1134 East Georgia St

Contents01 INTRODUCTION

02 SITE ANALYSIS

03 PROPOSED DEVELOPMENT

04 Urban Design

05 ARCHITECTURAL DRAWINGS

06 APPENDICES

Family Housing | Creative Production | Social Housing

3

Introduction

4

Introduction1134 East Georgia St

The 1134 East Georgia Street project is an exciting addition to the diverse East Vancouver neighbourhood of Kiwassa East, under the DTES Plan. Replacing a single-story commercial / industrial building, this 4-story mixed-use building will add significant Social and Family housing, as well as local creative and production uses at-grade providing a truly integrated mixed-use community within the project.

The building’s character is varied in texture and material, blending the strong historic industrial character of the neighbourhood with a contemporary approach to urban living.

EKISTICS is applying for rezoning of a 4-storey mixed-use family housing and ground-orientated creative production building at 1134 East Georgia Street in Kiwassa East.

5

Executive Summary1134 East Georgia St

FAMILY HOUSING

The project consists of one bedroom and family-orientated 2 and 3-bedroom units with a family-friendly courtyard and children’s play area. It is adjacent to the 110 year-old Admiral Seymour elementary school and playground, which sits on a quiet tree-lined street with little through traffic. Housing Vancouver Strategy Update places emphasis on family housing, targeting approximately 40% of new homes to be suitable for families. The strategy seeks to retain the diversity of the city’s housing stock by addressing family housing within the “missing middle”.

SOCIAL HOUSING

Provides social housing that is integrated within a mixed use project with shared amenities, and private street entrances for some units. The project is situated within a highly transit accessible neighbourhood, is adjacent to Admiral Seymour school and parks, and is in close proximity to neighbourhood shopping and community services. With the building providing much needed family-orientated social housing, the project will strengthen the mixed income residential nature of the area.

COMMERCIAL/

CREATIVE PRODUCTION

Street-orientated Commercial/Creative Production will provide street vibrancy and activation at the corner of Glen and Georgia, while providing safety with eyes on the street and adding to the neighbourhood’s varied uses. The laneway is activated through lane-orientated Commercial/Creative Production and appropriate design elements, like lighting, to facilitate community interest and place-making, and safety with eyes of the lane.

COMMUNITY OF KIWASSA

This mixed-use building contributes to the neighbourhood ground-orientated vibrancy, and family housing to support Admiral Seymour school and other community amenities. The building features a renewed and activated street wall and laneway that adds density to the neighbourhood, while employing setbacks in response to adjacent character homes. It’s design and façade reveals and strengthens the unique architectural identity of the neighbourhood through its variety of forms and expressions. Its mixed-use design functions well and adds to a diverse neighbourhood.

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Proposed development

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Project data1134 East Georgia St

SITE + PERMITTED FSR UNDER KIWASSA EAST OF 2.5

Gross Floor Area 66,921 sf 6,216 m2

Minus Amenity Exclusion 1,542 sf 143.25 m2

Minus Storage Exclusions 1,430 sf 133 m2

Minus Ventilation Exclusions 670 sf 62 m2

Total Proposed FSR Area 63,279 sf 5,878 m2

Total Site Area 25,265 sf 2,347 m2

TOTAL PROPOSED FSR 2.50 FSR

Existing I-2 zone permits 3.0 FSR

COMMERCIAL SUMMARY

Creative Commercial Total Main

11,532 sf 1,071 m2

Creative Commercial Total Mezzanine (40%)

4,613 sf 429 m2

Creative Commercial Total 16,145 sf 1,500 m2

EXTERIOR AMENITIES

Total Green Area (min 25%, provided 25%)

6,479 sf 602 m2

Outdoor Amenity Area (Courtyard + Mezzanine Level) 5,397 sf 501 m2

PARKING SUMMARY

USE CARS LOADING (section 5.2.5) BIKE SPACES

(Section 6.2.1.2 , Section 6.2.5.1)

CLASS A

CLASS B

CLASS C

CLASS A

CLASS B

Office + Retail 22 - 1 3 6Restaurant 19 1TOTAL REQUIRED 41 - 2 - 3 6PROVIDED 41 - 2 - 3 6Residential 30 - - - 49 6*TOTAL REQUIRED 30 - - - 49 6PROVIDED 38 - - - 49 6

*With social housing exclusion

RESIDENTIAL SUMMARY

UNITS TYPE

UNITS DESCRIPTION

NO. OF

UNITS

MIN.FAMILY

HOUSING REQ.

