1 Application Description - Vancouver€¦ · Application Description – The fi rst section describes the past context and proposed development for the site, providing a narrative

1 Application Description

SUMMARY OF CHANGES

CategorySection

(Current Submission)Page #

(Dec 2015 Submission)Description of Change

Vision“Section 1.3 Vision: Healthy Community” on Page 16 n/a Vision statement inserted, including: Memory; Social Support & Engagement; Connectivity & Accessibility;

and Food Systems

Tree free root growth / Stormwater

“Section 1.6 Parking & Loading” on Page 24“Section 3.2.1 Urban Forestry Management Strategy (continued)” on Page 111“Section 3.4.5 Gateway Plaza” on Page 136

2095-99

n/a

Decreased area of underground parking footprints, especially below the High Street Commons and within Parcel H, to increase the amount of tree free growth and stormwater management area.

Precincts / Neighbourhoods

“Section 1.7 Design Rationale” on Page 28“Section 3.3.1 Neighbourhoods” on Page 115

25n/a

Defined two distinct precincts (neighbourhoods) within the plan, based on landscape treatment and building height / scale.

East-West Connection

“Section 2.4 Parcel C – Phase 1” on Page 62“Section 2.9 Parcel H – Phase 5” on Page 94

5683

Adjusted parcel boundaries of YMCA / CHC building to better align the east-west connector across the site. Redesign of Parcel H: created a gateway plaza at southeast corner of the parcel, tying to the central open space and providing opportunities for tree growth and stormwater management; and aligned sidewalk to east-west connection pathway for better visual and physical porosity.

Site Drama / Diversity “Section 2.8 Parcel G – Phase 4” on Page 86 76 Complete redesign of parcel, to create a diversity of open space sizes and uses.

Vision “Section 3.1 Open Spaces and Public Places” on Page 104 92 Project vision (see top row) elaborate as a key aspect of the open space concept.

Public Art “Section 3.1.1 Memory” on Page 105 n/a Defined possible locations for public art.

Site Drama“Section 3.3.2 Site Drama” on Page 116 n/a Included a section on the opportunities for drama across the site, as it relates to both the scale of open

space, building height, and open space design / opportunities.

Pearson Plaza / Community Heart

“Section 3.4.2 Pearson Plaza” on Page 121 102 Redesign of Pearson Plaza to include bosque of trees, kids play, and articulate how the space can accommodate different uses, including a farmer’s market.

High Street Commons

“Section 3.4.3 High Street Commons” on Page 125 101 Redesign of High Street Commons to create large planting area on the east side, capitalizing on the free root growth zone and providing a screen to the YMCA edge. Included small kids play area at south.

Urban Farm“Section 3.4.4 Urban Farm” on Page 128“Section Appendix C – Urban Farm Location Analysis” on Page 236

104Elaborated on the vision for the farm, and the 3 components: production, awareness & education.

Bicycle Network “Section 3.5.2 Bicycle Network” on Page 155 108 Included note regarding bike dismount, encouraged through signage and bike racks at key locations.

Cambie Street setback

“Section 3.6.4 Cambie Street” on Page 161 114 Incorporated two cross sections, to show both the north and south block condition for Cambie, incorporating the blue-green design principles of the Cambie Corridor Plan.

Building Heights“Section 5.2 Building Heights” on Page 174 134 Changed building heights, most notably: Parcel G tower G1 reduced to 16 stories to minimize farm

shadowing. The following buildings were increased in height: F2 from 23 to 24 stories; G7 from 11 to 12 stories; and H1 from 18 to 20 stories.

Stormwater Management

“Section 6.5.3 Stormwater Management Strategies” on Page 214 168Included locations for various storm water management strategies throughout the site.

YMCA / CHC Location “Section Appendix D – YMCA/CHC Location Analysis” on Page 240 n/a Included as reference.

Application Description

10 PEARSON DOGWOOD REZONING

1.1 Application Intent & Overview

1.1.1 IntroductionThe Onni Group, in partnership with Vancouver Coastal

Health, is pleased to submit to the City of Vancouver

the rezoning application for the 10.3 hectare (25.4 acre)

Pearson Dogwood site, located between Cambie and

Heather Streets, and 57th and 59th Avenues. The intent of

the application is to rezone the property from its current

RT-2 Zone to a CD-1 Zone to allow for the development

of a complete community with a full range of uses,

interconnected open space network, and robust mobility

network.

The proposed site master plan, developed by Lead

Consultant IBI Group and a team of local Consultants, was

based on the objectives and guiding principles as outlined

in the Pearson Dogwood Policy Statement, approved by

City Council in February of 2014. The proposed project

is also aligned to City of Vancouver public policies such

as the City’s Regional Context Statement of the Offi cial

Development Plan, the City’s Greenest Action Plan, and the

Rezoning Policy for Sustainable Large Site Developments.

1.1.2 Document OverviewThis document constitutes the rezoning application for the

Pearson Dogwood site, including all pertinent material for

the City of Vancouver to make an informed assessment of

the site master plan proposal and of its key components.

The rezoning application is supplemented with the Design

Guidelines, a more specifi c document for the individual

design of all future elements of the plan. The document is

organized in six sections:

1. Application Description – The fi rst section describes

the past context and proposed development for the

site, providing a narrative from the history of Pearson

Dogwood to the vision, design rationale and overview of

the proposed plan.

2. Development Phasing & Block Studies – This section

provides a description of the development phasing,

and details of the various development parcels by way

of typical plans, cross sections and 3D visualization, in

order to identify the specifi c layouts of each of the areas

of the plan.

3. Parks, Open Space and the Public Realm – The third

section focuses on the overall concept for the public

open space system. It includes the landscape plan, and

a description of the particular public open spaces and

mobility networks.

4. Private Open Spaces – This section focuses on the

transitional open spaces between the public and private

realms, including at-grade patios, arrival courts, and

interior courtyards. In addition, it describes fully private

common open spaces.

5. Built Form – This section describes the different

aspects of the proposed built environment, including

building uses and heights, coverage, setbacks,

massing, site-wide cross sections, shadow studies,

and view studies.

6. Sustainability Measures – This section describes the

specifi c targets and actions (physical components and

operational measures) that are proposed to align the

development with the Greenest City 2020 objectives.

Central

Northwest


PEARSON DOGWOOD REZONING 11

1.1.3 Proposed Density & UsesThis requested new zoning consists of a gross fl oor space

ratio (FSR) of 2.8, including:

• Market Housing – multiple 3- to 28-storey residential

buildings that contain units of various sizes and

typologies for market housing;

• Pearson Housing Units with Supports – 114

replacement residential units for existing Pearson

residents, which will be dispersed throughout the site as

either independent or clustered units, offering various

levels of support depending on client needs;

• Affordable Residential – target of 20% of all residential

units will be below market dispersed throughout the

site, roughly half of which will be at BC Housing Income

Limits (HILs) rent levels, with the remainder as market

rental and the possibility for affordable ownership;

• Complex Residential Care – a new leading practice

residential care in a new purpose-built facility that

will provide 24-hour professional nursing care and

supervision in a protective, supportive environment for

clients with signifi cant health issues;

• Community Health Centre – a new Integrated

Community Health Centre for Community Health Area

6, which will offer client care that is coordinated and

personalized, where the intensity of service is dynamic

and aligns with client and family needs; and

• Retail – up to 13,935 square metres (150,000 sq.ft) of

local-serving retail uses, including a full size grocery

store.

In addition, the plan includes the following uses, which are

excluded from the overall gross fl oor area:

• YMCA – A new expanded YMCA facility that replaces

the Langara YMCA located at 49th Ave. and Alberta St.

• Therapeutic Pool – A replacement to the Stan Stronge

Pool, which will be co-located with the YMCA pools;

• 69 Space Child Daycare – A new infant to preschool

aged daycare, located atop the YMCA facility;

• Adult Daycare – A new adult daycare located on the

ground fl oor of a Complex Residential Care facility.

• Urban Farm Infrastructure – Sheds and enclosed farm

related buildings.

Defi nitions to be added to the CD-1 Zoning Bylaw

Adult Daycare (ADC) Facility – means the use of premises

to provide essential social supports and preventative health

services to at-risk adults living in their own homes. The term

Adult Daycare is synonymous with ‘Adult Daycare’ and ‘Adult

Day Centre’.

Discovery Centre – means a temporary, purpose built

building to provide information to surrounding residents

regarding the development, and to market and sell

residential units. The Discovery Centre will be constructed

in Phase 1 of the overall development and maintained

throughout the development of the overall site, with

demolition to allow for the construction of the last buildings

on-site.

1.1 Application Intent & Overview cont’d

1.1.4 Rezoning RationaleThe zoning regulations proposed to be included in the CD-1

Bylaw and justifi cation are included in Section Table 1-1

through Table 2-2. Proposed parking and loading regulations

are indicated in Section 1.6.



Parameter Proposed CD-1 Zoning Rationale

Parcel Parameters

Parcel area According to Parcel Plan

(Cross reference 1.5.2 of this application)

To allow for the redevelopment of the site with a variety of uses, including retail, community,

and multi-family residential.

Building Parameters

Floor Space Ratio

(FSR)

Maximum 2.8, based on the gross parcel area of 102,766sm

(1,106,165 sf), before subtracting areas to be dedicated to the City.

Corresponds to Pearson Dogwood Policy Statement.

Exclusions from FSR General – none, except:

• Balconies and other unenclosed spaces (up to 12% of

residential fl oor area).

• Underground building areas.

In addition, the gross building areas of the following uses are

excluded from the FSR:

• Gross area of a YMCA facility;

• Gross area of a Therapeutic Pool facility;

• Gross area of an Adult Daycare;

• Gross area of a 69-space Child Daycare; and

• Urban Farm related building(s).

YMCA, Therapeutic Pool and Adult Daycare exclusions are proposed per the Pearson

Dogwood Policy Statement Section 3.2.5.

Urban Farm building exclusions are proposed to allow for the development of sheds,

storage and growing facilities associated with any farming activities, including the possible

development of a Learning Centre.

