SUPPORTS ITEM 3
P&E COMMITTEE AGENDA
MAY 29, 1997
POLICY REPORT
URBAN STRUCTURE
Date: May 7, 1997
Dept. File No.: BP
C.C. File No.: 8001
TO: Standing Committee on Planning and Environment
FROM: Director of Community Planning, in consultation with
General Manager of Engineering Services
General Manager of Parks and Recreation
SUBJECT: Arbutus Neighbourhood - Greenway and Streetscape
RECOMMENDATIONS
A. THAT the Arbutus Neighbourhood Greenway and Streetscape
Concept Plan, as illustrated in this report, be approved in
principle; and
B. THAT the Arbutus Neighbourhood Greenway be funded through the
Community Amenity Contributions collected from the rezonings
of the area.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A
and B.
COUNCIL POLICY
On June 16, 1992, Council adopted a motion proposing the re-alignment of
Yew Street and the closure of portions of West 11th Avenue from Yew
Street to Vine Street and from the rail line east of Arbutus Street to
Maple Street.
On July 18, 1995, Council approved the Vancouver Greenways Plan.
(The Arbutus Area CD-1 rezonings are outlined in Appendix B.)
SUMMARY
The purpose of this report is to obtain Council approval in principle of
the Arbutus Neighbourhood Greenway and Streetscape Concept Plan, and
authorization to use the Community Amenity Contributions (CACs) for the
development of the greenway.
The greenway and streetscape described in this report are located
between Vine and Arbutus Streets and West 10th and West 12th Avenues.
The Plan is the result of the combined efforts of community
representatives, developers, landowners, architects, landscape
architects, and City staff. In general, the public is very supportive of
the Plan.
The greenway provides public open space, accommodates pedestrians and
cyclists, and improves neighbourhood connections. Elements incorporated
into the greenway include walkways, large trees, low shrub planting,
lighting, furnishing and special features. The special features are
based on artifacts salvaged from the brewery.
The greenway will be financed through the CACs collected from the
redevelopment of the sites in the Arbutus Neighbourhood.
The streetscape is based on enhancing the existing streets and creating
new pedestrian-friendly streets. Consistent street lighting, furnishing
and paving materials are used throughout. The streetscape will be funded
and constructed by the developers of the large sites, with the exception
of the proposed left-turn bays on Arbutus Street, which are included in
the current Capital Plan.
The following items related to the greenway and streetscape require
further work:
the land exchange between the City and Bastion/Intracorp;
the pedestrian-activated crossing at Arbutus Street; and
the extension of the greenway east from Arbutus Street to Maple
Street.
PURPOSE
The purpose of this report is to obtain Council approval in principle of
the Arbutus Neighbourhood Greenway and Streetscape Concept Plan, and
authorization to use Community Amenity Contributions (CACs) for
development of the greenway.
BACKGROUND
The Arbutus Neighbourhood is located between Vine and Maple Streets, and
West 10th and West 12th Avenues. The location is illustrated in Figure
1. The land uses in the area are changing from industrial and service
uses to predominantly residential uses, with retail and service uses
located on Arbutus Street.
The Arbutus Neighbourhood Policy Plan, completed in 1992, included a
large central park, adjacent to Yew Street and West 11th Avenue. During
the subsequent detailed planning of the large sites in the area, members
of the Arbutus Industrial Area Working Group proposed that the park be
replaced by a greenway and that the new streets be pedestrian-friendly.
The Council-approved rezonings incorporate these proposals.
DISCUSSION
The greenway and streetscape described in this report are located
between Vine and Arbutus Streets and West 10th and West 12th Avenues.
The extension of the greenway east from Arbutus to Maple Streets will be
presented in a subsequent report.
In the following sections an overview of the public process, the
Greenway Concept Plan, phasing, and funding and costs, and the
Streetscape Concept Plan and phasing and funding is presented.
(a) Public Process
The Arbutus Neighbourhood Greenway and Streetscape Concept Plan, is the
result of the efforts of the Arbutus Greenway and Streetscape Working
Group. The Working Group included community representatives, developers,
landowners, architects, landscape architects, and staff members from the
Park Board, Engineering Services, and the Planning and Police
Departments.
The redevelopment of the area included an extensive public process.
Recently, two public open houses were held on October 30, 1996, and
March 5, 1997. The comments regarding the Greenway and Streetscape
Concept Plan, received at these meetings, were generally supportive.
(b) Arbutus Neighbourhood Greenway
(i) Concept Plan
The Concept Plan, illustrated in Figure 2, is based on the provision of
landscaped corridors and three open spaces. These components provide
public open space, accommodate pedestrians and cyclists, improve
neighbourhood connections and incorporate the history of the area.
The landscaped corridors include an east-west route along the West 11th
Avenue, linking Connaught Park and Kitsilano Community Centre to Arbutus
Street, and a north-south route along Yew Street connecting the
residential areas to the south of the new neighbourhood with shops,
services, and public transit on Broadway. The three public open spaces
include the Brew Master Garden adjacent to Vine Street, the Kettle Yard
at the intersection of Yew Street and 11th Avenue, and the Rose Garden
adjacent to 10th Avenue.
