling units in the secured market rental housing.

Commercial A minimum of one space for each 100 square metres of gross floor area up to 300 square metres, and one additional space for each additional 50 square metres of gross floor area.

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Exhibit 3.1

Site Plan

November 2017

Freeway

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Collector

Local

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ProposedExisting

Use this font and size for road names

LANEWAY

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CLASS BLOADING

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Please align arrowheads when creating lane

groups not present in this template as shown

below using grid guides.

Note: Arrows reflect “Lane Groups” defined

by Synchro and NOT roadway laning.

Please align arrowheads when creating lane

diagrams not present in this template as

shown below using grid guides.

Draw Freeway - assign 6.0pt black

Duplicate line with ”+” - assign 0.5pt white

Pedestrian Signal

Traffic Signal

Intersection #

Link Volumes

Unsignalized

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Table 4.1b: Project Vehicle Parking Bylaw Review

VEHICLE PARKING REQUIRED PROVIDED NOTES

Secured Rental (including visitor) 26 n/a 3,248 sq.m./125 sq.m

Secured Rental (Transit Proximity) 21 22 20% reduction allowed

Secured Rental Visitor Component 3 3 7.5% of units

Secured Rental Component 18 19 Less visitor

Commercial 3 2 1 parking space shared with res. visitor

Total Spaces 24 24 Inclusive of 2 disability spaces

With Disability Reduction -2 - Spaces double counted

Total Bylaw Requirement 22 - Requirement with allowable reductions

As can be seen, the development will meet the City’s Bylaw minimum requirement and it confirms

there is no need for additional Transportation Demand Management (TDM) measures such as a car

share vehicles / spaces, additional bike storage, etc.

Bicycle parking for the project will comply with the City’s Bylaw requirements and a breakdown of

the details is presented in Table 4.2 for each land use while the locations were covered in the

previous section.

Table 4.2: Bicycle Parking Review

LAND USE RATES PLANNED SPACES

CLASS-A CLASS-B CLASS-A CLASS-B

Rental Residential 1.25 per unit 6 per entrance 50 6

Commercial None 6 per entrance 1 0

51 6

Outlined in Table 4.3 is the applicable City of Vancouver loading Bylaw rates for the project and

this has focused on Class-B spaces as Class-A spaces are not required for the uses planned.

Table 4.3: Service Vehicle Loading Bylaw Review

LAND USE BUILDABLE

AREA REF. CLASS B CITY BYLAW RATE REQUIREMENT

Market Residential

3,248 sq.m. or 40 units 5.2.1 No requirement for less than 100 units.

At least one space for 100 to 299 units. 0

Commercial 286 sq.m. 5.2.3

A minimum of one space for the first 465 square metres of gross floor area plus one space for any portion of the next 1,860 square metres and one additional space for each additional

2,325 square metres.

1

One Class-B space is triggered for the commercial use for the first 465 sq.m.; however on other

commercial buildings the actual observed demand rate for Class-B is closer to one space per

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5,200 sq. m.. Even though demand is expected to be low, it is planned to provide one Class-B

loading space and where the majority of movements will come from smaller vehicles than a SU9,

which the City typically requests for design testing. This space would be accessed from the rear

laneway and would be available for both commercial and residential uses.

5. PROJECTED NEW VEHICLE MOVEMENTS Presented in Table 5.1a are the proposed vehicle trips rates for the two planned land uses. These

rates are consistent with what has been applied on other projects in the area; however this

residential rate is based on market units which typically have a higher vehicle demand than

secured rental units.

Table 5.1a: Proposed Vehicle Trip Rates for Development

LAND USE AM VEHICLE TRIP RATES PM VEHICLE TRIP RATES

In Out Total In Out Total Residential (per unit) 0.05 0.19 0.24 0.12 0.10 0.22

Commercial (per 1,000 sq.ft.) 0.60 0.37 0.97 1.19 1.52 2.7

Table 5.1b presents the projected number of new site vehicle movements.

