Final fourth draft combine 01142015

Corporation of the City of New Westminster

Lower Downtown Potential Development Analysis Technical Memorandum Final Draft Prepared by:

Lloyd D. Lindley, ASLA Emmons Architects November 20, 2007

31 November 20, 2007

Acknowledgements Corporation of the City of New Westminster

Development Services

Wayne Wright Mayor

Lisa Spitale Director Development Services

Jonathon Cote Councillor Calvin Donnelly Concillor Bill Harper Councillor Betty McIntosh Councillor Bob Osterman Councillor Lorrie Williams Councillor Consultant Team Lloyd Lindley Lloyd D. Lindley, ASLA Stuart Emmons Emmons Architects Chris Lindemann Emmons Architects

Barry Waitt Senior Planner Stephen Scheving Planning Consultant A.L.A.S. Consulting Services Lil Ronalds Planning Assistant Jamaica Hewston Planning Analyst Carolyn Armanini Planning Assistant Lynn Roxburgh Planning Assistant Donald Luxton Heritage Consultant Donald Luxton and Associates

Contents Introduction

1

Background

3

Development Under Existing Zoning

4

Development Concept

6

Analysis

14

Design Guidelines View Points and Corridors Building height, orientation and tower design Above Grade Parking Heritage Buildings

16 17 20 26 27

Appendix

28

Development Capacity Table Bibliography and Resources

Introduction The purpose of this study is to simulate the results of a policy environment that would allow higher intensity development while preserving the existing human scale and livability of the Columbia Heritage District.

The challenge is creating a policy environment that can allow higher intensity development without compromising the existing human scale and livability of the heritage district. There are numerous individual landmark buildings and strong continuous building lines comprised of heritage buildings that identify the Columbia Street Heritage District.

New Westminster is a Regional Town Centre within the Greater Vancouver Regional District. The Official Community Plan for Downtown New Westminster and associated zoning regulations enacted in 1974 permit buildings of between 40 and 120 feet in most of the Downtown. These regulations were intended to protect views from and through the Downtown, and to ensure new buildings were complimentary in scale and form to existing buildings. In 1987, regulations for the central waterfront sites were amended to allow buildings of up to 225 feet. The City has also approved a number of applications for taller buildings on sites throughout the Downtown, but outside of the historic district.

The recent regional increase in construction activity has generated more interest to build tall buildings in Downtown New Westminster. These applications have raised a number of questions including: Should the City allow tall buildings to be constructed in the Columbia Street Historic District?

Should development of tall buildings currently approved along the Downtown waterfront proceed?

If the City does allow taller buildings what design standards should be applied?

The City of New Westminster is planning a comprehensive review of the Downtown Plan and zoning/ design regulations. As a first step, the City hired Lloyd D. Lindley, ASLA to complete the following: Illustrate the height of buildings already approved or built in the Downtown; Recommend new interim height guidelines for Downtown sites so the City can review and make decisions on current applications for tall buildings;

Suggest areas where current permitted heights on sites not yet developed should be reduced; and Set out illustrated design guidelines to guide review of form and character for tall buildings.

Taller towers are approved for lower Downtown along the waterfront and in the Plaza 88 project now under construction between 8th and 10th Streets north of Columbia. Other tower developments are also underway above Carnarvon. The Development Services Department is exploring the feasibility of accommodating greater development intensity while at the same time preserving and enhancing: Livability Financial sustainability Connectivity to the waterfront Utilization of SkyTrain service Cohesiveness of the Columbia Street Heritage District

LEGEND

Proposed Development Existing Development Fraser River SkyTrain

1 November 20, 2007

This analysis and recommendations report provides a fundamental proactive strategy to help the City find the necessary balance between competing interests. Because the scale and height of new buildings will have a significant influence on the urban quality of lower downtown and the heritage district, a set of design guidelines are provided to aid City staff with the review development applications. The focus is to protect and enhance views at a variety of scales, create connections to the Fraser River and integrate new development with existing heritage buildings. The City intends to retain an economic expert to comment on the financial viability of the proposed building heights.

A three dimension computer model was generated to analyze and evaluate the existing development framework and propose design guidelines that would assist with processing existing and future development applications.

The design guidelines would be used as an overlay policy over the lower downtown precinct and applied in conjunction with City bylaws and regulations.

2 November 20, 2007

Background Downtown New Westminster has been a designated Regional Town Centre since 1974. This designation positions Downtown New Westminster to become one of the eight subregional “downtowns” in Greater Vancouver, with a major concentration of higher density housing, office employment, shops, services and amenities to serve surrounding areas.

Portland, Oregon: The South Waterfront District includes a Central District of 33 centrally located blocks that have been the focal point of early development. A development agreement identifies roles and responsibilities and guides construction within the district. The development agreement was negotiated and signed by City bureaus and the major developers in the South Waterfront District.

In 1978, most of Downtown New Westminster was prezoned for high density, mixed use development. The plan includes policies around protecting important Downtown views, and the corresponding zoning sets out site-specific height limits that range from 40 to 120 feet. These zones allow substantial site coverage. Development meetings these regulations would create short, square buildings with minimum on-site open space.