Balcony exclusions are proposed to encourage the development of generous outdoor areas

for residents of multi-family buildings.

Underground building area exclusions in order to encourage the development of

underground parking, loading, mechanical, storage, garbage, and bicycle parking,

maximizing the use of the ground level for usable open space and increasing site porosity.

Building height Maximum 28 stories, measured from building lobby elevation.

However, maximum number of storeys for particular parcels:

• Parcel B & Parcel H: 26 storeys

• Parcel C & Parcel D: 6 storeys

• Parcel G: 23 storeys

• Parcel E: 20 storeys

• Parcel F: 18 storeys

Corresponds to Pearson Dogwood Policy Statement, allowing for high-rise buildings to a

maximum height of 28 stories.

Consistent with transit oriented development principles, high-rise building heights transition

from taller closest to the proposed Skytrain station, to shorter to the west and south.

Height exclusions Standard height exclusions

(Section 10.11 of the Zoning By-law)

plus enclosed areas of elevators, stairs, and lobbies providing

access to roof decks for either private or common use.

To allow for the development of buildings to the maximum number of stories per the Pearson

Dogwood Policy Statement.

To encourage the use of rooftop areas for outdoor amenity and/or landscaping purposes.

Building site

coverage

No restrictions To allow for the development of complex mixed-use parcels that require close to full site

coverage in order to achieve the development of required ground fl oor uses, specifi cally for

the YMCA / Community Health Centre, and for the long-term care facility.

Table 1-1: Proposed CD-1 Parcel Parameters




Outright Uses

Proposed CD-1 Zoning Rationale

Accessory Uses Agriculture Uses• Nursery, Field Crop or Fruit Farm

• Community Garden

Cultural and Recreational Uses• Fitness Centre

• Park or Playground

• Swimming Pool

Dwelling Uses• Multiple Dwelling

• Senior Supportive or Assisted Housing

Institutional Uses• Adult Daycare Facility

• Ambulance Station

• Child Daycare Facility

• Community Care Facility

• Group Residence

• School - Elementary or Secondary

• School - University or College

• Social Service Centre

Offi ce Uses• Financial Institution

• General Offi ce

• Health Care Offi ce

• Health Enhancement Centre

Retail Uses• Grocery of Drug Store

• Liquor Store

• Neighbourhood Grocery Store

• Retail Store

• Small-scale Pharmacy

Service Uses• Barber Shop or Beauty Salon

• Beauty and Wellness Centre

• Laboratory

• Laundromat or Dry Cleaning Establishment

• Neighbourhood Public House

• Restaurant

• School - Arts or Self-Improvement

• School - Business

Proposed outright uses will allow for the development of

a comprehensive, mixed use development as envisioned

through the development of the Pearson Dogwood Policy

Statement.

Selected Specifi c Use Rationale:

• Nursery, Field Crop or Fruit Farm – to allow for the

development of a large ~1 acre farm central to the site

that may include crop production.

• Group Residence – to allow for the development of

the Pearson Unit as the Green House model or Group

Home model.

• Laboratory – to allow for the possible development of

supporting laboratory services on-site, in conjunction

with the Community Health Centre

• School (Institutional and Service Uses) – to allow for

education, employment, immigrant training programs,

and social service programs associated with the YMCA.

In addition, to allow for the development of a farm-

related education centre.

• Retail & Service Uses – to allow for the development

of a comprehensive mix of retail and service uses that

will meet current and future needs of residents over

time.

Table 1-2: Proposed CD-1 Permitted Uses (Outright & Conditional)

Conditional Uses

Proposed CD-1 Zoning Rationale

Agriculture Uses• Greenhouse

Cultural and Recreational Uses• Artist Studio

Dwelling Uses• Micro Dwelling

Manufacturing Uses• Bakery Products Manufacturing

• Clothing Manufacturing

• Wood Products Manufacturing

Offi ce Uses• Discovery Centre

Retail Uses• Farmers’ Market

• Medical Marijuana-related Use

• Public Bike Share

Service Uses• Hotel

• Photofi nishing or Photography Laboratory

• Print Shop

Utility and Communication Uses• Public Utility

Proposed conditional uses will allow for the development

to respond to market changes, while still maintaining the

integrity of the plan as a Health, retail and housing oriented

development.

Selected Specifi c Use Rationale:

• Greenhouse – to allow for the development of

greenhouse building(s) as a component to the urban

farm, either as providing space for starting seeds or the

production of crops.

• Clothing Manufacturing – to allow for the possible

development of small-scale clothing manufacturing

facilities in conjunction with retail uses. The

manufacturing component would be secondary to retail

uses.

• Wood Products Manufacturing – to allow for the

possible milling of existing trees on-site, which may

be used as elements within the public realm or for the

construction of buildings on-site.

• Discovery Centre – to allow for the long-term

education and marketing of the development for

existing and surrounding residents, and prospective

home owners.

• Hotel – to allow for the possible development of a hotel,

given the strategic location of the site on the Canada

Line.

• Photofi nishing or Photography Laboratory – to allow

for the development of a photofi nishing laboratory as a

component of a pharmacy or grocery store.

• Public Utility – to allow for the development of a district

energy facility, or similar utility that meets the energy,

recycling, composting or other utility needs of uses on

the Pearson Dogwood site.




Pearson Dogwood site is on Musqueam Nation traditional lands

Pearson Dogwood, © http://www.pearsonresidents.org/ Sir Winston Churchill Secondary School Langara Golf Course

1.2 Site ContextThe Pearson Dogwood site is located on the northern

edge of the Marpole Neighbourhood, approximately 7 km

from downtown Vancouver and 5 km from the Vancouver

International Airport (YVR).

Historical ContextThe Pearson Dogwood site is part of the traditional lands

of the Musqueam First Nation. The property was fi rst

developed for institutional health care uses in the 1950s,

serving clients with physical disabilities and seniors needing

long-term residential care. There are currently two main

facilities on the site: the George Pearson Centre and the

Dogwood Lodge.

George Pearson Centre was constructed in 1952 as a

tuberculosis sanatorium and was subsequently used during

the polio epidemic in the 1950’s. The centre is now home

to 114 adult residents who live with a range of physical

conditions such as multiple sclerosis, spinal cord injuries,

traumatic brain injuries, and cerebral palsy. Dogwood Lodge

was constructed in 1974 as an intermediate care facility. The

lodge is home to 113 seniors, many of whom are living with

Alzheimer’s disease. Residential care is provided to people

who have complex care needs, can no longer remain safely

in their homes, and require 24-hour on-site nursing care.

Existing ContextThe site is strategically located within the City of Vancouver.

It is bounded by Cambie Street to the east, Heather Street

to the west, 57th Avenue to the north and 59th Avenue to the

south. The facilities and uses in immediate proximity to the

site are shown in Figure 1-1.

Mobility & Access

The site has excellent access by way of bike routes (Heather

Street and the 59th Avenue), transit (bus route 15 and N15,

which provides service north/south along Cambie), and

vehicular access on all sides. The site is located roughly

800 metres from two Canada Line stations: 49th Avenue –

Langara Station to the north, and Marine Drive Station to the

south.

Recreation and Commercial Amenities

There are numerous community amenities and facilities

within immediate proximity to the site. Sir Winston Churchill

Elementary and Secondary Schools, and the Ideal Mini

School are located to the west and northwest, and include

fi elds, running track, playgrounds and other outdoor

facilities.

The Langara Golf Course, a City of Vancouver owned

and operated facility, is located across Cambie Street,

and includes a 2.7 km perimeter walking trail. In addition,

Oak Park (~250 m southwest) and Winona Park (~150 m

southeast) are within a fi ve minute walk of the site, and

include additional fi elds, playgrounds, an outdoor hockey

rink, sports courts and the Marpole Oakridge Community

Centre.

The YMCA is located nearby on W 49th and Alberta Street,

and offers recreational services, attracting people from the

local neighbourhood and beyond.

Additionally, there are numerous commercial and institutional

uses that complement the wealth of recreational facilities

located nearby the site. Langara Gardens, which lies

directly to the north, contains retail stores offering health

and fi nancial services. Additional retail and offi ce uses are

located at Oakridge Centre, located on Cambie Street and

W 41st Avenue, approximately 1.5km to the north, and many

large-format retailers along Marine Drive to the south. Lastly,

Langara College is located along 49th Avenue, roughly 1km

to the northeast.

Additional Surrounding Land Uses

The remaining lands surrounding the site are residential.

The lands to the south, east and west are comprised of

established single family residential, while a large multi-

family residential development (Langara Gardens) is located

to the north, which includes a mixture of rental townhomes

and highrise apartments.

Existing Policy & Future Land Uses

The site falls along the Cambie Corridor, which has

undergone extensive policy analysis and review, as outlined

in the 2011 Cambie Corridor Plan. The Plan allows the the

buildings along the corridor south of the development to

be up to 6 stories tall, with a mixture of residential and

commercial uses, depending on location.

In addition, the Langara Gardens are currently being

reviewed with the intent to create a Policy Statement that

will guide future development of that site, which is intended,

in conjunction with the Pearson Dogwood site, to form the

second part of a community centre, focused around the

proposed transit station at 57th Avenue and Cambie Street.



Pearson Dogwood site

Canada Line

Proposed Station at W 57th Ave & Cambie St.

Bike Routes – Protected/Painted Bikeway

Bike Routes – Local Street Bikeway

North Arm Trail Greenway

Langara Gardens

Parcels affected by the Cambie Corridor Plan

Parks

Open Spaces

Community Gardens

Urban Farm

Schools

Libraries

Hospitals

Community Centres

Recreational Programs

Cultural Spaces

Places of Worship

W. 49th Ave.

W. 50th Ave.

W. 51th Ave.

W. 52th Ave.

W. 53th Ave.

W. 54th Ave.

W. 48th Ave.

W. 47th Ave.

W. 46th Ave.

W. 55th Ave.

W. 56th Ave.

W. 57th Ave.

W. 58th Ave.

W. 59th Ave.

W. 62nd Ave.

W. 64th Ave.

Park Dr.

