Executive summary
- This report evaluates an application to rezone 5562-5688 Manson Street to a CD-1 (Comprehensive Development) District.
- The proposal is for two 18-storey buildings, each above a six-storey podium, and a 37-space childcare facility.
- The buildings consist of 392 secured rental residential units, of which 20% of the residential floor area would be secured as below-market rental (BMR) units.
- The childcare facility is to be delivered turnkey to the City.
- Proposed building heights are 56.0 m (183.7 ft.) for the north tower and 55.5 m (182.0 ft.) for the south tower, with additional height to accommodate an indoor rooftop amenity. A floor space ratio (FSR) of 6.0 is proposed.
- The proposed uses and form of development are consistent with the intent of the Cambie Corridor Plan.
- Staff recommend that the application be referred to a Public Hearing, with the recommendation of the General Manager of Planning, Urban Design and Sustainability to approve it in principle, subject to the Public Hearing, and conditions contained in Appendix B.
Climate implications
Green Buildings –
- The Green Buildings Policy for Rezonings requires that applications satisfy the green and resilient building conditions.
- The applicant has submitted a preliminary modelling analysis to meet energy, emissions and embodied carbon targets.
- Examples include resilient building measures, a commitment to energy system sub-metering, and enhanced commissioning requirements. Conditions are in Appendix B.
Natural Assets –
- The Urban Forest Strategy was developed to find ways to help preserve, protect and strengthen Vancouver’s urban forest and tree canopy for the future. The Protection of Trees By-law aims to maintain a healthy urban forest by requiring permission be sought to remove trees which meet certain conditions. The intent is to retain and protect as many healthy, viable trees as possible, while still meeting the challenges of development, housing priorities and densification. This is in keeping with City goals to achieve resilient and healthy natural systems in our urban areas.
- The application proposes new street trees along Manson Street, landscaping for the mid-block connection, and a building setback for the south tower for an outdoor play space surrounded by new trees and shrubs.
- Both podiums offer shared outdoor areas with green spaces, raised planters, and seating with an outdoor kitchen and seating for the south tower podium.
- Six City trees are proposed for retention. Ten on-site trees and two off-site trees on the neighbouring property are proposed for removal due to poor condition and conflict with the building footprint. The applicant is proposing 71 new trees on level 1, above the podiums, and above the towers, to be finalized at the development permit stage. See Appendix B for landscape conditions.