7000 Urban Village - Masterplan

Burnaby Lake Heights

Urban Village Master Plan

7000 Lougheed Highway, Burnaby, BC

How to Read this Document

This Master Plan document should be read in conjunction with the City of Burnaby Bainbridge Community Plan. The architectural and planning images contained in this document are for illustrative purposes only and are to establish the guiding principles for the development including height, massing, built-form and open space. Detailed site-specific development proposals will be prepared to support rezoning applications for each respective parcel.

Submitted to the City of Burnaby on behalf of 7000 Lougheed Limited Partnership

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Burnaby Lake Heights

Urban Village Master Plan

7000 Lougheed Highway, Burnaby, BC August 2022

Territorial Acknowledgement

Create acknowledges that our development is located within the shared, ancestral and unceded homelands of the hənqəminəm and Sḵwxwú7mesh speaking peoples. We recognize the long-standing history of Indigenous peoples and cultures that have and do reside here and are grateful for the opportunity to live and work on this land.

Burnaby Lake Heights

An unprecedented urban experience. A new benchmark for community living.

A stronger community social fabric. Eastern Portal to the Bainbridge Urban Village & Metro Vancouver.

A vibrant place of connection.

The Colors of Life at Burnaby Lake Heights

On the street, a live theatre unfolds underneath rows of blossoming trees. Everyone has a spring in their step—shopkeepers on errands, runners and cyclists mid-workout, suited office workers headed for the Skytrain, paired off teenagers with backpacks and instrument cases, and grandparents pushing strollers.

There is a soft buzz from boutique storefronts and spilled out cafes that enclose the pedestrian-only street Esplanade and Portal. A crowd gathers around a street artist etching out a sketch of the Mona Lisa in chalk. It’s noon already and lines form outside as people have come out from their homes or offices to indulge in their craving of the day.

As the backdrop to this urban fair, the sweet scent of pine trees at the Forest Walk permeates into the neighbourhood. The atmosphere is slower here, more peaceful and contemplative. The dense canopy of the Forest Walk opens up into the Serpentine, where leisurely bike ride and picnics are a common afternoon pastime.

Old friends share belly-deep chuckles as they play bocce. A child sees its first hummingbird hovering over luscious perennial beds. Shrieks of joy from toddlers in the play area intermingle with friendly barks from the dog park steps away.

As the day winds down, patios along the Esplanade fill with the sound of clinking glasses and eruptions of laughter at happy hour. Others wait at the daycare to be reunited with their children or run by the grocery store to pick up ingredients for dinner. To the west, the sun can be seen dipping over the downtown Vancouver skyline. Summer evening strolls make for a romantic date—light posts on the Esplanade begin to glow in alternating colors forming a mini light show; La La Land is being screened outdoors at the Serpentine.

Surrounded by groves of trees, a quintessential urban quarter hums to life...a day at Burnaby Lake Heights brings a new adventure, with serendipity at every corner.

In mid-October, brilliant hues of gold, crimson and tangerine frame streets and pathways. Children try to catch twirling helicopter leaves and laugh gleefully at the crunch of leaves beneath their boots as they walk to school. Old friends with tweed flat caps and furrowed brows hum and haw at their chess game in the park. The local bookstore perhaps imbues autumn coziness the most, with the smell of paperbacks and bound leather and a book club clinking teacups. As daylight fades and lights turn on, families bundle up in the Serpentine to a neighbourhood pumpkin carving and costume contest. The Lees remain undefeated

The end of year is marked with carols and bells filling the streets. Though the winter air is chill, warmth is felt all around the neighbourhood.

One by one, Christmas lights adorn balconies and ground patios. At the Esplanade, people admire ice sculptures and make a wish at the magnificent, lit Christmas tree gracing the Portal.

Homes become more livelier with extended families gathering for the holidays. Those passing by are sure to visit again.

This is the colorful life at Burnaby Lake Heights – where vibrant urban living is redefined by nature and sense of community.