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Figure 1-1: Site Context Map



Pearson Dogwood Policy Statement Vision

With a history of long-term health care on the property, the

planning process has strived to envision a new community

through a lens of “whole health”. Whole Health is defi ned as

“whole people, whole communities and whole ecologies”. The

Pearson Dogwood site will become a complete community

which meets the City of Vancouver’s objectives around

environmental, economic and social sustainability.

1.3 Vision: Healthy Community

Figure 1-2: Central Open Space & Urban Farm

The vision for Pearson Dogwood is for a model Healthy

Community, which will be manifested in four key strategies:

1. Memory – A Healthy Community starts with

understanding the existing site context and condition, as

well as the needs of existing (and future) residents. The

development will preserve the legacy of the site through

designing buildings, facilities and open spaces that

refl ect and build upon the history of the site, including

the needs of Pearson and Dogwood residents and care

workers, as well as relocating the existing urban farm,

designing the open spaces to respond to and emphasize

existing grades, and incorporating existing materials into

site design. Open spaces will refl ect Musqueam heritage

through public art, native plant species and other

landscape elements.

2. Social Support and Engagement – A Healthy

Community strengthens and supports social capacity

and neighbourliness through providing a variety of open

spaces, land uses and housing types where residents

of all ages, backgrounds and abilities will be able to

come together, meet one another, and build long-lasting

support networks and friendships.

3. Connectivity & Accessibility – A Healthy Community

prioritizes non-motorized accessibility and safety by

minimizing vehicular traffi c through the site and providing

multiple pathways for pedestrian and wheelchair use.

Connecting the site to the broader community will

ensure residents and visitors of all ages and abilities feel

welcome to explore and enjoy the new neighbourhood.

4. Food Systems – A Healthy Community is one in

which growing, preparing and eating food together

will build community resilience through promoting

food security, healthy ecosystems and nutrition, and

bringing neighbours together. This will be accomplished

through developing the full spectrum of food-related

facilities, including a new production-based urban farm

and education centre, community gardening plots,

therapeutic gardening, edible landscaping and spaces

for neighbours to prepare and eat food together.



Figure 1-3: Site Plan



Dogwood Lodge Pearson Residents & Pool

Throughout the public realm, areas that facilitate social

interaction and allow for residents and visitors to gather and

meet will be provided with the intent of promoting social

interactions and strengthening social cohesion and support,

especially for vulnerable populations, but also including new

immigrants and others:

Primary areas:

- Major open spaces & activity nodes

- Central open space gateways

- Large, parcel-level gathering spaces

Secondary areas:

- Gateway Plazas

- Gardening plots

- Smaller, more intimate parcel-level gathering spaces

- Wellness Paths

Urban Farm Existing Trees

1.3.1 Vision: Memory

1

3

2 2

2

2

2

55

5

55

5

5

4

5

5

Refl ecting on the memory of the site includes understanding

the existing residents’ and health care workers’ needs and

emphasizing the existing natural and programmatic features

currently on-site.

The memory of the site is refl ected in fi ve strategies:

1. Dogwood Lodge Replacement

2. Pearson Residents Replacement

3. Stan Stronge Pool Replacement

4. Urban Farm Replacement

5. Existing Trees Retention & Relocation

The redevelopment will deliver a new model of health and

wellness that includes replacement facilities (Pearson Units,

Dogwood replacement, Stan Stronge Therapy Pool), but also

extends beyond the delivery of care to include healthy and

rejuvenating spaces throughout, and features that promote

the health and well-being for all, including disabled and

aging populations.

Natural and programmatic elements that are preserved and/

or relocated include the existing urban farm and trees. In

addition, the plan includes pathways, benches and other

open space elements that emphasize and reinforce the

existing gently sloping grades, while providing several key

accessible, virtually fl at pathways that take advantage of the

grades to cross the entire site.

Native and new plantings will encourage a vibrant ecosystem

that provides habitat for birds, pollinators and other animals.

Musqueam heritage will be incorporated as the designs of

the open spaces progress.

1.3.2 Vision: Social Support and Engagement

Figure 1-4: Memory Elements Throughout Figure 1-5: Areas for Social Support and Engagement



Pedestrian and Wheelchair Priority is achieved through:

Wellness Zone: Creating a large, contiguous car-free

zone in the middle of the site with a diversity

Car-fee courtyards

Connectivity is achieved through Pedestrian &

Wheelchair Accessible Pathways

1.3.3 Vision: Connectivity & Accessibility 1.3.4 Vision: Food Systems

The relocation of the Urban Farm to a central location

creates a hub for food production, education and capacity

building. Food will be further reinforced with community

garden plots, edible landscaping and interactive / learning

elements.

Active Food Production Zones:

- Urban Farm

- Community Gardens

Passive Food Production / Awareness Zones:

- Edible landscaping

- Orchards

- Art and/or other awareness elements

Figure 1-6: Major Connections and Accessible Open Spaces Figure 1-7: Food Production Throughout



Pearson Dogwood Policy Statement Complete Community

Pearson Dogwood will be home to people of different

incomes, ages and abilities; have good access to transit, jobs

and services; and be well served by community amenities

and health facilities such as a Community Health Centre, a

therapeutic pool, childcare and recreational facilities. These

amenities will help create a social heart for the site and provide

for existing and future needs. The community will be highly

accessible and provide a spectrum of housing options with

a target of achieving 20% of all units as affordable housing.

All affordable housing units will be rental, comprised of family

and non-family units and secured with a Housing Agreement.

Health-related housing for persons with disabilities and frail

seniors will be based on best-practice worldwide and designed

in consultation with the respective communities

1.4 Plan Description & Goals

Plan Description

The proposed site master plan embodies the principles

of Complete Community planning, intertwining health,

recreation, retail, and employment uses with housing

diversity and affordability.

At the heart of the development is an extensive park and

open space system, which includes: a new 2.5 acre City

Park (to be designed later through a City-led process); a 1

acre urban farm; the large Pearson Plaza; the High Street

Commons, a north-south open space that ties the Pearson

Dogwood site to Langara Gardens to the north; and the

Cambie Walk retail plaza, which extends from the central

open space area to the proposed transit station at 57th

Avenue and Cambie Street.

In addition, the open space network is complemented by

diagonal pathways through the development blocks in all

four corners of the site, providing excellent porosity and

movement to and from the proposed transit station to the

northeast, the Cambie Corridor, and schools and recreation

facilities to the west.

Housing affordability and diversity will be a hallmark of

the Pearson project, integrating a variety of people with

differing incomes and abilities throughout the site. Affordable

and accessible housing units will be included in multiple

buildings across the site, with almost half of the replacement

units for Pearson residents included in phase 1. In addition,

a new 144- bed Complex Residential Care facility will be

developed for residents with signifi cant health care needs.

In addition to affordable housing, market housing will include

a signifi cant number of larger units (2 and 3 bedrooms),

appropriate for families with children. Opportunities for

improving affordability of market units will be explored,

which may include providing units with modest fi nishes.

Amenities for new residents and the surrounding community

will be plentiful, creating a community and social hub that

will extend well beyond the project boundary. A primary

component of the amenities includes new health facilities:

a Community Health Centre, serving the health needs

of all residents in south Vancouver; an Adult Daycare,

which will provide a range of health, social stimulation and

therapeutic recreational programs; and a new Therapeutic

Pool, replacing the existing Stan Stronge Pool. In addition,

the ‘health’ aspect of the plan is interwoven throughout the

various programmatic elements, including:

• Possible areas of solitude and contemplation in the new

City Park;

• A large car-free wellness zone and additional walkways

throughout the site, ensuring all residents, despite

mobility challenges or preferences, can experience the

outdoors in a safe, accessible and secure environment;

• A new YMCA facility, which will provide options for

health and fi tness for residents in the greater community;

• Gardening in community garden plots on development

parcels, as well as therapeutic gardening for residents

with disabilities as part of the new urban farm;

• Healthy food options could be a component of the new

urban farm production, supplying Vancouver Coastal

Health, the YMCA or other facilities;

• Edible landscaping, which will provide food options

for residents while increasing awareness about what

types of food are available during the growing season in

Vancouver’s coastal climate;

• A Community Kitchen, which will allow residents and

neighbours the ability to come together to create and share

healthy meals, provide food for those who are less fortunate,

while also learning about healthy food options; and

• Possible opportunities for farming mentorship / education

as a component of the urban farm, which could extend

to nearby schools, specifi c user groups and/or the

general public to increase food security and awareness

throughout the neighbourhood and beyond.

Furthermore, social health and well-being will be increased

through the programming of the various open spaces,

providing a variety of options for residents to meet one

another, and come together to socialize and learn about

each other’s cultures, with the intent of decreasing social

exclusion and enhancing social support networks.

A 69-space Child Daycare will be included atop the new

YMCA facility, providing a local option for families to ensure

their young children are well cared for in close proximity to

their homes. The child daycare will have immediate access

to rooftop outdoor play areas, as well as the ability to access

the adjacent open spaces in a safe, car-free environment.

Lastly, the plan includes a signifi cant amount of local-serving

retail, including a proposed grocery store, which will provide

shopping and service amenities for new residents and those

surrounding the site.

Taken together, the plan represents a complete and healthy

community, with opportunities for residents to work, shop

and play right outside their front door, in a safe, pedestrian-

oriented environment.

Goals

In order to achieve the redevelopment vision, 6 goals were

developed that guided the development and refi nement of

the plan, as indicated below:

Parks & Open SpacesProvide an expansive and interconnected network of

open spaces, with a variety of sizes, functions and

programs that will encourage social interaction, and

allow all to access nature and lead healthy, and socially

rich lifestyles.

Health Services & Community Amenities Provide world-class health facilities and services,

and appropriate community amenities, which when

combined with the open space network, will ensure

Pearson Dogwood is a destination for health and

wellness.

