SUBJECT: Supplementary Transportation Assessment · SUBJECT: Supplementary Transportation...
Transcript of SUBJECT: Supplementary Transportation Assessment · SUBJECT: Supplementary Transportation...
MEMO
DATE: October 15, 2013
PROJECT NO: 4769.05
PROJECT: 2806-2850 Cambie Street and 454 West 12th Avenue
SUBJECT: Supplementary Transportation Assessment
TO: Peter Toigo, Shato Holdings Ltd.
FROM: Chris Cheng & Peter Joyce , Bunt & Associates
1. INTRODUCTION Shato Holdings Ltd. (Shato) is submitting a revised rezoning application for a proposed mixed-use
development located at 2806-2850 Cambie Street and 454 West 12th Avenue in Vancouver, BC.
A comprehensive transportation assessment report (“Cambie Village North Transportation
Assessment” dated March 23, 2012) was submitted to the City to support the original development
proposal back in April 2012.
This technical memo will serve as an addendum to the original Transportation Assessment report. It
first presents the current development statistics, along with parking and loading requirements
based on City’s zoning by-law. It then provides an update to the vehicle trip generation that are
expected for the current development scheme.
Supplementary analysis is also provided to address the City’s Engineering Department comments
regarding the assumed vehicle assignment pattern for the development. Finally, this technical
memo provides commentary on the City’s proposed Yukon Street bikeway improvement and its
potential implication to traffic patterns in the neighbourhood.
2806-2850 Cambie Street and 454 West 12th Avenue: Supplementary Transportation Assessment 2 bunt & associates | Project No. 4769.05 | October 15, 2013
2. PROPOSED DEVELOPMENT
2.1 Development Plan
Exhibit 1 shows the site plan of the current design scheme, while Table 1 provides a summary of
the proposed uses within the development.
Table 1: Proposed Development Content
Land Use Gross Floor Area (m2)
Restaurant 572.65 m2
Retail 623.66 m2
Heritage Condo (3 units) 437.94 m2
Residential
(Market Condo: 149 units; Rental Apartment:8 units) 12,736.98 m2
Total 14,371.23 m2
2.2 Vehicular Access
As per the original rezoning submission, the existing public laneway located within the
development site is planned to be realigned to connect to West 12th Avenue, removing this lane
crossing on Cambie Street along with two other former site access driveways along the Cambie
Street frontage. The removal of these three sidewalk crossings on Cambie Street significantly
improves the pedestrian realm on this key section of Cambie Street corridor. The reconfigured rear
lane will remain open to the public to continue to provide rear lane access to existing properties
east of the development site, as well as being used for loading and parking access for the
development.
Whereas the previous development scheme had its underground parking access ramp aligned north-
south, access to the underground parking with the revised plan is now oriented east-west, aligned
with the existing east-west public laneway.
2.3 Pedestrian Access
Pedestrian access to the development is located primarily off Cambie Street, while a pedestrian
mews is proposed between West 13th Avenue and the reconfigured laneway, providing access to the
ground-oriented condo units along the pedestrian mews. Pedestrian access to the heritage condo
units is located off West 13th Avenue.
2806-2850 Cambie Street and 454 West 12th Avenue: Supplementary Transportation Assessment 3 bunt & associates | Project No. 4769.05 | October 15, 2013
2.4 Parking
The City of Vancouver’s Parking by-law (No. 6059) was reviewed in order to compare the by-law
parking supply requirement with the proposed parking supply. Table 2 summarizes the parking
requirements for the proposed development based on the City’s Parking by-law.
Table 2: Minimum Parking Requirements
Proposed Use Parking Rate Section Gross Floor Area
(m2) Minimum Required
Restaurant 1 per 50 m2 for GFA up to 100 m2; 1 per 10 m2 additional up to 500 m2; 1 per 20 m2 additional thereafter.
4.2.5.11 572.65 m2 46
Retail 1 per 100 m2 for GFA up to 300 m2; 1 per 50 m2 thereafter 4.2.5.1 623.66 m2 9
Heritage Condo (3 units)
Lesser of: 0.75 per 140 m2 GFA, or 0.75 per unit.
4.4.4 & 4.3.6 437.94 m2 2
Residential (157 units)
0.6 per unit plus 1 per 200 m2 GFA 4.2.1.4 12,736.98 m2 158
Total Required 215
A minimum of 215 parking spaces are required based on the City’s Parking by-law. The
development is providing 221 parking spaces, consistent with the City’s Parking by-law minimum
requirements.
2.5 Loading
The City of Vancouver’s Parking by-law also outlines the loading requirements for various uses for
new development. Table 3 summarizes the loading requirements for the development.
Table 3: Loading Requirements
Use Class A Class B Class C Gross Floor
Area (m2) Required Loading
Retail/ Restaurant -
1 space for the first 465 m2 GFA; plus 1 space for any portion of the next 1,860 m2.