Policy Context

Metro Vancouver's Regional Growth Strategy (2011) Transport 2050 (2022)

Burnaby’s Official Community Plan (1998)

Metro Vancouver's Regional Context Statement (2014) Economic Development Strategy (2020) Social Sustainability Strategy (2011) Environmental Sustainability Strategy (2016) Climate Action Framework (2020) Burnaby Transportation Plan (2021)

Mayor’s Task Force on Community Housing (2019) Housing and Homelessness Strategy (2021)

Community Safety Plan (2020) Bainbridge Community Plan (2022)

Master

Design Guidelines

1.1 Intent

1.2 General Guidelines

1.3 Streetscape Guidelines

1.4 Planting Character

1.5 Character Area Guidelines

1.6 Signage & Wayfinding Strategy

1.7 Public Art Strategy

1.8 Commercial Patio Strategy

Appendices

SECTION A

Introduction

Application Summary & Process

Master Plan Overview

Community Benefits

Burnaby Lake Heights, located at 7000 Lougheed Highway in Burnaby, is a new Urban Village master planned community being developed by 7000 Lougheed Limited Partnership (Create) within the Bainbridge Community, steps away from Sperling-Burnaby Lake Sky Train Station and Burnaby Lake Regional Park.

This Master Plan sets out our strategy to activate a rare, transit-oriented redevelopment opportunity that emphasizes liveability and sustainability at a significant scale.

Application Summary & Process

7000 Lougheed Limited Partnership has submitted to the City of Burnaby a Master Plan Rezoning application for 7000 Lougheed Highway, a major site within the Bainbridge Urban Village Community Plan.

This Master Plan proposes an integrated redevelopment plan for the surrounding block in accordance with the Community Plan land use designations, which includes 2 abutting properties (municipally known as 7045 and 7071 Greenwood Street) and an additional study area of 6 abutting properties (municipally known as 3025, 3049, 3065, 3079 and 3089 Bainbridge Avenue and 7075 Greenwood Street). The redevelopment plan also creates public realm synergies with the neighbouring 6800 Lougheed Highway Master Plan.

The site is currently zoned as Comprehensive Development (CD) District and R2 Residential District.

This application seeks to rezone the site to RMx Urban Village zone to permit a mixed-use development comprised of at-grade commercial retail

and live-work uses, above grade office, and midrise residential buildings with strata, market rental, and affordable housing. (Refer to Section E3.2 for additional details on project statistics.)

The Master Plan sets out a framework for future site-specific re-zoning applications for the eleven buildings that will be delivered in approximately four phases. The build out of the final phase will be contingent on the acquisition of 7045 and 7071 Greenwood Street. It is intended that the Master Plan and the Phase 1 Site-Specific Rezoning be advanced concurrently.

The development is expected to be built out over 15 years in four phases as depicted in the Development Phasing section of this document. The existing commercial plaza will be demolished in the future as part of Phase 2 construction.

Master Plan Overview

Situated between the Brentwood and Lougheed Town Centres, the subject site is well-positioned to establish a more localized hub of transit-oriented housing, jobs, services and amenities. Unlike most other Urban Villages in Burnaby, Burnaby Lake Heights has the advantage of being planned around a SkyTrain station as well as exceptional access to natural parks and attractions. These are distinguishing features which lend to the creation of a truly unique place in the city.

14.66 acres

(638,470 sf / 5.94 hectares) on the periphery of Burnaby Lake

Burnaby Lake Heights

Positioned at a strategic location in the heart of Metro Vancouver, the creation of Burnaby Lake Heights will inspire best practices for industrial land regeneration by transforming a 5.94 hectare (14.66 acres) industrial site into a vibrant, complete community that is integrated with the broader context.

Through a series of Big Moves and Planning Principles, this Master Plan provides the vision for local and intergenerational live, work and play:

Over 3,300 new homes to buy or rent in four village neighbourhoods

This Master Plan also considers a coordinated design with the redevelopment of the former Saputo Dairy site to the west, contributing to the ability to comfortably achieve transit-supportive building forms and a critical mass of density, while providing for a sensitive built form transition to the established lower density neighbourhoods at the peripheries of the Urban Village.