Housing DiversityEnsure the project provides housing options for all

incomes and abilities in a variety of forms and tenures,

creating an inclusive community where neighbours can

get to know and support one another.

Food Production & Edible LandscapingIncorporate food production and edible landscaping

throughout the development, promoting food security

and allowing for space where people of all ages and

abilities can grow, prepare and/or eat food together.

Mobility & AccessibilityPrioritize safe pedestrian and wheelchair mobility

internal to the site; connect with the surrounding

neighbourhood; ensure bike facilities are available for

all ages and abilities surrounding the site; and provide

space for a future transit station and bus route.

SustainabilityCreate a complete community that is socially,

economically and environmentally sustainable.



Food ProductionOpportunities for Community Gardens

MobilitySeparated,

protected bike

facilities

MobilitySeparated, protected

bike facilities

Park & Open Spaces2.5 acre City Park

Park & Open SpacesPearson Plaza

SustainabilityRetained Existing

Trees

SustainabilityLegacy Trees

SustainabilityRetained Existing

Trees

SustainabilityRetained Existing Trees

HousingPearson & Affordable Housing in Phase 1

HousingPearson & Affordable Housing in Phase 2

Food ProductionOpportunities for

Community Gardens

Housing & HealthComplex Residential

Care Facility

Park & Open Spaces; Food Production

Urban Farm & East-

West Connecting Spine

Food ProductionOpportunities for Edible

Landscaping

Health & HousingCommunity Health

Centre, YMCA &

Pearson Units

HousingAffordable housing

MobilityProposed Transit Station & Bike Share

MobilityPedestrian & Wheelchair Accessible Path

MobilityPedestrian & Wheelchair Accessible Path

MobilityPedestrian linkages

through development

parcels



H

G

F C

B

E

D

A

Market Housing

Affordable Housing

Retail

69-space Child Daycare

Community Health Centre

YMCA

Residential Complex Care & Adult Daycare

Property Line

Parcel Boundary

1.5 Land Use Plan & Overall Development StatisticsPearson Dogwood Policy Statement

Relevant Policies3.2.1 Housing

• Integrate affordable housing and supportive housing units

throughout the site.

3.2.2 Retail and Commercial Uses

• Retail should be local-serving in character. Commercial

offi ce spaces would enhance and complement the retail.

3.2.3 Parks and Open Space (incl. Policy 5.2.1)

• A 1.01 hectare (2.5 acre) City park will be built around existing

mature trees and other landscape features.

• A public plaza should be provided in the vicinity of local-

serving health-care, recreational and retail/commercial uses.

3.2.5 Health Care: Housing & Services

• Community Health Centre (CHC) in close proximity to

transit and open spaces

• Adult Daycare in close proximity to the CHC

4.2.1 Health & Wellness

• Principles of universal design applied in the design of all

buildings, residential units, and public areas.

4.2.4 Transit Orientation

• Focus a higher level of activity, energy and height along W. 57th

Avenue towards Cambie and the new Canada Line Station.

4.2.5 W. 57th Avenue: Great Street

• Build on W. 57th Avenue as a great street, knitting Pearson

Dogwood and Langara Gardens.

• Reinforce existing neighbourhood shopping located at

Langara Gardens.

Figure 1-8: Land Use Plan

Urban Farm

2.5 Acre City Park

Pearson Plaza

High

Street

Commons

57th Avenue

59th Avenue

Inte

rnal S

treet

2

Cam

bie

Str

eet

Heath

er

Str

eet

Future

Transit

Station

Site

The plan includes a variety of land uses, located around

a large (2.5 acre) City Park and community plazas / open

spaces, including: neighbourhood serving retail, which

includes a grocery store; a new Community Health Centre

(CHC); a YMCA and co-located therapeutic pool; a 69-space

Child Daycare; a Complex Residential Care, including an

Adult Daycare; and a mixture of replacement Pearson units,

market and affordable housing units dispersed across the

site.

The retail, commercial and institutional uses, as well as the

tallest residential buildings, are all located in close proximity

to the proposed transit station in the eastern portion of the

site and along 57th Avenue, creating a hub of activity, and

bolstering the pre-existing retail at Langara Gardens.

The YMCA, therapeutic pool and CHC have excellent

visibility and connectivity to transit along 57th Avenue (CHC)

and along the diagonal view axes from Cambie (YMCA).

The Child Daycare is located atop the YMCA facility, which

in combination with a proposed family centre and space for

community events, makes the development parcel a social

hub for health and leisure.

The Complex Residential Care facility and Adult Daycare

are located immediately to the south of the YMCA across

the Pearson Plaza, providing excellent visual and proximal

connectivity between the various health uses.

At the ground level, residential buildings will animate the

public realm with units facing streets/paths, including entry

doors and patios, some of which will be at the same level

of adjacent sidewalks and paths to ensure accessibility.

In those areas with ground fl oor retail, a regular rhythm of

retail units will be created, with wide, accessible sidewalks.

Paths and streets throughout the site are designed to be

accessible, with grades not to exceed 5% slope.

Internal Street 1



1.5 Land Use Plan & Overall Development Statistics cont’dTable 1-3: Total Site Area & FRS Table 1-4: Building Area by Parcel

Table 1-5: Estimated Unit Count by Parcel

NON-EXCLUDED EXCLUDED SUB-TOTALTOTAL

OVERALL (sf)Parcel

Market Housing (sf)

Affordable Housing (sf)

Supportive Housing*

(sf)Retail (sf) Health (sf)

Amenity (sf)**

Daycare (sf)***

Affordable Housing (sf)

Non-Excluded (sf)

Excluded (sf)

PARCEL A 308,569 109,523 36,616 23,557 7,678 478,265 7,678 485,943

PARCEL B 110,998 4,719 110,998 4,719 115,717

PARCEL C 177,975 3,184 9,740 66,516 86,254 9,298 257,415 95,552 352,967

PARCEL D 427,703 176,444 31,840 80,545 12,367 716,532 12,367 728,899

PARCEL E 76,279 76,279 76,279

PARCEL F 365,741 58,425 11,144 17,439 4,095 452,749 4,095 456,844

PARCEL G 504,932 3,980 508,912 508,912

PARCEL H 408,524 83,608 3,980 5,860 496,112 5,860 501,972

TOTAL AREA 2,269,723 428,000 90,744 131,281 177,514 86,254 14,017 30,000 3,097,262 130,271 3,227,533

MARKET HOUSING ESTIMATED UNIT COUNTTOTAL

AFFORDABLE HOUSING ESTIMATED UNIT COUNTTOTAL

SUPPORTIVE

Parcel 1-Bedroom 2-Bedroom 3-Bedroom Studio Units 1-Bedroom 2-Bedroom 3-Bedroom Pearson Units

PARCEL A 159 196 355 35 35 41 27 138 46

PARCEL B

PARCEL C 92 112 204 4

PARCEL D 220 271 491 56 56 67 44 223 40

PARCEL E 40 48 88

PARCEL F 189 229 418 19 19 22 14 74 14

PARCEL G 167 167 334 5

PARCEL H 135 135 270 26 26 32 21 105 5

TOTAL UNITS 700 1,158 302 2,160 136 136 162 106 540 114

FSR

SITE AREAALLOWABLE

FSR

TOTAL BUILDING

AREA*

102,765 m2

2.80287,745 m2

1,106,165 ft2 3,097,262 ft2

*Total Area does not include YMCA, Therapy Pool, Adult

Daycare and Child Daycare



Parkade pulled back to accommodate

stormwater and allow for the planting of

trees in native soil and legacy trees

Parkade pulled back to protect existing trees

Parkade held back to allow for proposed

transit station and to protect existing trees

Underground parking structure

Parking entrance (vehicular)

Parking and loading entrance

At-grade Handy Dart Drop-off

Loading at-grade

Property Line

Parcel Boundary

Figure 1-9: Parking Plan

Parking Description

Parking to accommodate the full requirements of the

residential, commercial and institutional uses is contained

in underground structures that are located within private

parcels. The structures are typically two to three levels.

Where there is a blend of uses, the commercial spaces are

typically located on the uppermost level for convenience,

while the residential spaces are located below.

While some parking lots extend to the edges of the parcels,

many others are held back from the edge of the parcel

boundary in order to preserve existing trees and provide

space for legacy tree growth and/or to accommodate

stormwater features. In some instances parking lots extend

under publicly accessible private open space that is part of

a private parcel. No underground parking is located within

publicly dedicated rights-of-way.

Access to parking structures is via ramps from either

new City streets or private drives. The ramps are located

strategically to minimize confl icts with pedestrian routes.

Where ramps and sidewalks cross, care has been taken to

ensure there are good sightlines between the two.

Temporary street parking spaces are provided on the

proposed new City streets; however, this is not counted

in meeting the requirements. This parking is for the

convenience of Park users and users of the various shops,

services and other amenities for short-term purposes.

Loading Description

Loading for all uses is located within private parcels, with

the exception of two Handy Dart drop-off spots for the CHC:

one on 57th Ave and another on the new street to the east.

In most cases, loading this is within underground structures,

while surface loading is provided on private driveways in the

western residential parcels. Commercial and institutional

loading is provided in underground structures in the quantity

and dimensions required by City bylaws. Buildings with less

than 100 units are not planned to have off-street loading

facilities, consistent with City policy. The location of loading

ramps has been carefully considered to minimize their visual

impact on the public realm and locate them near arterial or

collector streets to minimize truck travel on local streets.

1.6 Parking & Loading

59th Avenue

Internal Street 1

Inte

rnal S

treet

2

Cam

bie

Str

eet

Heath

er

Str

eet



1.6 Parking & Loading cont’d

Table 1-6: Proposed Parking Rates

Parking Parameters

Parameter Proposed CD-1 Zoning Rationale for Change

Market housing (multifamily)

parking

Minimum 1 space per one-bedroom unit

Minimum 2 space per two-bedroom unit

Market housing (multifamily)

visitor parkingAccording to Parking By-law n/a

Affordable residential parkingMinimum 0.5 spaces per unit

Maximum 1 space per unit

Minimum reduced based on future transit station, to encourage the use of alternative

modes of transportation.