FAMILY HOUSING

PROPOSED

UNIT SIZE (sf)

TOTAL AREA

(sf)

TOTAL AREA (sm)

Studio 2 Lane Fronting 2 498 sf 996 sf 93 m2

1 Bedroom 4East Georgia Upper Unit 4 778 sf 3,112 sf 289 m2

2 Bedroom 1 3% 3%Lane Fronting East Side 1 1,004 sf 1,004 sf 93 m2

3 Bedroom 30 32% 81%East Georgia East Side 2 1,332 sf 2,664 sf 247 m2

East Georgia Upper Unit 8 1,352 sf 10,817 sf 945 m2

Glen Drive Upper Unit 9 1,352 sf 12,168 sf 1,130 m2

Lane Fronting Upper Unit 11 1,352 sf 14,872 sf 1,382 m2

TOTAL 37 35% 84% 45,633 sf 4,240 m2

CIVIC ADDRESS 1102-1138 East Georgia StreetLEGAL DESCRIPTION Lots 1-8, Blk 21, D.L. 182,

Plan VAP355ZONING Existing I-2, Proposed CD-1

USES PERMITTED

I-2 Kiwassa Policy

Artist Studio Class A + B

Arts + Culture Indoor Even

Manufacturing

Retail – Gasoline Station

Service

Transportation + Storage

Utility + Communication

Wholesale

Conditional Uses

Local Services

Corner Markets

Artist Production

Places of Making - Creative Production

Integrated Residential Use

Social Housing Primarily for Families

Market Rentals or Ownership Housing

SETBACKS

Setbacks I-2 Kiwassa Proposed Level

Front Yard East Georgia Fronting

0’-0” 0’-0” 6’-7”

0 m2 m

Main Level4th Level

Front Yard Glen Drive Fronting

0’-0” 10’-6” 0’-0”

3.2 m0 m

Main Level2nd Level

Lane 0’-0” 4’-0” 10’-0”

1.2 m3 m

Main Level2nd Level

Side Yard 3’-0” - 0.91m 4’-5” 1.35 m

BUILDING HEIGHTI-2 Kiwassa Max Height

Proposed

Building Height 60’-0” - 18.3 m Varies up to52’-3” - 15.93 m

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Zoning analysis1134 East Georgia St

TRAFFIC AND PARKING Access to the single level of underground parking will be from the lane between Glen Drive and Vernon Drive. Parking will comply with the City’s parking by-law with 41 stalls for commercial use and 38 stalls for residential use.

We are requesting a relaxation of 7 stalls related to the social housing units per the City of Vancouver’s Parking By-Law sec. 4.5A.8.

BUILDING MASS / HEIGHT The proposed development massing steps down from the western edge of the site at the intersection of Glen and East Georgia towards the adjacent RT-3 zoned homes to the east, providing an appropriate transition in scale in the context of the neighbourhood. The massing is in keeping with the eclectic mixed-use community of Kiwassa East and through this form enhances the diversity of housing and commercial opportunities.

The building’s height generally falls within the 50’ height stipulated in the Downtown Eastside Plan with minor portions of the building extending beyond 50’ to accomodate railings, roof access hatches and at the western edge of the site a small portion of the building mass. The project includes an intensive green roof area of 25% responding to the General Regulations Sec10.11.1 and the City of Vancouver Bulletin - ‘Roof Mounted Energy Technologies and Green Roofs - Discretionary Height Increases’,

100’ - 0” DISCRETIONARY I-2

60’ - PROPOSED HEIGHT I-2

60’ - 0” PERMITTED OUTRIGHT I-2

35’ - 0” RT-3

BASE SURFACE

50’ - 0” CD-1DOWNTOWN EASTSIDE PLAN POLICY

ADJACENT BUILDING

ZONING / HEIGHT DIAGRAM

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Zoning analysis1134 East Georgia St

1140E Georgia st.

PRO

PER

TY L

INE

PRO

PER

TY L

INE

LOT 8 LOT 7 LOT 6 LOT 5 LOT 4 LOT 3 LOT 2 LOT 1PL PL

50'-1

134"50

'

BUILDING GRADES

EXISTING GRADES

BUILDING OUTLINE BUILDING OUTLINE

BUILDING OUTLINE

GLE

NN

DR

IVE

RT-3

37.5'

PRO

PER

TY L

INE

PRO

PER

TY L

INE

PL PL

52'-2

34"

50'-1

11 2"

BUILDING GRADES

EXISTING GRADES

BUIL

DIN

G O

UTL

INE

BUIL

DIN

G O

UTL

INE

LAN

E W

AY

EAST

GEO

RG

IA S

TREE

T

LOT 1

The height has been measured based on the 8 land parcels that make up the project site. As the Building Grades typically fall below the Existing Grade we have used the Existing Grade to measure the building height as per Section 10.10.2 Exclusion from Base Surface. Please refer to Building Grades and Survey in the Appendices.