San Francisco, California: The Rincon Hill Plan was approved by the Board of Supervisors and signed by Mayor Newsom in August 2005. The Plan ensures top-quality residential development at a neighborhood scale with 4 to 8 story buildings on the street and slender residential towers interspersed at heights ranging from 250 to 550 feet. The tallest towers are slated for the top of Rincon Hill, where they will form a distinctive new element on the City’s skyline. Standards for tower bulk and spacing are designed to maximize light and air and frame dramatic views to and from the district.

Since these regulations were adopted, market preferences and best practices in design for multifamily development has shifted to tall, thin buildings with substantial on-site open space. Two primary influences affecting the height and bulk of developments are land value and availability of marketable development sites. In general, development ready waterfront sites have the highest land value and market appeal when combined with greenway, open space, civic and neighborhood amenities. A third contributing factor to higher density tower development is the Growth Concentration Area which places greater demand for higher development capacity within designated areas.

San Diego, California: The San Diego Community Plan does not place limitations on maximum attainable building heights in downtown but create two zones of concentrated very high intensity. The Plan establishes a more defined yet variegated skyline, giving focus points to the eye when gazing at the new wall of sparkling architecture rising up behind the Bay.

For a number of years the City has considered applications for taller buildings on a case by case basis. Many of these applications have been approved, the result being a very different downtown built form than set out in the Plan.

Four cities were selected for the Urban Design/Planning literature review to explore urban design and planning concepts and approaches in Seattle, Portland, San Francisco and San Diego. These are current examples of regulatory and related finance work in places with similar urban form: waterfront, heritage buildings, demand for higher density (taller buildings) and strong sense of place. The focus is on zoning, building height and bulk related to view shed, livability and finance. A summary of relevant points that can be applied to New Westminster are as follows: Seattle, Washington: Seattle implemented new downtown zoning legislation that includes: • • • • • •

Greater heights (unlimited for the main office core) Greater maximum floor area – required narrow widths for upper levels of residential towers A new program for market-rate housing to contribute to affordable housing A new program allowing greater development for environmentally sustainable construction (LEED silver) Greater transferable development rights for historic structures downtown Tower spacing required in some downtown areas

3 November 20, 2007

Development Under Existing Zoning Existing Development Potential Under the existing policy environment, projects are reviewed and proved on a project-by-project basis. The Degelder and LARCO projects are approved with Degelder now under construction.

LARCO is anticipated to follow a longer term implementation because of site costs and market conditions. The 3-D model illustrates development potential of non-heritage sites which were identified early in the process. This model also assumes implementation of the North Fraser Perimeter Route Mitigation Options Analysis concept for full encapsulation of Front Street and the railroad.

4th Stre et

6th Stree t

LARCO Encapsulation

Degelder

4 November 20, 2007

The above Heritage designations are from the City of New Westminster matrix titled “Levels of Heritage Protection” and as shown on City map titled “Downtown Heritage Buildings”.

Existing conditions from 10th to Merivale

5 November 20, 2007

Development Concept Development Potential The Development Concept is derived from approved projects and a visual survey of underdeveloped properties. The Blended Alternative presents a balanced scenario that illustrates potential development over the next 20 years. Included in this illustration are the currently approved developments of Plaza 88, LARCO and a modified Westminster Pier as well as an assumed amount of Heritage District development potential. The approved developments have been somewhat reconfigured to enable view points and corridors while retaining the approved density of development.

This alternative recommends shorter and more bulky buildings between Church and Sliver Park and taller towers within a 5 minute walk of the SkyTrain stations.

DEVELOPMENT POTENTIAL USE Commercial/Retail Office Residential Parking Total

UNITS

PARKING

SF in 1,000’S 224 780

3,000 3,000

5,100 5,100

1.0 mil

Views on Columbia, the waterfront, from upland and distant views to Surrey will be most affected.

The New Westminster skyline as seen from Surrey would be striking and create a number of identity opportunities for the City, especially with taller buildings clustered around SkyTrain stations.

Critical to upland views to the river will be the adherence to view point and corridor standards.

Development along Royal Street and adjoining north/south streets is beginning to focus view lines to the River and beyond. Approved tower heights on the riverfront would be reduced while building heights within a 5 minute walk of SkyTrain stations would be increased. Taller building heights could produce roof tops approximately 125 feet or higher topographically above the Queens Street elevation. Limitations on building width of 80 feet would create a horizon of “Blade Towers” between Columbia and the waterfront and would preserve visual permeability from upland properties.

View looking from Columbia Street at 4th Street to the waterfront showing a development concept that steps back and away from the Columbia Street and 4th Street view corridor.

6 November 20, 2007

3-D Concept Development Model A development concept that illustrates the future vision of more intense office and residential buildings was prepared to assist with future planning and land use work for the greater downtown area.

LEGEND

Existing Development Proposed Development Fraser River SkyTrain

7 November 20, 2007

Detail Building Plan

8 November 20, 2007

NTS

9 November 20, 2007

Shadow and Skyline Studies

March 21, 9:00 A.M. shadow casts.