Affordable residential visitor

parkingAccording to Parking By-law n/a

Complex Residential Care Minimum 80 spaces Reduced based on new, compact form and proximity to transit.

Community Health Centre Minimum 80 spaces, and a maximum of 120 spaces. Allows for the development of a complex, mixed-use facility.

A variance is required, as YMCA parking demand is not directly related to fl oor area, per

the bylaw. It is infl uenced by a multitude of factors: membership numbers, specifi c class

times, range of facilities available, synergies with the new density, access to transit, etc.

Opportunities to share parking with the Community Health Centre stalls during evenings

and weekends to be explored during detailed design.

YMCA Minimum of 80 spaces, and a maximum 125 spaces

69-space Child Daycare11 spaces, to be provided underground in close proximity to

elevator core access to Daycare.n/a

All other uses According to Parking By-law n/a

Loading Parameters


Residential & Commercial usesOpportunities to share loading between uses and/or buildings

to be explored at detailed design.

Due to scale of development, mixing of uses and potential loading demands at different

times, opportunities to share loading are encouraged

YMCA, Community Health Care

Facility & Daycare2 Class B spaces; 1 Class A spaces

Loading spaces to be shared between the YMCA, Community Health Centre and

Daycare.

Handy Dart spaces provided on-street along 57th Avenue and the New City Street to

the east of the CHC. An additional Handy Dart drop-off is contemplated underground to

provide direct access to the Therapy Pool (See Appendix B).

Complex Residential Care 4 Class B spacesDesire to keep Class C vehicles off of local roads results in increased number of Class B

loading spaces to accommodate greater number of smaller trucks for deliveries.

All other uses According to Parking By-lawOpportunities to share loading between uses and/or buildings to be explored at detailed

design.

Bicycle Parking Parameters (Class A)


All uses According to Parking By-law n/a



1.6 Parking & Loading cont’d

Table 1-7: Estimated Vehicular Parking by Use Table 1-8: Estimated Loading by Use

Table 1-9: Estimated Bicycle Parking

PARKINGTOTAL OVERALL

Parcel Residential* Retail Health Offi ce Daycare Amenity

PARCEL A 670 43 713

PARCEL B 38 63 10 111

PARCEL C 337 100 11 100 548

PARCEL D 942 276 1,218

PARCEL E 145 145

PARCEL F 736 32 768

PARCEL G 699 699

PARCEL H 630 630

TOTAL 4,159 351 138 63 21 100 4,832

* Total includes affordable housing and visitor stalls

LOADINGTOTAL OVERALL

Parcel Class A Class B Class C

PARCEL A 1 2 3

PARCEL B 3 3 6

PARCEL C 4 4

PARCEL D 5 2 7

PARCEL E

PARCEL F 2 2

PARCEL G

PARCEL H

TOTAL 4 16 2 22

BIKE PARKING – RESIDENTIAL BIKE PARKING – OTHER

Parcel Class A Class B Class A Class B

PARCEL A 616 6 4 6

PARCEL B 6 1

PARCEL C 255 6 44 22

PARCEL D 893 6 15 6

PARCEL E 110 6

PARCEL F 615 6 3

PARCEL G 418 6

PARCEL H 469 6





1.7 Design Rationale The proposed plan has been developed in order to adhere to

the development pattern and land use program envisioned

during the development of the Pearson Dogwood Policy

Statement, which was prepared with extensive staff and

public input, and was ultimately endorsed by Council.

The Policy Statement includes a Vision and Objectives for

the site, supplemented by a range of Policies covering the

following topics:

• Complete Community

• Open Spaces and Public Places

• Site Planning and Building Form

• Transportation and Circulation

• Sustainability and Green Infrastructure

Since the development of the Policy Statement, the

proponent team has met with City staff in numerous

workshops and meetings in order to develop the proposed

plan and ensure consistency with the policies. Table 1-10

includes a summary of the various Guiding Principles

outlined in the Policy Statement and the proposed

responses. In addition, the policies and objectives as

outlined in the Policy Statement are identifi ed in Table 1-11,

and a reference to the corresponding section within this

application that describes how the current plan meets policy.

In addition to adhering to the policies outlined in the Policy

Statement, the current plan has been developed to meet the

following design objectives:

1. Pedestrian Priority – The design concept emphasizes

the safety and comfort of the pedestrian realm and

experience, especially within the central park and

open spaces. The new City Park and Urban Farm is a

contiguous, seamless open space, framed exclusively by

pedestrian-only paths. This pedestrian network extends

to the north along the High Street Commons, east along

the Pearson Plaza and west along a car-free pedestrian

linkage through the southwestern development parcel.

2. Visual Porosity – The design emphasizes visual

porosity from the edges of the site into the central parks

and open spaces network. This has been accomplished

through the sculpting of buildings in the northwest and

southeast, ensuring visual access from along the new

58th Avenue access and the western access road from

57th Avenue, and by creating a strong linear connection

into the site from the proposed transit station.

Figure 1-10: Pedestrian Priority Figure 1-11: Visual Porosity



Figure 1-12: City Park Accessibility

4. Plan Legibility & Wayfi nding – The proposed concept

incorporates chamfered buildings, as well as a diversity

in ground plane treatments within private development

blocks in order to reinforce the diagonal connections

through the site, create distinct precincts, and promote

wayfi nding along those areas intended for public access

(statutory right of ways). In the western portion of the

site, the buildings are a more fi ne-grained and shorter

scale and the ground plane treatment is more organic,

in line with the surrounding uses, while in the eastern

development blocks the buildings are more robust

and are taller, and the ground plane is more urban

in character consistent with the denser nature of the

Cambie Corridor. Taken together, the plan elements

create two identifi able precincts, with the central open

spaces facilitating the transition.

5. Proposed Transit Station Design – While the

proponent cannot infl uence the fi nal design of the

proposed transit station, the plan suggests an

orientation and layout for the station that meets two key

criteria:

- Firstly, a signifi cant Plane tree located just on the

Pearson Dogwood site is intended to be retained

(see Section 3.2).

- Secondly, the alignment of the station is on the same

axis as the buildings within the northeast block, in

order to ensure visual porosity into the site from

along Cambie Street.

The development of the Pearson Dogwood site will allow for

the creation of a comprehensive, mixed-use development

that includes a wide range of health services and community

amenities, parks and open spaces, and housing options,

including market and affordable housing, complex residential

care units and replacement housing for Pearson residents.

The plan allows the City of Vancouver to accommodate

anticipated regional growth in a compact, sustainable

fashion, through the creation of a vibrant, liveable

neighbourhood that will meet the social and recreational

needs of future and surrounding residents.

Finally, the plan clusters new development in proximity to

Cambie Street, near existing transit and a proposed transit

station, and is surrounded by existing and future bicycle

facilities. Taken together, the transportation options for the

Pearson Dogwood site make it an excellent location for

increased densifi cation, while allowing the City of Vancouver

and Metro region to meet sustainability targets related to

transportation demand and the reduction of green house

gas emissions through offering the full spectrum of mobility

options.

Figure 1-13: Plan Legibility & Wayfi nding Figure 1-14: Proposed Transit Station Design

3. City Park Accessibility – The new city park has been

located with its primary frontage along 59th Avenue.

In so doing, the park will have a highly public address,

facilitating access and ensuring a strong sense of

ownership by the broader community.



Complete Community

Policy Statement Guiding Principles

Response

Health Care Services + Housing for People with Disabilities

• New Community Health Centre

• Pearson Housing Units with Supports

• Complex Residential Care

Housing Mix • Affordable housing interspersed throughout

development

• Pearson Housing Units dispersed throughout

development

Accessible Design • All primary Pathways are accessible

• At-grade Patios for wheelchair access

• Pedestrian & Wheelchair Priority over other modes

Community Amenities • YMCA

• Adult Daycare

• 69-space Child Daycare

Therapeutic Pool • Co-located with YMCA pool

Local Shops + Services Up to 150,000 sq.ft, including:

• Grocery Store

• Local-serving retail and services

Site Planning + Building Design


Response

Topography + Views • North-south open spaces and streets provide views

to south

• Buildings step with topography, creating views for

uphill units

Intensify Activity at the Future Canada Line Station

• Community Amenities & Health Services near transit

• Shops & Services near transit

• Tallest buildings and greatest residential density

near transit

Transitions • Building heights transition to adjacent

neighbourhoods, particularly in south and west

Integration with the Surroundings • Primary pathways from the proposed transit station

and across the site to the south west respond to

existing grades

• Diagonal pathways commemorate historic building

alignment and existing contours

Sun Access Solar access prioritized:

• Parks & Open Spaces

• Retail Streets

• Interior Courtyards

• 69-space Child Daycare

Variation in Architecture • Buildings and landscape in east are more urban in

character

• Character in west is more organic, with shorter

buildings and greater emphasis on softscaped

courtyards

Table 1-10: Policy Statement Guiding Principles & Plan Response

1.7 Design Rationale cont’d



Open Spaces + Public Places


Response

Park Land • New 2.5 acre City Park

• Pearson Plaza

• Urban Farm

• High Street Commons

Topography • Buildings step with topography

• Views to Baker from within City Park and to the

south from numerous locations

Design of Public Spaces • Diversity of public spaces, including fl exible design

to accommodate a range of users and uses

• Places to sit provided along streets and within the

open space network

• Multi-use spaces provided

Natural Features • Existing trees preserved where possible

• Several high value trees transplanted

Water • Limited use of water to respond to potential drought

conditions

• Water features at key locations

• Bioswales on several parcels

History • Replacement of Dogwood Lodge, Pearson facilities

and existing urban farm

• Preservation of high value existing trees within site

• Opportunities for public art and landscape elements

to commemorate site history

Mobility, Accessibility + Connections


Response

Rapid Transit • Space reserved for a proposed transit station at

Cambie and 57th Avenue

Prioritize Non-Automotive Transportation

• Large, car-free wellness zone in the centre of the site

• Multiple pedestrian and wheelchair prioritized

pathways throughout site

• New bike facilities on surrounding streets

• Proposed bike share and possible bike stop

Pathway + Diagonal Connections • Diagonal pathways provided

• Increase porosity through site and to surrounding

uses

Protect Local Bikeways • Local bikeways on Heather and 59th protected, with

new separated facilities, designed to all ages and

abilities (AAA) level

• New AAA facilities on 57th Ave.