2 - EAST GEORGIA STREET ELEVATION DIAGRAM 3 - GLENN DRIVE ELEVATION DIAGRAM

LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8

PROPERTY LINE

PROPERTY LINE

PRO

PERTY LIN

E

PRO

PER

TY L

INE

EAST GEORGIA STREET

GLE

NN

DR

IVE

LANE WAY

RT-3

I-2

I-2

1

3

2

PRO

PER

TY L

INE

PRO

PER

TY L

INE

1140E Georgia st.

LOT 1LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8

PL PL

52'-2

34"

50'

BUILDING OUTLINE

BUIL

DIN

G O

UTL

INE

BUILDING GRADES

EXISTING GRADES

GLE

NN

DR

IVE

RT-3

1 - LANEWAY ELEVATION DIAGRAM

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Social HousingHOUSING partner

ANHART FOUNDATIONANHART Foundation is a humanitarian organization and registered charity with the Canadian Revenue Agency since 1987 operating internationally in Haiti, Burundi, DR Congo, Kenya, Tanzania, Uganda as well as Vancouver’s Downtown Eastside.

ANHART Foundation’s mission is to support communities of extreme poverty in their quest to find natural pathways to wellness and self-sufficiency.

ANHART Foundation values respect for all persons, Whole Life Housing is in demand in Vancouver’s Downtown Eastside.

In Canada ANHART Foundation operates four Whole Life Housing Centers including ownership of the 71 unit Dodson Rooms on Hastings with administrative and operational capacity to accommodate over 500 units of both supportive and low income housing in Vancouver. ANHART Foundation employs 40 full and part-time staff.

The administrative offices of ANHART Foundation are located in Downtown Vancouver. The office services ANHART Foundation operations with bottom-up administration.

Professional office staff (volunteer and paid) perform accounting and administrative services.

The volunteer board of directors reviews financial and operation matters and makes decisions about future programs. ANHART Foundation is a beneficiary of pro-bono services offered by a network of entrepreneurs, professionals and experienced volunteers. Capital funds for self-sustaining efforts are provided by benevolent investors.

OPERATIONALMANAGEMENTANHART Foundation will manage the newly created social housing with its current full-time staff which includes a supportive and low income housing manager, tenant support coordinators, maintenance staff and staff accountant.

Other part time operational and administrative staff will be assigned duties to the program as required.

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Family Housing1134 East Georgia St

The proposal, located across from Admiral Seymour Elementary School and adjacent to the Local Street Bikeway, enables families with children to live close to work and school so they can walk, bike and take transit. Families are key to a growing and vibrant economy and sustainable society. Ensuring adequate housing choice is important to attract and retain families in Vancouver. Vancouver has seen a decline in three-bedroom homes suitable for families over the last 20 years. With nearly 30% of Vancouver families living in apartments or condos, it is important to protect family housing options to allow families to grow and age in place.

“Our neighbourhood used to be full of families and kids – now it’s quiet and empty. We need to make a change or our City will be hollowed out.”

The project proposal follows established policy direction within the Vancouver Housing Initiative Healthy City Strategy: Housing for Children and Families and the new Housing Vancouver Updated released July 25, 2017.

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COMMERCIAL / Creative production1134 East Georgia St

Images from left to right: France, London and Melbourne

The proposal encourages retention of the industrial lands as Places of Making. It recognizes and works to preserve the industrial community’s strategic role towards locally serving employment and production capacity in support of a self-reliance compact city and region. The proposal will showcase engaging shop front assemblies, and shared public/private realm strategies. This includes an innovative mews between production spaces for residents and the public, as well

as workers to have access to the project spaces. There is also a special creative precinct focusing on artists, light-industrial, and related production activities. Support for local industry clusters in areas of economic growth and social enterprise to provide amenities and activate civic interest. The project is a prototype to present as a mixed-use opportunity that reinforces Strathcona’s distinctive identity while contributing to pedestrian interest and vibrancy.