March 21, 3:00 P.M. shadow casts.

March 21, 12:00 P.M. shadow casts.

40 storeys

40 storeys

32 storeys 12 to 20 storeys

32 storeys 12 storeys

4th Street Development Concept elevation looking south with potential building heights.

10 November 20, 2007

6th Street

8th Street

September 21, 9:00 A.M. shadow casts.

September 21, 3:00 P.M. shadow casts.

September 21, 12:00 P.M. shadow casts.

40 storeys 32 storeys

40 storeys 32 storeys

12 to 20 storeys

12 storeys 6th Street

4th St.

8th Street

Development Concept elevation looking north with potential building heights.

LEGEND

Existing Development Proposed Development Fraser River SkyTrain

11 November 20, 2007

Viewshed Study

Step down building height to the east

Sentinel Buildings

The skyline would graduate from 475 feet at the east and west ends of the Columbia Heritage District and drop to 125 feet between Church and McKenzie Streets.

Douglas College

City Hall 4th Street

6th Street

View from inside City Hall.

View point and corridor diagram illustrating the sculpted skyline where the tallest buildings are generally clustered within a 5 minute walk of the SkyTrain stations.

12 November 20, 2007

8th Street

View from top south balcony of Douglas College.

3rd and 10th

View from the intersection of 3rd and 10th.

The view from Surrey showing the skyline graduating from 475 feet at the west end of the Columbia Heritage District and dropping to 125 feet between Church and McKenzie Streets.

View looking west across Columbia Street at the civic plaza showing building massing on the south sides of the street and connections over the encapsulation to the river..

View on the waterfront looking east to the vertical connection over the encapsulation at 8th Street.

Ground level view looking east from the Civic Plaza area along Columbia Street illustrating the affect of stepbacks and the integration of new development and heritage buildings.

Ground level view looking east from the Trapp Building showing 4 storey podium buildings.

Ground level view looking west from 4th Street showing 20- to 30foot stepbacks for buildings fronting on Columbia Street.

View looking east along the Fraser River waterfront illustrating the need to set and step towers back.

LEGEND

Existing Development Proposed Development Fraser River SkyTrain

13 November 20, 2007

Analysis View Points and View Corridors Design Guidelines View Points Views are separated into three categories, distant, near and pedestrian scale. The analysis also considers visual permeability for enhancing and preserving the city’s views to, from and within the lower downtown.

Approved projects and future potential projects protrude into the designated view points. Buildings obstruct the view shed at all three locations.

10th and 3rd view point showing Plaza 88 project above the view horizon.

City Hall Douglas College

10th and 3rd

Existing View Points and View Shed

14 November 20, 2007

City Hall view point is obstructed by potential development opportunities on Columbia and by the Westminster Pier project.

Douglas College view point is obstructed by existing and approved future projects.

View Corridors Views are potentially framed and enhanced by opening the width of the view corridors as they near the river. The below illustrations show a redistribution of height and bulk in the central area of lower downtown.

8th and Begbie view corridors illustrating near and pedestrian views opening to the river and between 250 foot tall towers.

Approved LARCO tower heights are over 300 feet or 32 storeys.

6th Street corridor within the 125 foot building height area.

4th Street

6th Street

Begbie Street

8th Street LEGEND

Existing Development Proposed Development Fraser River SkyTrain

Selected View Corridors

4th Street looking through 125-foot tall buildings at Westminster Pier. This area could provide greater park and open space on the waterfront.

15 November 20, 2007

Design Regulations/Guidelines These guidelines establish a basis for reviewing development projects and implementing the objectives of the Central Business District and the Columbia Street Historic Comprehensive Development District. They are intended to help developers and designers respond to community values and City expectations. They may also be used in conjunction with the Design Guidelines section of the Community Plan for Downtown New Westminster (CPDNW).

The guidelines are intended to be flexible and encourage creative solutions from designers that address the City’s concerns and objectives. They are to be used in conjunction with the Zoning Bylaws and focus on view points and corridors, integrating new development within or adjacent to heritage buildings, and the Downtown waterfront greenway. Emphasis is placed on the relationships of buildings, public and private spaces, landmarks and connections to the Fraser River.

Objectives The following are excerpts from the CPDNW that provide a framework for design review.

Improve the area as a place to work, shop, reside and spend leisure time Develop the area as a unique Regional City Centre by fuller utilization of its locational, physical and historical resources Develop and improve the convenience and safety of the area for pedestrians Provide development on a human scale Develop public access to the Fraser River waterfront at various points including a public esplanade along the full length of the waterfront Create an environment that encourages new development and the renewal and restoration of existing facilities Promote economical use and adaptive reuse of the buildings of heritage significance in the Plan area to stimulate tourism Raise the net tax returns from the area for the benefit of the City by improving the quality of development Develop viable and positive alternative uses for the City’s port and waterfront Preserve, restore and improve the use of the unique geography of the area’s riverfront location, its southern exposure and panoramic views Enhance the environment by assuring proper relationships between buildings and open spaces; encouraging creative, innovative and unique architecture

16 November 20, 2007

View Points and Corridors Background The City of New Westminster enjoys a variety of views from broad sweeping vistas across the Fraser River to on-street pedestrian scale views of heritage and contemporary architecture, streetscape and street level activities. The City cascading downhill toward the riverfront adds to a dynamic view shed that enhances the character and desirability of city life. This area of the city possesses opportunities for enhancing visual connections to the water not available elsewhere. Development should respond to the vertical topography while reinforcing the urban scale, form and texture of the Columbia Street Heritage District. The Heritage District will play an important role in the future visual and physical connection to the Fraser River greenway and waterfront development.