Vehicle Access • Primary vehicular access into the site from 57th

Avenue and Cambie

Integration • Diagonal pathways and new streets enhance

connections to surrounding schools, Langara

Gardens, Cambie Street and neighbours to the

south

Table 1-10: Policy Statement Guiding Principles & Plan Response cont’d




Policy Topic Policies Response

Housing

20% affordable housing, 50% of units subsidized from the shelter welfare rate up, 50% at affordable market rate See Section 1.10

Minimum of 25% market family oriented units See Section 1.10

Integrate affordable housing units on site See Section 1.10

Deliver as many independent supportive housing units dedicated to persons with a disability as possible, in the fi rst phases

of developmentSee Section 1.4.5

Adaptable, universal design, and range of housing to allow residents to age in place See Section 1.10

Housing for the Musqueam First Nation, counting towards the 20% affordable housing target See Section 1.10

Retail and Commercial Use 80,000 sq ft. of retail and commercial uses See Section 1.5

Community Amenities Community amenities such as: new YMCA, offi ces for non-profi t services, 69 space daycare See Section 1.10

Health Care: Housing &

ServicesHealth care housing and services, such as: a new Community Health Centre, a new therapeutic pool, a new adult Daycare See Section 1.10

Density Maximum site density of 2.8 FSR See Section 5.1

Variety of Heights and Build-

ing Types

Incorporate a range of building types, forms, and heights See Section 5.2

Include a balance of low, mid, and high rise buildings See Section 5.2

Maximum tower heights of 28 storeys See Section 5.2

Towers above 12 storeys should have fl oor plates not exceeding 6,500 sq ft. See Section 5.2

Transit Orientation Taller buildings focused around transit station, lower building forms to the south and west See Section 5.2

W 57th Avenue: Great StreetReinforce existing neighbourhood shopping located at Langara Gardens with shops and services along the southern edge of

W 57thSee Section 5.2

W 59th Avenue Transitional

Edge

Limit building heights to 6 storeys, stepping down to 3 or 4 storeys approaching W 59th Avenue and interface with

single family homesSee Section 5.2

Explore opportunities for 3 or 4 storey townhomes and stacked townhomes along W 59th Avenue edge See Section 5.2

Design buildings with individual entries facing the street See Section 5.2

Southwest QuadrantLocated low rise and mid rise buildings from 3 to 12 storeys in the southwest quadrant of the site to transition in scale to the surround-

ing Marpole NeighbourhoodSee Section 5.2

Cambie Frontage

Design a public frontage that enhances the future station and reinforce the Green/Blue Corridor concept of the Cambie

Corridor Public realm directionsSee Section 5.4

Ensure views into the site’s parks and open spaces See Section 5.3

Parks and Open Space

FrontageDefi ne and shape park and open space frontages with strong street-wall buildings and building footprints See Section 5.4

Public Buildings Create the potential of public buildings to animate public open spaces See Section 5.1

Diagonal Desire Lines Shape and express diagonal desire lines See Section 5.3

Synergies with Langara

Gardens SiteConsider the potential future of the Langara Garden’s site in the site design See Section 5.3

Views

Maintain views (where ever possible) to Mount Baker, Richmond, and southern Georgia Straight See Section 5.2

Create visual and physical connection to Langara Golf Course and Langara Gardens See Section 5.2

Setting back tower forms to protect southern views down Cambie St. See Section 5.4

Topography Organize buildings and open spaces to work with the site topography See Section 5.2

Solar Access Solar access of parks and open spaces should guide the height, form, and placement of buildings See Section 5.8

Table 1-11: Design Response to Policy StatementFigure 1-15: Plans and Ideas developed during the

creation of the Policy Statement




Policy Topic Policies Response

Variation

Blocks are to be composed of distinctive buildings, varied in scale, and limited in length See Section 5.2

Upper levels of taller street wall buildings should be terraced to create interest, improve access to light, and views, and reduced bulk See Section 5.2

Long frontage should generally be avoided or expressed as a series of distinct adjacent buildings or building forms See Section 5.2

Permeability and Livability Establish effi cient building “footprint” while ensuring livability and site permeability See Section 5.3

Utilities and Site Servicing Ensure existing utilities are updated as needed to accommodate development across the siteTo be completed at

detailed design

City Park Dedication Provide a single park parcel dedicated to the City with an area of at least 2.5 acres See Section 3.4.6

Parks and Open Space Create a highly-public open space system that forms the key organizing element and focus of the site See Section 3.3

Legibility and Animation of

Public Spaces

Public open spaces should be located away from noise and traffi c with good solar access See Section 3.3

Include a variety of gathering areas and play opportunities See Section 3.3

Sustainable Public Spaces

Create public spaces that meets the needs of a wide range of ages and abilities See Section 3.3

Community based food production should be integrated into the entire development, including roof tops and podiums See Section 6.3.2

Water should be incorporated into the design to celebrate the natural slop of the site See Section 6.5.2

MemoryOpportunities for public realm elements to celebrate the triangularity of the site See Section 3.3

A public art and public realm plan be developed at the time of rezoning See Section 3.1

TreesRetain signifi cant trees where possible See Section 3.2

Arborist report to confi rm tree retention See Section 3.2

Travel to the site

Provide for a future W 57th Avenue Canada Line Station, with a direct link for all ages and abilities to Heather Street Bikeway and

North Arm Trail GreenwaySee Section

Provide cyclist and end of trip facilities See Section 3.5.2

Locate primary motor vehicle access from W 57th and Cambie and W 58th See Section 2.5.4

Travel within the Site

Create a fi ne grained network of walking and cycling routes through the site See Section 3.5.1

Integrate all ages and abilities in street design See Section 3.5.1

Separate spaces for walking, cycling, and motor vehicle travel See Section 3.5.1

Design new streets for low motor vehicle speeds See Section

Design sidewalks as Wellness Walkways See Section 3.5.1

Provide on street parking, where appropriate See Section 2.5.4

Minimize impacts on neigh-

bourhood streets

Upgrade adjacent and impacted cycling facilities to an all ages and abilities standard See Section 3.5.2

Design roads and connectors to prevent short-cutting through the site See Section

Pedestrian and Cyclist Sup-

portive Building Design

Design buildings to accommodate and encourage bicycle use See Section 5.1

Provide clear linkages from buildings to adjacent greenways See Section 5.1

Provide off-street space for loading/unloading people with mobility aids See Section 1.6

Access to underground parking should be limited to internal lanes and streets See Section

Services shall be contained on-site and not impact or rely on use of City streets for either servicing or maneuvering See Section 1.6

Parking Strategy

Consider district approach to parking See Section 1.6

Parking areas should be appropriately scaled to the needs of the development See Section 1.6

Loading to be provided on site to mitigate impacts on walking and cycling routes See Section 1.6

Figure 1-16: Plans and Ideas developed during the

creation of the Policy Statement

Table 1-11: Design Response to Policy Statement cont’d




1.7 Design Rationale cont’dVANCOUVER’S HEALTHY CITY STRATEGY

2014-2025 | PHASE 1

A HEALTHY

CITY FOR ALL

A HEALTHY CITY FOR ALLGoal Ways in Which Application is Meeting Goals

A Good Start

Vancouver’s children have the best

chance of enjoying a health childhood.

• Providing 69-space Child Daycare

• YMCA child programming

• Outdoor Spaces provide access to

seniors

• Pool and recreation facilities

• Urban farm may include children’s

programming / education

• Outdoor play areas on private

parcels and in City Park

• AAA bike facilities allow children

to move safely throughout the

development and to school

A Home for Everyone

A range of affordable housing choices

is available for all Vancouverites.

• 20% affordable housing provided

• Family housing options (larger units)

• Pearson replacement housing units

with supports dispersed throughout

the development

• New Complex Residential Care

facility

Feeding Ourselves Well

Vancouver has a healthy, just, and

sustainable food system.

• Urban farm provided

• Community kitchen provided

• Opportunities for edible landscaping

on private parcels, plazas and

statutory rights of way

• Pearson Plaza provides space for

possible farmers market, food cart

festival

• Proposed grocery store

Healthy Human Services

Vancouverites have equitable access

to high-quality social, community, and

health services.

• New Community Health Centre

• Adult Daycare

• YMCA facilities and programs

Making Ends Meet and Working Well

Our residents have adequate income

to cover the costs of basic necessities,

and have access to a broad range of

healthy employment opportunities

• YMCA immigrant and job training

programs

• Possible education programs

associated with urban farm

• Inclusion of offi ce space available for

use by not-for-profi t organization(s)

• New retail and service areas

provided

Being and Feeling Safe and Included

Vancouver is a safe city in which

residents feel secure.

• YMCA programs for youth and

newcomers

• Affordable housing units for

Musqueam Nation members

• Safe and accessible public realm

design

Table 1-12: How the Development realizes the City of Vancouver Health City Strategy Goals



1.7 Design Rationale cont’dTable 1-12: How the Development realizes the City of Vancouver Health City Strategy Goals cont’d

Goal Ways in Which Application is Meeting Goals

Cultivating Connections

Vancouverites are connected and

engaged in the places and spaces

that matter to us.

• Open spaces that foster connections

and sense of belonging

• YMCA programs • Volunteer opportunities with the

urban farm

Active Living and Getting Outside

Vancouverites are engaged in active

living and have incomparable access

to nature.

• New City Park

• Over 2.5 acres of new open spaces

(exclusive of City Park)

• Safe and secure pedestrian,

wheelchair and bicycle mobility

options

• New YMCA facility, including therapy

pool

Lifelong Learning

Vancouverites have equitable access

to lifelong learning and development

opportunities.