1 space for 2,000 to 5,000 m2 GFA for retail use, except for a neighbourhood grocery store, storage warehouse, or wholesale use, separately or in combination
1,196.31 m2 2 Class B
Heritage Condo (3 units) - - - 437.94 m2 -
Residential (157 units)
- At least one space for 100 to 299 dwelling units.
- 12,736.98 m2 1 Class B
Required Loading 3 Class B
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2806 - 2850 Cambie Street and 454 West 12th Avenue, Vancouver, BC4769.05 October 2013 Scale NTS
Exhibit 1
Site Plan
2806-2850 Cambie Street and 454 West 12th Avenue: Supplementary Transportation Assessment 5 bunt & associates | Project No. 4769.05 | October 15, 2013
Three (3) Class B loading spaces are planned for the proposed development, consistent with the
requirements set out in the City of Vancouver’s Parking by-law. Loading areas are to be accessed
from the proposed realigned lane way off West 12th Avenue.
3. VEHICLE TRIP GENERATION AND ASSIGNMENT
3.1 Vehicle Trip Generation
The estimated vehicle trip generation for the development is based on vehicle trip rates established
in the original Transportation Assessment Report for the development. Table 4 summarizes the
proposed vehicle trip rates used for the development, while Table 5 summarizes the resulting
vehicle trip generation estimates based on the current development plan.
Table 4: Vehicle Trip Rates Summary
Use Variable
Vehicle Trip Rates
Weekday AM Weekday PM
In Out Total In Out Total
Restaurant per seat 0.11 0.05 0.16 0.11 0.05 0.16
Retail per 1,000 ft2 GFA 0.45 0.28 0.73 1.19 1.52 2.71
Residential per unit 0.04 0.13 0.17 0.17 0.08 0.25
Table 5: Vehicle Trip Generation Summary
Use Qty
Vehicle Trips per Hour
Weekday AM Weekday PM
In Out Total In Out Total
Restaurant* 240 seats 26 12 38 26 12 38
Retail 6,713 ft2 GFA 3 2 5 8 10 18
Residential 160 units 6 21 27 27 13 40
TOTAL 35 35 70 61 35 96
*The number of seats at the restaurant is estimated based on the same seat per square footage assumed in
the original Transportation Assessment report.
The development is expected to generate approximately 70 to 100 vehicle trips per hour, or less
than 2 vehicles per minute, during the weekday morning and afternoon peak-hour periods.
2806-2850 Cambie Street and 454 West 12th Avenue: Supplementary Transportation Assessment 6 bunt & associates | Project No. 4769.05 | October 15, 2013
3.2 Vehicle Trip Distribution & Assignment
The assumed vehicle trip distribution for the development site is largely based on the observed
vehicle traffic patterns on the area road network. Table 6 summarizes the predicted traffic
distribution for the proposed development during the weekday AM and PM peak traffic periods.
Table 6: Predicted Traffic Distribution Pattern
To / From %
Cambie North 23%
Cambie South 25%
W. 12th West 24%
W. 12th East 23%
Yukon North 5%
Total 100%
The specific trip assignment at each of the study area intersections is based on the assumed trip
generation and distribution patterns described above, taking into consideration the existing traffic
access restrictions in place at a number of intersections along this section of 12th Avenue.
During the earlier review of the original Transportation Assessment report, the City’s Engineering
Department expressed concern regarding the vehicle assignment pattern assumed for the
development. In particular, the City questioned the assumption of having all development vehicle
movements using the north-south lane to access West 12th Avenue directly without using the east-
west lane.
The assumption of having no site vehicle movements on the east–west lane in the original report
was largely driven by the existing turning and through traffic restrictions along West 12th Avenue at
Yukon Street, Alberta Street, and Columbia Street, particularly for traffic arriving from the east.
While arguably some site traffic could travel several blocks westbound along West 13th Avenue, we
are of the opinion that drivers, particularly residents familiar with the access routing, would opt
instead to arrive from the east on alternate routes such as Broadway or King Edward Street, then
turn onto Cambie then onto eastbound West 12th Avenue for direct access into the site. This is
especially the case when the parking ramp was oriented north-south in the original design scheme.
For traffic departing from the site, right-turn access to eastbound 12th Avenue with a portion then
turning left from eastbound 12th onto northbound Yukon Street was considered to be more direct
than an eastbound trip down the rear lane to connect with Yukon Street, particularly with this
narrow lane operating with two-way traffic as is presently the case.
2806-2850 Cambie Street and 454 West 12th Avenue: Supplementary Transportation Assessment 7 bunt & associates | Project No. 4769.05 | October 15, 2013
Given the current design has the development parking ramp oriented east-west to align with the
east-west lane, and to provide a robust analysis, vehicle assignment pattern for the development is
being revisited. Exhibit 2 shows the vehicle assignment pattern for both the residential and
commercial (restaurant and retail) components of the development, while Exhibits 3a and 3b show
the overall development (residential and commercial) site vehicle movements on the area road
network for the AM and PM peak hours, respectively.