Over the past 15 years, New Westminster has absorbed a significant amount of the region’s residential development. However, with over 80% of the working population commuting to employment elsewhere, the City’s office growth has been slow. While office vacancy rate is located primarily in the upper storeys of heritage buildings, the City’s overall vacancy rate is relatively low.

Taller towers are approved for lower Downtown along the waterfront and in the Plaza 88 project now under construction between 8th and 10th Streets north of Columbia. Other tower developments are also underway above Carnarvon. The City desires to accommodate greater development intensity while at the same time preserving and enhancing: • • • • •

Livability Financial sustainability Connectivity to the waterfront Utilization of SkyTrain service Cohesiveness of the Columbia Street Heritage District

Essential to creating a high quality public realm is finding balance between development intensity and livability. It is anticipated that New Westminster can accommodate a greater residential population but will require higher local employment to strengthen the City’s economic base and preservation of the historic and cultural assets that make New Westminster. Local values are focused on maintaining and enhancing the City’s desirability as “a friendly place to live, work, shop, enjoy arts and cultural events, socialize, revisit history and stroll along the Fraser River.”

At the same time, New Westminster’s responsibility as a Regional Town Center in the Greater Vancouver Regional Growth Strategy is to absorb metropolitan jobs and housing growth. New Westminster is the second largest center for financial services in the region. Downtown has spectacular views overlooking the Fraser River and beyond to Surrey. SkyTrain provides regular downtown service at two stations within two to three blocks of the waterfront.

17 November 20, 2007

Views Downtown New Westminster is targeted to absorb 250,000 square feet of office space, 140,000 square feet of retail and service and 4,800 residential housing units between 2003 and 2021. The waterfront between 2nd and 8th Streets contains approximately 8 acres of underdeveloped property and is one of the largest and most attractive development sites in the City. The area could potentially absorb nearly all the Downtown sector growth. The City is currently reviewing over one third of the targeted residential units and office space and approximately 125% of the targeted retail/service space.

Views For analysis purposes, views are separated into three categories, distant, near and pedestrian scale.

The analysis also considers visual permeability for enhancing and preserving the city’s views. These are defined as follows: Distant Views: broad sweeping panoramic views of distant cities, physical features (mountains, hills and landmarks). View points and corridors are identified on Map UD1 of the New Westminster Official Community Plan. The most significant distant view points and corridors affected by Lower Downtown development are from: • 10th Street and 3rd Avenue • Douglas College • City Hall and related park area

View demonstrating permeability looking to the Fraser River waterfront and beyond to the hills above Surrey

North/South street view corridors contribute to distant view opportunities. Street view corridors that support distant views are as follows: • 10th Street • 8th Street • 6th Street • 4th Street Near Views: localized views of landmarks and physical features such as the Fraser River, river traffic, Discovery Center, Pattullo Bridge, SkyTrain, Church steeples and government buildings.

Pedestrian Views: are street level views of buildings, landmarks and special civic features viewed from sidewalks and civic spaces. Pedestrian views typically are a 330 angle and include: • Streetscape materials, features and furnishings • Storefronts and displays • Architectural materials, features and details • Signage • Street life activities Visual Permeability: net visual permeability of the built-out skyline related to preservation and enhancement of upland panoramic views to the Fraser River, Surrey, Delta, valley, Coast Range, the Straights of Georgia down river and the islands beyond, Mount Baker and the North Cascades.

18 November 20, 2007

View showing a typical view corridor looking to the Fraser River waterfront and beyond to the hills above Surrey

Views from interior spaces Lower buildings on the waterfront preserve upland view opportunities and create permeability through the development at the river’s edge. The would also enable greater solar access to Columbia Street.

Lowering the southern LARCO towers while stepping up tower height to the west provides greater visual permeability and solar access and allows an opportunity to create a landmark sentinel buildings ensemble at the gateway to downtown.

View points showing view sheds from upland to the Fraser River and beyond. Because of the height of Westminster Pier, a second view point from the front terrace of City Hall has been proposed. Building heights have been reduced to the greatest extent possible to maintain approximate development capacity while respecting and preserving the view point viewsheds.

19 November 20, 2007

Building Height, Orientation and Tower Design Background Building height, orientation and special tower design guidelines preserve view points and corridors from upland areas to the Fraser River and beyond. They also provide preservation of the scale and context of the Columbia Street Heritage District and the significant buildings that comprise the district while accommodating new development. Finally, these regulations/guidelines encourage an urban form that preserves the light and air on the street and creates a visual permeability that will benefit future development and the attractiveness of the waterfront.