• YMCA programs • Agriculture education opportunities

through the urban farm

Expressing Ourselves

Vancouver has a diverse and thriving

cultural ecology that enriches the lives

of all residents and visitors.

• A variety of open spaces that can

hold events and festivals

• Possibility to hold events in YMCA

spaces

• Public art opportunities

• Possible reuse of removed trees into

furniture / art

Getting Around

Vancouverites enjoy safe, active, and

accessible ways of getting around the

city.

• Pedestrian and wheelchair priority

• Proposed Skytrain Transit Station

• Proposed new bus route along 57th

Avenue, including bus stops and

lay-by

• New AAA bike facilities on 57th

Avenue, Heather Street and 59th

Avenue

Environments to Thrive In

Vancouverites have the right to a

healthy environment and equitable

access to livable environments in

which they can thrive.

• Transit oriented development with

new shops and services located

adjacent to proposed transit station,

walking distance from housing

• New parks and open spaces

• New recreation and health facilities

• New safe mobility options

• New affordable housing



are the High Street Commons, Pearson Plaza, the Cambie

Walk Retail Plaza and the perimeter of the Urban Farm.

Taken together, these additional open spaces constitute

approximately 3.4 acres, and create a truly diverse and

complete open space network, which enhance the overall

character and dynamism of the plan.

Less signifi cant in scale, but equally important in function,

the plan also includes diagonal desire lines as 3m statutory

right-of-ways (sROW) across the parcels in the northwest,

southwest and southeast, providing views into the site

Pearson Dogwood Policy StatementRelevant Policies

3.2.3 Parks and Open Space (incl. Policy 5.2.1)

• A 1.01 hectare (2.5 acre) City park will be built around

existing mature trees and other landscape features.

• A public plaza should be provided in the vicinity of local-

serving health-care, recreational and retail/commercial

uses.

4.2.11 Diagonal Desire Lines

• Shape and express diagonal desire lines through the site.

Figure 1-17: Public and Private Property Plan

The Plan includes a variety of public and private property.

Dedicated lands include a new 2.5 acre City Park located

centrally to the site with primary frontage along 59th Avenue.

Additionally, there are four new streets that will be developed

as part of the project, providing non-motorized and vehicular

access to all development blocks.

Augmenting these spaces to achieve a site-wide

interconnected open space and mobility network, the plan

contains several privately owned but publicly accessible

open spaces that are of signifi cant scale. Most prominent

from surrounding streets, as well as improved pedestrian

connectivity from within the project to the neighbourhood

beyond. A smaller sROW is provided on the west side of the

Park and along 59th Avenue for sidewalk access.

The various publicly accessible open spaces will be owned

and maintained by the associated parcel-specifi c strata.

Pearson Plaza will be maintained by VCH and/or the YMCA.

The Dogwood Urban Farm will be owned by Onni, and

maintained by the fi nal farm operator.

High Street Commons

Pearson Plaza

Cambie Walk Retail Plaza

Dogwood Urban Farm

Statutory Right of Way

Private

Public

Property Line

Parcel Boundary

Easements

21

43

2

1

4

3

Table 1-13: Public and Private Property Areas

TypeArea

m2 ft2

Public Roads 11,253 121,131

Public City Park 10,112 108,848

Private with Public Access 10,628 114,404

Private Development Parcels* 70,772 761,782

TOTAL 102,765 1,106,165

1.8 Public and Private Property

All areas are approximate; to be fi nalized through subdivision

* Area includes 3m or less Statutory Rights of Ways & Urban Farm



Figure 1-18: Parcel Plan

The site master plan includes 9 parcels, of which 7 are

development parcels, one is a City Park, and one will be

developed as the Dogwood Farm. The private parcels range

in size from 2,900 m2 – 19,205 m2 (~31,200 – 206,600 ft2).

For those parcels that have any given dimensions greater

than 80 m (~262 ft), the building massing and scale are

broken down with physical building breaks in order to ensure

physical and visual porosity through the development.

Several parcels include large statutory rights of way in

order to accommodate the main east-west and north-

south linkages through the middle of the site, as well as the

High Street Commons and Pearson Plaza areas. Upkeep

and maintenance for these areas will be the ongoing

responsibility of the strata corporations, and Vancouver

Coastal Health and/or the YMCA respectively.

In the northeast corner of the site, though not identifi ed

as a specifi c parcel, an area that is adequate in size to

accommodate the proposed transit stop has been reserved,

which measures 27 m square (~90 ft). The area allotted to the

proposed transit station is suffi cient to accommodate a 20-

23 m (~65-75 ft) long structure that will house escalators and

elevators to below (consistent with the TransLink buildings

at Oakridge and 49th Avenue stations), and to provide

suffi cient circulation space a proposed bike share facility for

pedestrian movements. The detailed design of the station

will be fi nalized at a future date.

Figure 1-19: Oakridge Skytrain Station

~20 m(65’)

~8 m(26’)

Table 1-14: Approximate Parcel Areas*

* VCH retained lands

1.9 Parcel Plan

ParcelNet Development

Area (sf)Gross Area (sf)

Including SROWs

A 81,391 81,391

B ** 39,508148,568

C ** 71,613

D 116,778 124,678

E 30,963 33,861

F 80,556 113,258

G 191,141 192,905

H 136,150 136,150

City Park 108,911 108,913

Urban Farm 45,245 45,245

TOTAL AREA 902,256 984,969

Parcel

Parcel Boundary

Right of Way

Proposed Parcelization for

Affordable Housing dirt site

X



Typical Integrated Housing – Single Unit Layout

Figure 1-20: Pearson Housing Unit – Prototypical Layout Options

Pearson Dogwood Policy Statement Relevant Policies

3.2.1 Housing

• Target 20% of all units as affordable rental for low- and

moderate-income households, of which 50% should be

designed for families with children.

• Miminum 50% of affordable units at BC Housing Income

Limits (HILs), with the remaining at affordable market rates.

• Deliver housing dedicated for the use by the Musqueam

First Nation.

3.2.4 Community Amenities

• Expanded YMCA

• Explore the need for Not for Profi t Space

• Provide a fully-fi nished and equipped 69-Space Child

Daycare

3.2.5 Health Care: Housing & Services

• Community Health Centre (CHC)

• Housing with Supports

• Complex Residential Care

• Therapeutic Pool

• Adult Daycare

Bedrooms Unit Size (sq.ft) Percentage of MixStudio 320 25%

1-bedroom 500 25%

2-bedroom 700 30%

3-bedroom 900 20%

Table 1-15: Proposed Affordable Housing Unit Mix

1.10 Community Amenities & Health Care Housing and ServicesThe plan includes a range of community amenities and

health care related services, which were identifi ed at the

Policy Statement phase, and are included as component

pieces of the overall site master plan as described below.

Housing

Firstly, the long-term success of the project in being a

diverse and inclusive community will rely on the development

of 114 Pearson Housing Units with Supports, and a target of

20% of the remaining units developed as affordable housing,

both of which will be interspersed throughout the site.

• Affordable Housing – The affordable housing units will

include 12 units dedicated for use by the Musqueam

Nation, per the MOU between VCH and the Nation dated

November 2013. Of the remainder of the affordable

housing, roughly 50 % will be designed for families

with children (see Table 1-15 for proposed unit sizes).

Affordable housing will be provided as 50% at rental

rates that meet BC Housing Income Limits (HILs), with

the remainder at affordable market rates. Ownership and

operation of the affordable units will be determined as

the units are developed.

• Pearson Housing Units with Supports – VCH is “using

the ‘Proposal for Housing and Support for Pearson

Redevelopment’ (dated December 9, 2013) as the basis

for implementing housing and supports for the Pearson

redevelopment with the condition that overall costs are

no higher than the current operational costs at Pearson,

including administrative costs and adjusted for infl ation”.

In total, 114 Pearson Housing Units will be constructed,

with the following amounts per phase:

- Phase 1: 50 units (Confi rmed)

- Future Phases:

- Phase 2: ~40 units

- Phase 3: ~14 units

- Phase 4: ~5 units

- Phase 5: ~5 Units

The number of units in future phases will be confi rmed

as part of future city processes. These numbers will be

further refi ned through consultation with the appropriate

stakeholder groups. The total number of units is fi xed.

Pearson residents will be relocated throughout the

overall development in 4 different housing models.

Prototypical fl oor plans of the various unit confi gurations

and types are shown in Figure 1-20. Each person must

have a choice of four housing and support options, all

with viable levels of support. For all options, individual

support plans will be developed by the individual

with the assistance of CARMA or other independent

advocates.

1. Independent fully accessible apartments located in any market or affordable building – The amount

of support must be based on the person’s individual

support plan.

2. Independent fully accessible apartments clustered in any market or affordable building with shared overnight support – Assistance during

the day can be shared or individual, based on the

person’s preferences. The amount of support must

be based on the person’s individual support plan.

3. Shared Homes – 1 - 4 people with disabilities

living in fully accessible apartments or houses

(Shared Homes). The total amount of support is

the combined amount of authorized support for all

persons living in the house or apartment, based on

each person’s individualized support plan.

4. Congregate Living model – enables small group

living with personal choice/control:

- Each home has 6 people, each with their own

bedroom & bathroom.

- The bedrooms surround a large common living

room with hearth & fi replace.

- The large kitchen is open and accessible for use

by residents.

- The kitchen table(s) are used by residents,

family, friends and staff.

- Meaningful relationships with staff and residents

are encouraged.

- Support teams will likely include total care

workers, also known as Shabazz, with additional

support from other health professionals from all

disciplines.

- There is no schedule set by the support team;

activities and timing of support depend on

residents’ wishes.

The total amount of support is the combined

amount of authorized support for all persons living

in the house or apartment, based on each person’s

individualized support plan.