As indicated, even with the assumption of having some of the site vehicle movements directed to
the east-west lane, the future traffic using the lane is relatively low volume and would have minimal
impact on the operation of the lane and the Yukon bikeway.
3.2.1 Mitigation Measures on East-West Lane
While the future traffic volumes on the rear lane are anticipated to be relatively light, Bunt has
nonetheless considered possible traffic calming measures on the east-west lane to reduce traffic
use as much as possible.
One option to reduce traffic using the existing east-west lane is to restrict movement to one-way
traffic flow only. Given the existing neighbourhood traffic access restrictions on 12th Avenue at
Yukon Street (no southbound access onto Yukon Street from either 12th Avenue or Yukon Street
north of 12th) it is our opinion that a one-way eastbound traffic flow on the lane would be preferable
over a one-way westbound operation. With this arrangement, all vehicle access to the new
development and to the rear of existing residences on this section of 12th and 13th between Cambie
and Yukon Streets would be required to enter the lane as right-turn from eastbound 12th where the
new lane connects to 12th just east of Cambie Street.
Traffic exiting the new development would have the option of either the north-south lane for right-
turn exit onto eastbound 12th or travel eastbound down the rear lane to Yukon Street. Traffic
exiting from the rear of the existing residences along 12th would have to use the lane eastbound for
access to Yukon Street.
One-way westbound traffic flow on the east-west lane is not recommended as inbound traffic access
to the Yukon Street end of this lane necessarily requires travel through the local residential streets
(13th Avenue) on account of the existing traffic access restrictions at the Yukon/12th intersection.
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2806 - 2850 Cambie Street and 454 West 12th Avenue, Vancouver, BC4769.01 October 2013 Scale NTS
Exhibit 2
Vehicle Assignment Pattern
13% 5%
17% 25% 36% 7%
24% 95% 23%55%
24% 35% 75% 20% 7% 5% 3%
Lane
W. 12th AveC
am
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St
SITE
Yu
ko
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15%10% 5%
4%25% 5% 5%
5%
35% 1%
35%
W. 13th Ave
ParkadeDriveway
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2806 - 2850 Cambie Street and 454 West 12th Avenue, Vancouver, BC4769.01 October 2013 Scale NTS
Exhibit 3a
Development Site Vehicle Movements (AM)
6 9 13 2
3319
8 12 26 7 2 2 1
Lane
W. 12th AveC
am
bie
St
SITE
Yu
ko
n S
t
Site Traffic 5IN 35 4 2
OUT 35
19 2 2
2
12 0
W. 13th Ave
ParkadeDriveway
+11 Vehicles
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2806 - 2850 Cambie Street and 454 West 12th Avenue, Vancouver, BC4769.01 October 2013 Scale NTS
Exhibit 3b
Development Site Vehicle Movements (PM)
6 9 22 2
5819
15 21 26 7 2 2 1
Lane
W. 12th AveC
am
bie
St
SITE
Yu
ko
n S
t
Site Traffic 5IN 61 4 3
OUT 35
29 2 2
2
21 1
W. 13th Ave
ParkadeDriveway
+12 Vehicles
2806-2850 Cambie Street and 454 West 12th Avenue: Supplementary Transportation Assessment 11 bunt & associates | Project No. 4769.05 | October 15, 2013
3.2.2 Yukon Street Bikeway
It is acknowledged that the City has expressed concern about the existing relatively high volume
peak period northbound traffic using Yukon Street through this neighbourhood, and its impact to
cyclists using the Yukon Street bikeway. To address this issue, the City is looking at ways to
minimize vehicle volumes along the section of Yukon Street between West 12th Avenue and West 13th
Avenue to protect the bikeway, including the prospect of closing off Yukon Street to vehicular traffic
between West 13th Avenue and the lane north of West 13th Avenue.
A cursory review of the existing vehicle movements on Yukon Street suggest that there are up to
200 vehicles per hour using this route during the weekday peak-hour periods.
While the City proposed closure of Yukon between 13th and the lane might be a reasonable
measure to reduce traffic flow through the neighbourhood, the full impact of such a closure needs
to be carefully considered to understand how affected traffic would be diverted and whether this
change would create other operational issues elsewhere within the neighbourhood. This impact to
neighbourhood traffic operation is not triggered by the proposed development and in our view the
two items should not be linked together.
If this closure of Yukon Street between 13th Avenue and the east-west lane as contemplated by the
City were to be implemented, the east-west lane could operate either with the one-way eastbound
operation described above, or be maintained with its existing two-way traffic operation as there
would be very limited opportunity for westbound traffic to access the lane (only the rear lane to the
east of Yukon Street would be available as in inbound access route).