These guidelines apply Between Royal Street and the waterfront and from Albert Crescent to 10th Street.

Tower Placement Purpose The horizontal placement and separation between towers is fundamental to preserving visual permeability of the skyline from upland to the river and to the ridgeline across the Fraser River.

Regulation/Guideline: Locate the portion of the building above 75 feet high away from view corridors toward the center of parcels or blocks. Stagger towers with emphasis on view preservation when multiple towers are proposed.

Graduate tower separation at the end of designated View Corridors (4th, 6th, 8th Streets) from 120 feet between Carnarvon and Columbia to 170 feet between Columbia and the Waterfront.

Design regulation/Guideline overlay area

20 November 20, 2007

View Corridor

Minimum 170 feet

View corridor at 4th Street and typical tower placement.

General Tower Separation

Podium Separation

Purpose: As Developments between designated View Corridors (4th, 6th, 8th Streets) could potentially create a wall affect there by reducing visual permeability without general separation regulations/guidelines.

Purpose: Preserving light and air at the street level is determined by the perception of height and scale of building facades as viewed from the sidewalk. Creating a gradual opening of the building fabric from upland to the riverfront creates greater permeability and enhances view opportunities from the street and for developments upland from the river. Gradual widening of the view corridor at the ground level enables more building corner opportunities which should produce visual interest on building facades that are visible from the waterfront.

Regulation/Guideline: The portion of the building that is above 125 feet must have a minimum separation between towers of 120 feet. Where two towers are proposed in a single block or parcel, provide minimum separation of 60 feet, north to south, between towers.

Regulation/Guideline: Graduate podium facade separation at designated View Corridors (4th, 6th, 8th Streets) from a) 60 feet north of Carnarvon, to b) 70 feet between Carnarvon and Columbia, to c) 90 feet between Columbia and Front, and d) 100 feet between Front and the edge of waterfront.

Typical established waterfront building line

100 feet Min. Minimum 120 feet

Minimum 60 feet

90 feet Min.

70 feet Minimum 120 feet

Minimum 120 feet

Min.

60 feet Min.

General tower separation enables upland views to the river and beyond.

Telescoping podium separation opens views to the river from upland.

21 November 20, 2007

Blade Towers

Building Orientation

Purpose: A Blade Tower in this context refers to a thin building profile from east to west with the more broad dimension stretching from north to south. This building form is integral to preserving view permeability and flexibility to maximize upland view opportunities. It also provides and opportunity to utilize narrow building types on the water front to frame view corridors.

Purpose: Taller buildings pose obstacles to views of the river, significant buildings, landmarks and distant hills and mountain ranges. View opportunities are enhanced and the penetration of sun light into the city is increased by orienting the narrowest tower dimensions north to south.

Regulation/Guideline: The portion of the building that is above 75 feet must not exceed a maximum width of 75 feet. Blade towers are required on all parcels fronting Columbia and between Columbia and the waterfront between 10th and Merivale Streets.

75 feet Maximum 75 feet Maximum

22 November 20, 2007

Orientation: Orient the narrowest tower dimension to the north and south direction between Carnarvon and the waterfront, and between 10th and Merivale Streets.

Stepbacks: Stepbacks apply to buildings fronting Columbia Street. In designated north/south street view corridors provide minimum stepbacks of 20 feet at the top of podium level. On the waterfront buildings must step back in increments of 8 or more feet to a minimum of 40 feet from the waterfront lot line.

Setbacks

Penthouse Design

Purpose: Setbacks along public rights-of way-create more width between buildings enabling more view opportunities to the river. They also reinforce the separation of towers that support permeability and views from upland areas.

Purpose: Penthouses are most often roof top mechanical enclosures. They are not conspicuously visible on the tallest buildings. However, on buildings below the tallest allowed heights they can impact views and create clutter in the skyline. Penthouses that are integrated into the overall building design using the same quality of materials that are found on the body of the building can contribute to the view shed and become features that enhance views of the city. Active uses such as community rooms, gardens and living space add to the vitality of the skyline.

Setbacks: Setbacks apply between Front Street and the Fraser River shoreline. Provide setbacks of 10 feet at the ground level along all public rights-of-way that terminate at the waterfront other than designated north/south street view corridors .

Penthouse Design: Step back penthouse structures a minimum of 20 feet from view corridors. The penthouse includes occupied and mechanical space at the top of a building and shall be integrated into the building architecture by using the same quality of building materials and finishes .

View Corridor

20 feet Min.

Proposed Encapsulation

10 feet Min. Setback

Public Right-of-way

Public Right-of-way

10 feet Min. Setback

View showing measurements for podium and tower setbacks.

23 November 20, 2007

Building Height and Floor Space Ratio

Podium Height

Purpose: Today, designated view points have been compromised by approving towers that are taller then the eye level view shed. Blanket height and FSR designations can establish a buildable ceiling that will provide certainty to property owners and developers and protect view point view sheds.

Purpose: Differentiating between the podium and upper levels of buildings expresses the sidewalk level and contributes to maintaining the coherency of the historic identity of Lower Downtown where with a few exceptions the average building frontage height is 2 to 3 storeys. The podium level is also critical to preserving the human scale of the streetscape and avoiding the “canyon effect� where tower facades meet the sidewalk at the property line.