Typical 4 Unit Layout – Independent Clustered or Shared Home Typical 6 Unit Layout – Congregate Living Model



ATRIUM

COVERED OUTDOOR AREA

TEMPERED GLASS FENCE 8’ +/-

COVERED OUTDOOR AREA

RECEPTION

CHC STAFF OFFICES

126 SQ. FT.CUBBYINFANT

74 SQ. FT.STORAGE

145 SQ. FT.NAP ROOM 1

141 SQ. FT.NAP ROOM 2

140 SQ. FT.KITCHEN

44 SQ. FT.LAUNDRY596 SQ. FT.

ACTIVITY AREAINFANT

103 SQ. FT.QUIET ROOM

298 SQ. FT.NAP ROOM

86 SQ. FT.W/C

TODDLER

521 SQ. FT.ACTIVITY AREA

TODDLER

65 SQ. FT.RM

PARENTS

130 SQ. FT.CUBBIESTODDLER

369 SQ. FT.GROSS MOTER

NAP ROOM

86 SQ. FT.W/C

INFANT

57 SQ. FT.STORAGEOUTDOOR

44 SQ. FT.JANITORIAL

48 SQ. FT.W/C

STAFF


50 SQ. FT.STORAGE

NAP 97 SQ. FT.WASHROOMCHILDRENS

151 SQ. FT.CUBBIES

3-5

66 SQ. FT.RM

PARENTS

48 SQ. FT.STORAGE

NAP



130 SQ. FT.KITCHEN

50 SQ. FT.LAUNDRY

50 SQ. FT.JANITORIAL

55 SQ. FT.W/C

STAFF954 SQ. FT.ACTIVITY AREA

3-5


91 SQ. FT.WASHROOMCHILDRENS


802 SQ. FT.ACTIVITY AREAPRE SCHOOLER

75 SQ. FT.HALLWAY

103 SQ. FT.HALLWAY

144 SQ. FT.CUBBIES

3-5

203 SQ. FT.STORAGE

1615 SQ. FT.CIRCULATION

976 SQ. FT.OUTDOOR AREA

INFANT

68 SQ. FT.RM

PARENTS

173 SQ. FT.OFFICES

STAFF

75 SQ. FT.STORAGE

78 SQ. FT.OFFICES

STAFF

109 SQ. FT.STORAGE


TODDLER


AGE 3-5

1452 SQ. FT.OUTDOOR AREAPRESCHOOLER

75 SQ. FT.OFFICES

STAFF

153 SQ. FT.STORAGESTROLLER

Figure 1-21: Draft Plans of the YMCA

Ground Floor

Second Floor

Third Floor

Figure 1-22: Proposed 69-space Child Daycare Layout

In addition to the housing, the plan includes several other

amenities and health related facilities, including:

Expanded YMCA Facility and Therapeutic Pool

The new YMCA will be a family-oriented facility that provides

a wide range of health, fi tness and recreational programs

and services to a diverse client / user base. Like other

contemporary YMCA’s, the design of the facility will prioritize

the achievement of high levels of accessibility, visibility,

activity and amenity for the surrounding community.

A new therapeutic pool will be co-located with the

Community Health Centre and the YMCA facilities, as a

replacement for the Stan Stronge Therapeutic Pool.

Consistent with the existing Stan Stronge Pool, the new

therapeutic pool will be a warm water and shallow pool,

providing a supported and inclusive aquatic environment

to meet the needs of individuals who have diffi culty with

mobility, and face barriers accessing aquatic-based

rehabilitation, recreation, leisure, and healthy living. It will

offer a wide range of services, including a number of aquatic

based interventions.

The new pool will be unique in the lower mainland as a

therapeutic pool that has the capacity to serve individuals

with physical, cognitive and developmental challenges.

Key attributes of current Stan Stronge Pool and proposed

replacement therapeutic pool include:

• Warm Water – 33 ºC or higher, important for people

whose disabilities affect body temperature regulation.

• Shallow Depth – ranging from 1.0 m to a maximum of

1.5 m, allowing the use of chairs and stretchers in the pool.

• Entry Ramp – entry with a gradual slope allowing easy

access into the pool for chairs and stretchers.

• Hot Tub – incorporated within, and directly accessible

from the pool, so less mobility is necessary for transition

between pools.

• Support – Multiple supports and access devices such

as: ceiling lifts in change rooms, pool wheelchairs,

multiple types of fl otation equipment, and hand rails.

69-Space Child Daycare

Atop the YMCA facility, a new 69-space Child Daycare

will be built, including space for infant to preschool aged

children. The facility will be operated by the YMCA or

another certifi ed daycare operator. The facility will be fully

fi nished and ready for operation.

The Child Daycare includes outdoor areas that overlook

the surrounding open spaces, with excellent sun exposure

throughout the year.

1.10 Community Amenities & Health Care Housing and Services cont’dCommunity Health Centre (CHC)

VCH’s Integrated Community Health Centre (CHC) will offer

client care that is coordinated and personalized, where the

intensity of service is dynamic and aligns with client and

family needs.

Care will be offered by interdisciplinary teams. The

foundation of care is built on a relationship with a single

consistent team that supports each client to navigate

successfully through the health system and, where

appropriate, integrate care plans with partners such as

housing and non-profi t care providers. The care is trauma

informed, culturally competent, recovery oriented, and builds

on the strengths and assets of the client and family. Access

is simplifi ed with every door as “the right door” to support

the client to navigate and gain access to the majority of the

resources they regularly and frequently need. Hours will be

expanded to meet capacity needs and the non-traditional

schedule of many community members.

The CHC will be designed to be accessible by all ages

and abilities and will feature an open, safe, and inviting

atmosphere. The CHC will meet the highest standards of

environmental and energy sustainability.

Not-for-Profi t Offi ce Space & Community Kitchen

The master plan does not specifi cally identify space for not-

for-profi t enterprises; however, there are two meeting spaces

planned within the CHC that may be made accessible for

evening use by not-for-profi t organizations. In addition,

an Adult Daycare (see below), located within the Complex

Residential Care facility, is likely to be operated by a not-for-

profi t enterprise.

Lastly, the plan includes a new community kitchen, which

will be located within the CHC. It may prove advantageous

to locate the community kitchen in an area of the CHC that

could be directly accessed from the YMCA facility, enabling

evening and weekend use.

The full scope and design of offi ce spaces and the

community kitchen will be refi ned through design

development of the CHC.



1.10 Community Amenities & Health Care Housing and Services cont’dComplex Residential Care (CRC)

The Pearson Dogwood Redevelopment includes a Complex

Residential Care (CRC) component that will provide leading

practice residential care in a new purpose-built facility. It will

replace some existing services provided on-site and address

other VCH residential care needs.

As defi ned in the VCH Complex Residential Care

Developments Design Guidelines:

“Complex Residential Care facilities provide 24-hour

professional nursing care and supervision in a protective,

supportive environment for clients with signifi cant health

issues who have complex care needs and require a

secure housing/care environment to live safely and with

dignity.”

The following planning assumptions apply to the Complex

Residential Care component:

• The Facility will accommodate approximately 150

residents in a ‘Neighbourhood’ concept with smaller

numbers of residents in each house and pairs of houses

forming a number of neighbourhoods. It provides a

homelike environment with the effi ciency of co-location

for shared care and professional supports.

• The overall intent of the ‘Neighbourhood’ model is to

minimize the institutional feel and appearance of the

facility and replicate the atmosphere of a large family

house scaled to enable the participation of residents

in their activities of daily living. Positive outcomes of

the ‘Neighbourhood’ concept are reported to include,

for example, improved continuity of care, improved

relationships between residents and care givers,

improved social life and companionship, and from a

facility perspective, a more effective use of space.

• Each resident’s ‘home’ contains a number of private

resident rooms with en suite bathrooms including

shower, together with shared daily living, dining and

support facilities. The house is sized to reduce resident

confusion and anxiety associated with dementia, and is

self-contained in terms of meeting all day-to-day living

needs. Each house has its own ‘front door’ entry and

direct access to outdoor patio/terrace space, whether

located at ground level or above ground level.

• Houses are paired and connected together to share staff

and certain support facilities such as bathing tubs, care

team/family meeting room, soiled utility and equipment

storage. Also, it is proposed to share spaces such as the

medication room and resident care coordinator offi ce

between a number of houses.

• All houses are grouped together in a ‘building/residential

complex’ to share some common amenities such as

a large group social/activity spaces, food production,

administrative/staff support, etc. Some food production

occurs on the neighbourhood.

• The Facility Design will be guided by the VCH Complex

Residential Care Developments Design Guidelines

(June 2007), which are intended as a minimum building

requirement for new projects.

• A core programming concept is to plan a majority of the

houses for fl exibility so that the physical environment

can support any one of a number of care focuses in

a unit. Specialized focuses, such as Special Care/

Dementia Care, high medical support, etc. may change

over time as population needs change.

Figure 1-23: CRC “Neighbourhood” Concept Adult Daycare

An Adult Daycare is proposed to be located on the ground

fl oor of the Complex Residential Care facility. The Adult

Daycare program is one of a number of VCH programs that

strive to prevent admissions to residential care, enabling

individuals to live in their homes though providing a range

of health, social stimulation and therapeutic recreational

programs in supportive, culturally respectful group settings.

Most individuals who will attend the Adult Daycare benefi t

from some group interaction, and have health needs related

to dementia care, acquired brain injury or strokes.

VCH contracts with community organizations, in most

cases non-profi t groups, for the operation of Adult Daycare

services.

BC Ambulance Station

The current BC Ambulance Station located on site will be

relocated to an off-site location.

Health Care Housing & Health Care Services Consultation

Vancouver Coastal Health (VCH) met regularly with

stakeholders via meetings and workshops during the

development of this application in order to ensure the health

care housing and services plans respond to stakeholder

needs and requirements. A full summary of the consultation

efforts can be seen in Appendix A – VCH Facilities &

Conceptual Plans.

Figure 1-24: Complex Residential Care Outdoor Space



Figure 1-25: Complex Residential Care Outdoor Space

Documents

1 Application Description - Vancouver€¦ · Application Description – The fi rst section describes the past context and proposed development for the site, providing a narrative