Table 5.1b: Proposed Vehicle Trips for Development

LAND USE AM VEHICLE TRIPS PM VEHICLE TRIPS

In Out Total In Out Total Residential (40 units) 2 8 10 5 4 9

Commercial (3,080 sq.ft.) 2 1 3 4 4 8 4 9 13 9 8 17

The residential component is projected to generate a maximum of 10 vehicle movements in the

peak-hour periods and the commercial component, 8 vehicles per hour at peak times. However,

much of this demand could be on-street or perhaps from other site parking close-by as part of a

linked trip with other activities.

Given this, the estimated peak demand at the vehicle access ramp would be closer to 13 vehicle

movements in the peak-hour periods, or 1 vehicle every 5 minutes. In the following section, this

information will be used to provide context for the planned single lane design from the rear

laneway.

6. SITE ACCESS DESIGN REVIEW The project is significantly challenged to provide underground parking due to the narrow site

width available. Given this, Conwest has discussed with the City for the need to have a single lane

ramp and Table 6.1 presents the key features / geometrics.

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Table 6.1: Single Lane Ramp Design Features

PARAMETER LAYOUT DETAILS

Vehicle Ramp Rear laneway, single lane at 3.65-metres width and 27-metres in length

Parking Spaces 24 spaces on a single level

Peak In / Out vehicles Morning peak-hour 4 in / 9 out, afternoon peak-hour 7 in / 6 out

Cyclists Separate access to bicycle parking

Acceptance of the single lane ramp from the City will be on the expectation that a ramp warning

light system can be installed to manage vehicle demands entering / exiting in an efficient and safe

manner. The basic principles are set out below while a detailed analysis can be provided with the

DP submission materials, including clearance times and sign-off from a qualified contractor.

It is expected that a ‘Remote Control / Fob’ could be used to activate the warning lights and

electronic gate as there is limited room for detectors or a stop bar on the P1 level given the

limited space available. When the Remote Control / Fob is triggered by a vehicle, the timer will

start based on an appropriate clearance time for a vehicle to:

a) enter and park; or,

b) leave a parking space and enter the laneway.

Visitor access to the residential or commercial parking can be worked out at the DP stage, but it

is expected that drivers using these spaces will park longer than 2-hours and / or be regulars to

the building. This will allow access to be managed and avoid drivers waiting in the laneway

unduly.

The loading space design has been tested using two (2) single unit sized loading trucks (9 metre

and .5 metre); the latter best represents the expected demands given the small scale nature of

the project. This work is shown in Exhibits 6.1a and 6.1b and reflects trucks will need to enter

from School Avenue direction given the restricted movements at Rupert Street.

Ramp access and parking has been tested using a PTAC vehicle (large passenger vehicle) and

smaller passenger vehicles, representative of the 85th percentile and slightly less (i.e. Honda

Accord in small car stalls). This review is presented in Exhibits 6.2a to 6.2f; the range of vehicle

sizes assessed better represents the variety of vehicle types expected to access the site, rather

than just focusing on largest vehicle type. This exercise highlights the constrained width available

and that the suggested traffic signal management system for the ramp would be needed.

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[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]

Lock to Lock Time

Delivery Truck 7.5m

Width

Track

Steering Angle

1.00 4.16

meters

:

:

:

6.0

2.32

2.34

40.0:

7.50

N

associates&u n tb

[Issued for Discussion; not for Construction]

3070 Kingsway6085-02 November 2017 Scale 1:250 on Letter Prepared by AK

Exhibit 6.2aPassenger Car Ramp Access

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[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]Note: Blue vehicles represent inbound maneuvers and red vehicles represent outbound maneuvers

Lock to Lock Time

Width

Track

:

:

:

meters

P

6.0

2.00

2.00

3.201.10

5.60

Steering Angle 35.9:

N

associates&u n tb

[Issued for Discussion; not for Construction]

3070 Kingsway6085-02 November 2017 Scale 1:250 on Letter Prepared by AK

Exhibit 6.2bSmall Car Ramp Access

S:\PRO

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2_3

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2017/1

1/0

9 1

6:0

9, P

lotted b

y Ahsa

n K

azm

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[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]Note: Blue vehicles represent inbound maneuvers and red vehicles represent outbound maneuvers

Lock to Lock Time

Width

Track

:

:

:

meters

Ford Taurus (2010)

6.0

1.66

1.94

2.871.10

5.15

Steering Angle 31.3:

N

associates&u n tb

[Issued for Discussion; not for Construction]

3070 Kingsway6085-02 November 2017 Scale 1:250 on Letter Prepared by AK

Exhibit 6.2cPassenger Car Circulation

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085-0

2_3

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ay_A

CA

D_V

04.d

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2017/1

1/0

9 1

6:0

9, P

lotted b

y Ahsa

n K

azm

i

[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]Note: Blue vehicles represent inbound maneuvers and red vehicles represent outbound maneuvers

Lock to Lock Time

Width

Track

:

:

:

meters

P

6.0

2.00

2.00

3.201.10

5.60

Steering Angle 35.9:

N

associates&u n tb

[Issued for Discussion; not for Construction]

3070 Kingsway6085-02 November 2017 Scale 1:250 on Letter Prepared by AK

Exhibit 6.2dSmall Car Ramp Access

S:\PRO

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0171108_6

085-0

2_3

070-K

ingsw

ay_A

CA

D_V

04.d

wg

2017/1

1/0

9 1

6:0

9, P

lotted b

y Ahsa

n K

azm

i

[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]Note: Blue vehicles represent inbound maneuvers and red vehicles represent outbound maneuvers

Lock to Lock Time

Width

Track

:

:

:

meters

Ford Taurus (2010)

6.0

1.66

1.94

2.871.10

5.15

Steering Angle 31.3:

N

associates&u n tb

[Issued for Discussion; not for Construction]

3070 Kingsway6085-02 November 2017 Scale 1:250 on Letter Prepared by AK

Exhibit 6.2eSmall Car Parking Maneuver (1/2)

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D\2

0171108_6

085-0

2_3

070-K

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ay_A

CA

D_V

04.d

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2017/1

1/0

9 1

6:0

9, P

lotted b

y Ahsa

n K

azm

i

[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]Note: Blue vehicles represent inbound maneuvers and red vehicles represent outbound maneuvers

Lock to Lock Time

Width

Track

:

:

:

meters

2015 Honda Civic

6.0

1.75

1.75

2.670.94

4.56

Steering Angle 37.5:

N

associates&u n tb

[Issued for Discussion; not for Construction]

3070 Kingsway6085-02 November 2017 Scale 1:250 on Letter Prepared by AK

Exhibit 6.2fSmall Car Parking Maneuver (2/2)

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0171108_6

085-0

2_3

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04.d

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2017/1

1/0

9 1

6:0

9, P

lotted b

y Ahsa

n K

azm

i

[Based on Drawing "3070 - LEVEL 1" from GBL Architects. Received on November 06, 2017]Note: Blue vehicles represent inbound maneuvers and red vehicles represent outbound maneuvers

Lock to Lock Time

Width

Track

:

:

:

meters

Ford Taurus (2010)

6.0

1.66

1.94

2.871.10

5.15

Steering Angle 31.3:

3070 Kingsway Letter Report for Rezoning | November 10, 2017 18 S:\PROJECTS\CC\6085-02 3070 Kingsway\5.0 Deliverables\20171110_6085-02_3070_Kingsway_LTR_V01.docx

7. SUMMARY Conwest Venture Limited is planning a secure market rental building with 40 units and a small

element of ground floor commercial (3,080 sq.ft.) fronting Kingsway.

Accessibility of the site location is high, as measured by Walkscore and meets the criteria for

access to transit to achieve a reduction for the secure market rental units.

Parking access will be from the rear laneway where a single lane ramp is planned to serve one

level of parking (24 spaces).

New vehicle movements using the ramp are projected to be 13 movements in the peak-hour

periods and these can be managed with traffic signal management system described.

Vehicle parking is planned at 24 spaces, of which, 19 spaces will be allocated to residents, 3 for

visitor and 2 for commercial. The bylaw requires 3 commercials spaces but it is expected that the

residential visitor can be shared.

Class A bicycle parking is planned at 51 spaces (including one for commercial) and they can be

accessed through the front of the building at Kingsway or from a passageway at the rear laneway.

As well, 6 Class spaces will be provided and located at the entrance way to the rental units on

Kingsway.

One Class-B loading space is planned for the commercial but can be shared with the residential

(which has no specific requirement).