Building Height: Base heights protect view corridors. Tallest building heights may be granted within a 5 minute walk of a SkyTrain station. Building heights outside of a 5 minute walk from a SkyTrain station should not exceed the area designated heights unless it can be demonstrated that additional height provides a significant public benefit. Building height increases within the 75 foot designation must demonstrate no significant impact to view points, view corridors or heritage buildings. In some cases a greater FSR ratio is warranted and may be granted if the applicant can demonstrate that the greater building area provides a significant public benefit and preserves skyline permeability. The FSR needs to be reconciled with the new blanket height regulations.

Podium Height: Maintain a maximum of 4 storeys above the median site elevation on both sides of Columbia Street. Higher podia may occur in areas where design coherency and compatible scale can be demonstrated. Higher podia may also be utilized on the waterfront, up to 8 storeys, where heights on previously approved projects are reduced to preserve upland views through the center of Lower Downtown.

Example of multi-stepped podium that could be utilized at the center of lower downtown to reduce tower heights and preserve development capacity.

24 November 20, 2007

Ground Floor Height

Tower Floor Plate Size

Purpose: Taller ground floor height is consistent with heritage architecture and is an accepted minimum for retail sales that provides for large windows, awnings, signage and differentiates the building base from the balance of the building. It reinforces the sidewalk orientation and human scale of the street level environment.

Purpose: Floor plate size, which is the amount of gross square footage on a tower level contributes to the mass of a building. Smaller floor plates above the general height of the city produce slender towers that preserve visual permeability and enable light and air at the sidewalk level.

Regulation/Guideline: The floor to floor of ground floor commercial and retail space shall be a minimum of 15 feet.

Examples of ground floor active uses at 15 feet or higher. This height provides larger widow area for displays, and space for awnings and signage.

Regulation/Guideline: Above 75 feet limit tower floor plate gross area to 9,000 gsf.

Above is a 9,000 GSF floor plate with, in this case, 6 units per tower level

25 November 20, 2007

Above Grade Parking Building Stepback

Purpose: Above grade structured parking reduces the vitality and safety of urban streets. Blank walls and unoccupied building space detract from urban life.

Purpose: Stepbacks especially with facade material changes reinforce setbacks and building placement requirements to open up views to the river and beyond. Stepbacks also contribute to the variety and interest of architecture.

Design Standards

Regulation/Guideline: Provide minimum stepbacks of 20 feet at the top of podium level in designated north/south street view corridors . Stepbacks may be made in multiple steps that add up to the 20 foot minimum at the top of podium.

Buildings on the waterfront must stepback in increments of 8 or more feet to a minimum of 40 feet from the waterfront lot line.

Above grade parking incorporated into the podium of a project must provide active uses facing Columbia Street. Blank walls and open parking garage levels are prohibited on Columbia Street.

All other street frontages with above grade parking must provide building facades with lines, materials and articulation that are compatible and coherent with heritage buildings on Columbia Street or with the architectural context of other areas of lower downtown. In all cases active ground floor uses such as commercial, retail or offices must occupy street frontages.

Hotel Rooms

Step back building massing from the waterfront.

View showing active commercial or office uses between the building line and interior above grade parking.

Parking Garage

20 feet Min. Stepback

Proposed Encapsulation Hotel lobby and active retail uses

Locate towers back and away from heritage facades and view corridors.

26 View showing stepbacks on non-view corridor north/south streets.

November 20, 2007

View showing above grade parking garage configuration

Heritage Buildings Background

Stepbacks provide relief and appropriate scale between new and historic buildings as shown to the left between the Historic Armory now a performing arts theater and the Henry Condominiums..

Heritage buildings contribute to the identity and culture of New Westminster. Many of the existing buildings are essential to preserving the historic framework of Columbia Street and Lower Downtown. Many buildings have active ground floor uses and significant faรงade renovation to preserve the heritage qualities. However, upper levels of many buildings are vacant and/or not occupiable. Most require seismic upgrades to extend their usefulness. A detailed inventory should be conducted to determine which building interiors would make a significant contribution to the Columbia Street Heritage District enabling a determination between faรงade and building preservation.

Design Regulations/Guidelines Purpose: The below are in addition to the previous Regulations/Guidelines that apply to all projects within the Lower Downtown area. They incorporate the same concepts and purposes to produce coherency, protect view points and view corridors and enhance the identity and quality of the Columbia Street Heritage District.

Tower Placement: Locate towers away from heritage facades and toward the center of parcels or blocks.

Stagger towers with emphasis on facade preservation when multiple towers are proposed.

Tower placement especially with facade material changes can complement smaller historic scaled buildings in Portland, Oregon.

20 feet Min.

Orientation: Orient the narrowest tower dimension along heritage frontage. Locate main entrances on Columbia Street or at the corners of Columbia street and intersecting streets especially those that create linkages to the waterfront.

Building Height: Base heights protect heritage facades. Bonuses must be awarded for compliance and enhancement of heritage buildings and the overall Columbia Street Heritage District.