Over 100,000 sf of retail space, 1,500 sf of live-work and 30,000 sf of office expected to provide approx. 300 new jobs from 50 jobs today

Approximately 20,000 sf of Community Club

Over 127,000 sf of beautiful landscape and urban design features celebrating the rich, natural surrounding and connecting people with the environment

These two large sites are major components in the Bainbridge Community Plan, and their redevelopment will set the stage for the transformation of Bainbridge into the envisioned Urban Village. Burnaby Lake Height's distinct identity is expressed through:

1. The physical design of both buildings and open spaces

2. Increasing new housing supply in both rental and ownership options that will accommodate a variety of demographics and levels of affordability in a socially sustainable neighbourhood

3. An exceptional, amenity-rich public realm connecting to Burnaby Lake Park that enables an abundance of recreational, social and leisure opportunities for users of all interests and abilities

Community Benefits

Burnaby Lake Heights’ proposed amenity offerings were curated with the goal of enabling current and future residents and visitors to lead flourishing lives.

The community amenities proposed by the development will benefit beyond the site and embody sustainable community building with future proofing in mind.

Burnaby Lake Heights Master

Environmental Remediation

Through the proposed redevelopment, the site’s contamination with over 30 years of history will be resolved at last, marking an important milestone. As a prerequisite for development approvals, the Master Plan proposes a provincially and municipally approved remediation and monitoring program significantly improving groundwater and soil conditions ensuring long-term public safety.

Affordable Housing

The development goes above and beyond to foster a diverse social context and safeguard social equity. Burnaby Lake Heights will add over 400 affordable rental homes to Burnaby’s non-market housing stock, with units strategically located to ensure direct access to transit as well as proposed commercial and public realm amenities.

Infrastructure Improvements

The redevelopment will not only accommodate anticipated future growth but also promote active living and support climate resilience well into the future. The infrastructure improvement initiatives through this Master Plan include: ○ Approx. 1.4km of dedicated pedestrian and cycling infrastructure ○ Approx. 1.4km of utilities upgrades ○ Development contributions to various development cost charges, including a pedestrian overpass connecting the Bainbridge Community to Burnaby Lake Park

Low Carbon Building Systems

To support the City of Burnaby’s carbon reduction targets outlined in the Climate Action Framework, the proposed development is considering building-by-building low carbon energy systems. This will provide major environmental benefits that are equivalent to:

1.34M pounds of coal offset

36,724 trash bags recycled

264 passenger vehicles offset

20,097 trees planted

1,218 metric tons of CO2 offset

Urban Village Built-Form

Retail

The development will provide convenient access to over 120,000 sf of new retail space providing day-to-day neighbourhood shopping and service options, including an urban grocer and local employment opportunities.

Public Realm

An extensive, integrated network of open space programming is delivered across almost 20% of the site area (3 acres / 1.2 hectares) to create an inviting environment for all age groups. In other words, the amount of open space offered by Burnaby Lake Heights relative to its area is double that of nearby Town Centres (approx. 5-10%). The rich public realm program also proposes an unprecedented quality of urban livability that will distinguish Burnaby Lake Heights.

Note: Building L subject to acquisition. Building N to be developed by others.

Community Club

Burnaby Lake Heights will introduce a roughly 20,000 sf community club on the proposed esplanade in the early phases of the development. It is envisioned as a centrally located social hub and multi-use flex amenities space for local residents across Bainbridge and the surrounding community. A wide range of uses are contemplated, including: ○

Childcare and after school programs ○

Co-working ○

Fitness facility, fitness classes, yoga studio ○

Space for community group or non-profit organizations

The public realm program comprises of both active and passive programming and the core features extend into Burnaby Lake Heights to create a cohesive community:

○

The Forest Walk, a 200 m+ naturalized trail incorporated within 0.5 acres of rehabilitated forest that extends into the adjacent Sperling Village; ○

The Esplanade, a 300 m+ pedestrian-only high street that offers vibrant retail experience and direct connection from Bainbridge Avenue to the Sperling SkyTrain station; ○

The Serpentine, a 300 m+ meandering green space connecting to Sperling Village, offering an outdoor living room with various children’s play areas, fitness stations, and game areas; ○

The Portal, the junction between the Esplanade, Serpentine and Bainbridge Avenue that serves as the animated portal into Bainbridge Village; and ○ Interactive public art that is integrated into the proposed landscaping.