The greenway incorporates walkways, large trees, low shrub planting,
lighting, furnishing and special features. The special features are
based on artifacts salvaged from the brewery and include large metal
entrance gates, a brewery hopper, large metal grate and brewing kettle
lid. A more detailed description of the Plan is presented in Appendix A.
The Concept Plan illustrates the basic design of the greenway, minor
modifications may be required as detailed design development proceeds.
(ii) Phasing
The development of the greenway relies on the rezoning and construction
of the large sites in the area. At this time, all the large sites, with
the exception of the Bastion/Intracorp site, have been rezoned.
Information on the rezonings is summarized in Appendix B. The Park Board
will construct the greenway as the adjacent residential buildings are
completed. Two independent development phases are anticipated.
Phase A - between Vine and Yew Streets. Greenway construction will
proceed following the development of the first project adjacent to
the greenway, the Intergulf site to the north of the greenway.
Phase B - between Yew and Arbutus Streets. Greenway construction
could proceed following the development of either the Bastion/
Intracorp site to the north of the greenway or the Greystone site to
the south.
(iii) Funding and Costs
Since 1989, Council has required payment of Community Amenity
Contributions (CACs) for privately-initiated, site-specific rezonings.
The purpose is to provide funds for the additional community amenities
needed as a result of the increased population in a neighbourhood. The
maximum amount of CACs to be collected in this area is $2,280,000.
The estimated costs for the design and construction of the greenway is
$1,350,000. In addition, approximately $680,000 is required from the
CACs to complete the land exchange and soil remediation related to the
City Works Yard. The total development costs are estimated to be
$2,030,000.
(c) Arbutus Neighbourhood Streetscape
(i) Concept Plan
The Concept Plan, illustrated in Figure 2, is based on enhancing the
surrounding streets, and creating new pedestrian-friendly streets within
the area. Consistent street lighting, furnishing and paving materials
are proposed throughout.
On the surrounding streets, 10th and 12th Avenues and Vine and Arbutus
Streets, the existing concrete sidewalks and grass boulevards are
improved and additional street trees are planted. A new mid-block
crossing is constructed on Vine Street to connect Connaught Park and the
greenway. The concrete sidewalks on Arbutus Street are reconstructed and
include a strip of concrete pavers, appropriate street furniture, street
trees and pedestrian lighting. Arbutus Street is redesigned to
accommodate left-turn bays at 12th Avenue.
Names for the new streets in the area are under consideration. In this
report, and as shown on Figure 2, they are referred to as Lane A, a
public/private lane, located in the northwest portion of the area, Lane
B, a private lane, located in the southwest portion, and Street C, a
public street, located in the east portion.
The roadway on Street C is predominantly asphalt with concrete pavers at
the pedestrian crossings and three important intersections, Yew and C
Streets, C and 11th Avenue, and Lane A and Yew Street. The curbs are the
City standard concrete curb, and the sidewalks are concrete pavers, with
grass boulevards and street trees.
The roadway of both A and B Lanes is concrete pavers, vehicle and
pedestrian areas are demarcated by concrete rolled curbs and metal
bollards. On Lane A the trees are planted on private property. In two
locations, on Lane B, the paved roadway expands to create planted
plazas.
(ii) Phasing and Funding
The streets within the Arbutus Neighbourhood will be constructed by the
developers as the adjacent residential projects are completed. It is
anticipated that portions of Street C and Lane A will be complete in
1997.
All the proposed street improvements with the exception of the left-turn
bay on Arbutus Street will be funded by the developers. The cost of the
left-turn bay is included in the current Capital Plan.
(d) Further Work
The following items related to the greenway and streetscape require
further work.
The City and Bastion/Intracorp are negotiating the exchange of
property to facilitate the configuration of the greenway as
illustrated in this report. Information on this negotiation was
presented to Council (in-camera) on June 11, 1996.
The pedestrian-activated crossing at Arbutus Street and 11th Avenue
has been identified by the community as an important component of the
greenway. Engineering Services is investigating the implications of
installing a signal at this location.
The extension of the greenway east from Arbutus Street to Maple
Street is strongly supported by the community. The Planning
Department and Engineering Services will co-ordinate the design of
this portion of the greenway following adoption of the
recommendations in this report.
SOCIAL IMPLICATIONS
A safe, usable greenway provides space for neighbourhood activity, helps
build a sense of community, and provides connections to the surrounding
area.
ENVIRONMENTAL IMPLICATIONS
The development of the greenway improves the pedestrian ambience and
environmental quality of the area and encourages people to walk or cycle
through the neighbourhood.
CONCLUSION
The Arbutus Neighbourhood Greenway and Streetscape Concept Plan
represents the joint efforts of community representatives, landowners,
developers, architects, landscape architects and City staff. With
Council approval of the Plan and authorization to use the CACs, the
development of the greenway and streetscape will continue.
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