Podium Heights: Podium height shall be a maximum of four storeys above the median site elevation. Podium design shall provide coherency and continuity between preserved heritage facades and new construction creating a unified corridor.

Ground Floor Height: Floor to floor ground floor commercial and retail space shall be a minimum of 15 feet.

Where a heritage faรงade is incorporated into new construction, match the floor to floor height of the heritage faรงade. If an adjacent or included heritage building ground floor height is greater than 15 feet provide a design that complements the heritage architecture.

Stepping back from the street front provides scale relief from larger buildings and preserves human and historic building scale at the sidewalk level.

Stepbacks and coherence with heritage buildings preserves pedestrian scale and continuity of the Columbia Street Heritage District. Placing towers back 20 feet from the Columbia Street building line helps preserve the image of the District.

Setbacks: Setbacks do not apply between Front Street and the Fraser River shoreline where heritage buildings are incorporated into new construction and from a View Corridor street.

Stepbacks: Stepbacks apply throughout the Columbia Street Heritage District. Provide minimum stepbacks of 20 feet at the cornice line where heritage facades are preserved . The height for the stepback shall be the average height of the sum of cornice elevations where cornices vary in height.

Penthouse Design: Step back penthouse structures a minimum of 20 feet from heritage facades. The penthouse includes occupied and mechanical space at the top of a building.

New ground floor height of 15 feet or greater complements the scale and proportion of historic building facades at the Brewery Blocks in Portland, Oregon.

27 November 20, 2007

Appendix Development Capacity Table Resources

28 November 20, 2007

CITY OF NEW WESTMINSTER, B.C.

Downtown Redevelopment Scenarios SUBGRADE

Current Zoning

Lot #

Address

Current Tenant/Name

434001 C-4

307 Columbia

Skytrain Police

440000 441000 279001 278002 278001 406000 269002 269001 269000 268000 258000

? ? ? ? ? ? ? ? ? ? ? ?

C-4 C-4 C-4 C-4 C-4 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-8 C-4 C-4 C-4 C-4 C-4 C-4 C-4 C-4 C-4

319 Columbia 29 Blackwood 250 Columbia 314 Columbia 318 Columbia 445 Columbia 410 Columbia 416 Columbia 418 Columbia 420 Columbia 430 Columbia 440 Columbia 502 Columbia 553 Front 613 Columbia 635 Columbia 641 Columbia 659 Columbia 702 Columbia 731 Columbia 739 Columbia 743 Columbia 34 Begbie 38 Begbie 740 Carnarvon 37 Eighth 45 Eighth 801 Columbia 803 Columbia 811 Columbia 855 Columbia

? ? ?

C-4 C-4 C-4

?

width width (M) (F)

depth (F)

approx Area Parcel Area Columbia to (SF) Parcel # (SF) Front (Feet) Flrs

Area/Flr (gSF)

Flrs

Total (gSF)

TOTAL GROSS SF BY CATEGORY

Area/Flr Flrs (gSF)

Quant

Total Towers (gSF)

Total Residential Units

Comm Commercial Retail (gSF) Office (gSF)

PAR

Residential (gSF)

Parking (gSF) Total gSF

104,409

34,455

12,529

57,425

169

1

9

7499.72

67,497

63

34,455

12,529

67,497

57,425

171,907

17,363

4

17,363

69,451

22,919

8,334

38,198

112

1

21

7499.72

157,494

147

22,919

8,334

157,494

38,198

226,945

0 2 21 7499.72 57 No towers on Columbia

314,988

294

130,095 11,722

111,708 4,263

314,988 -

72,548 19,537

629,339 35,522

7499.72

157,494

147

60,900

64,876

157,494

27,479

310,748

2 15 7499.72 No towers on Columbia

224,992

210

99,792 5,190

109,605 -

224,992 -

43,329 5,190

477,717 10,380

9

67,497

63

30,278

11,010

67,497

50,464

159,250

22,964 11,951

8,351 4,346

-

38,274 19,918

69,589 36,215

26,102

1

Columbia Schl of Lang tbd Pub parking Brooklyn Pub Taverna Greka Super Bargain Pizza/Green's Diner ??

Pawn Shop O'Neil's Not developed Not developed Army + Navy ??

West Coast Massage Alda Bigfoot ??

Venus and Mars St. John Ambulance Endeavour Columbia Produce ?? ?? ?? ?? ??

Cash Center ??

Thrift Store ??

40.15 40.15 58.8 13.41 26.82 20.52 17.4 10.06 5.03 24.28 9.02 2.21 84.68 20.11 32.89 20.1 30.16 10.03 16.29 10 10 20.1 20 40.4 20.15 20 38.72 10 10 11.58 40.25

131.7 131.7 192.9 44.0 88.0 67.3 57.1 33.0 16.5 79.6 29.6 7.2 277.8 66.0 107.9 65.9 98.9 32.9 53.4 32.8 32.8 65.9 65.6 132.5 66.1 65.6 127.0 32.8 32.8 38.0 132.0

62.0 69.9 130.2 130.2 130.2 131.9 132.0 132.0 132.0 132.0 132.0 132.0 132.0 66.0 132.0 132.0 132.0 132.0 62.0 131.7 131.7 131.7 131.7 131.7 198.7 65.9 65.9 44.0 44.0 78.0 330.0

8,161 9,202 25,124 5,730 11,460 8,880 7,532 4,355 2,177 10,510 3,905 957 36,656 4,351 14,237 8,701 13,056 4,342 3,314 4,320 4,320 8,683 8,640 17,453 13,135 4,326 8,374 1,443 1,443 2,963 26,039

5 5 2 2 2 13 10 10 10 10 12 12 12 14 21 21 23 23 24 29 29 29 31 31 31 31 31 33 33 33 33

901 Columbia 42 Eighth 50 Eighth

?? ?? ??

129.5 35.98 30.18

424.8 118.0 99.0

329.6 132.0 132.0

109,106 15,579 13,067

33 33 33

169,641

C-4

Quayside

??

134

439.5

1121.8

84,466

36

84,466

?

C-4A

Front

Larco

356.5

1169.3

142.0

166,096

38

166,096

?

RM-6A

Front

Westminster Pier

320.4

1050.9

193.8

203,747

40

293,695

390001 391000 392000 394000 236001

TOWERS Total Total Podium Total Podium Total Podium Podium Retail (gSF) Office (gSF) Parking (gSF) Parking

26,102

132.0

260000

Total (gSF)

Total Subgrade Retail

4

197.8

?

Area/Flr (gSF)

Total Subgrade Parking

26,102

60.3

?

PODIUM

42,313 8,880

38

3

42,313

145,097

72,548

72,548

4 4

42,313 8,880

169,254 35,522

57,546 11,722

111,708 4,263

19,537

24,574

24.6

2

24,574

54,957

27,479

27,479

4

24,574

98,297

33,421

64,876

-

0

41,517 4,351

23.0 26.2

2 2

41,517 4,351

86,657 10,380

43,329 5,190

43,329 4 41,517 5,190 No podium on Columbia

166,068

56,463

109,605

-

0

N/A

22,938

N/A

17,397 9,054

N/A

17,324

51,928

1

21

4

22,938

91,752

30,278

11,010

50,464

4 4

17,397 9,054

69,589 36,215

22,964 11,951

8,351 4,346

38,274 19,918.30

N/A

4

17,324

69,295

22,867

8,315

38,112

112

1

10

7499.72

74,997

70

22,867

8,315

74,997

38,112

144,292

N/A

6

51,928

311,568

102,817

37,388

171,362

504

1

21

7499.72

157,494

147

102,817

37,388

157,494

171,362

469,062

N/A

4

169,641

678,562

223,926

81,427

373,209

1098

4

1,737,346

8

84,466

675,728

222,990

81,087

371,650

1093

1

N/A

4

166,096

664,385

219,247

79,726

365,412

1075

5

N/A

4

203,747

814,990

268,947

97,799

448,244

1318

5

30 21 28 30

8823.2

N/A

7

TOTAL

-

9,054

-

-

148,546

-

148,546

1,342,514

720,765

1,991,806

148

1

7499.72

113 No towers on Columbia 59 No towers on Columbia

5858

1,058,784

960

223,926

81,427

1,058,784

373,209

7,500

157,494

147

222,990

81,087

157,494

371,650

833,222

7,381

1,033,390

980

219,247

79,726

1,033,390

365,412

1,697,775

8,834

1,325,094

1200

268,947

97,799

1,325,094 662,547

448,244

2,140,084

720,765

4,134,670 4,797,217

2,140,352

9,149,393

1,491,060

29 November 20, 2007

Spac

Resources “Central City Fundamental Design Guidelines”. City of Portland, Oregon Bureau of Planning. April 1, 2001 Updated November 8, 2003.

“City of Seattle, Washington Legislative Information Service” [Online] Available http:// clerk.ci.seattle.wa.us/!scripts. March 2007 “City and County of San Francisco Municipal Code Planning Code” [Online] http:// www.municode.com/Resources/gateway.asp?pid=14139&sid=5. Available March 2007 “Gaslamp Quarter Planned District Design Guidelines”. Centre City Development Corporation.

[Online] http://www.ccdc.com/index.cfm/fuseaction/planning.gaslamp_guidelines. Available March 2007.

“Rincon Hill Plan”. City of San Francisco, California. [Online] http://www.sfgov.org/site/ planning_index.asp?id=25076. Available March 2007.

“San Diego Municipal Code, Chapter 10: Planning and Zoning, Chapter 13: Zones” [Online] Available http://clerkdoc.sannet.gov/Website/mc/mc.html, June, 2000.

“South Waterfront Design Guidelines and the Greenway Design Guidelines for South Waterfront”.

[Online] http://www.portlandonline.com/shared/cfm/image.cfm?id=5887. December, 2002.

“South Waterfront Urban Design and Development Update Project Public Views and Visual Permeability Framework”, City of Portland, Oregon Bureau of Planning. February 2006.

“Trail and Greenway Master Plan.” City of New Westminster, BC, Canada. December, 2000.

30 November 20, 2007