Burnaby Lake Heights’ urban design approach renders a rare opportunity to create a New Urbanist community, reviving the intimacy and vibrancy found in traditional urban neighbourhoods.

SECTION B

Site Context

Site Description

Site History

Neighbourhood Context

Neighbourhood Amenities

Bainbridge Community Profile

Existing Site Topography

7000 Lougheed is situated centrally between the Brentwood and Lougheed Town Centres, adjacent to the Sperling SkyTrain Station and minutes away from Burnaby Lake Regional Park.

Site Description

The subject site is located in the Bainbridge neighbourhood, bound by Lougheed Highway to the north, Bainbridge Avenue to the east, Greenwood Street to the south, and the former Saputo Dairyland milk processing plant to the west.

The remaining foundation of the demolished Telus communications facility occupies majority of the site, along with some ancillary retail and restaurant uses located towards the corner of Bainbridge Avenue and Lougheed Highway.

The site is surrounded by a mix of small-scale retail uses clustered at the four corners of Bainbridge Avenue and Lougheed Highway, with low-rise residential uses located to the north, east and south.

Burnaby Lake Heights

Neighbourhood Context

Site Analysis

The edges of the site include:

Lougheed Highway – SkyTrain Millennium Line and bus routes 134 and N9 are serviced on Lougheed Highway, to the north of the site.

Bainbridge Avenue to the east. Bainbridge is designated as a north-south arterial in the Community Plan, linking the four corners at Bainbridge and Lougheed to Winston and the Central Valley Greenway. The eastern edge of Bainbridge consists of single-family homes with commercial uses framing the four corners at Bainbridge and Lougheed.

Greenwood Street, to the south–A quiet, sloping residential street.

Existing treed escarpment which slopes down to 6800 Lougheed, the former Saputo site, to the west. 6800 Lougheed is a 7.6 hectare (18.8 acre) master planned community being developed also by Create in partnership with Peterson, anticipated to follow a similar development time frame.

At the southeast corner of the block are eight single-family lots at Bainbridge and Greenwood.

The approximately 15-acre site’s current uses include:

● fenced-off remnants of the demolished Telus industrial facilities

● one-storey commercial and restaurant buildings located at Bainbridge and Lougheed

● single-family detached homes

Greenwood

Burnaby Lake Heights Master

Burnaby Lake Regional Park

Neighbourhood Amenities

Existing community amenities, including existing major public spaces, community recreation facilities, schools and childcare, within 750m (10 to 15-minute walk) are shown on the map.

Commercial centres are lacking in the immediate neighbourhood, with major commercial centres located at The Amazing Brentwood and The City of Lougheed Shopping Centre, a short 7 or 14-minute drive from the site.

Burnaby boasts a major network of trails, parks and open green spaces. Sprinkled with many parks and outdoor recreation facilities, the neighbourhood includes Burnaby Lake Regional Nature Park – a 311-hectares (768.5 acres) wildlife sanctuary with natural habitat, trails, nature house and view tower, boat launch, rowing course and pavilion.

The Master Plan takes into consideration the existing Bainbridge community, its context within the city of Burnaby and the possible demographic changes anticipated in the upcoming years. The population of Bainbridge is growing along with the rest of Burnaby, largely driven due to immigration from East and South Asia. As such, the development needs to be sensitive to the varied cultural needs of its future residents.

Per the 2021 census, there is a high proportion of single- and two-family homes in Bainbridge. In response, the redevelopment seeks to re-balance the housing typologies by introducing townhomes and apartments to cater to the long-term needs of a growing population. Given the average household sizes, the redevelopment acknowledges the importance of delivering larger, family-oriented units.

From Left to Right:

Sperling Skytrain Station, Burnaby Lake Regional Park, Central valley Greenway Pedestrian Overpass

Section B

Section B Part 5

Bainbridge Community Profile

The Master Plan takes into consideration the existing Bainbridge community, its context within the city of Burnaby and the possible demographic changes anticipated in the upcoming years. The population of Bainbridge is growing along with the rest of Burnaby, largely driven due to immigration from East and South Asia. As such, the development needs to be sensitive to the varied cultural needs of its future residents.

Per the 2021 census, there is a high proportion of single- and two-family homes and fewer rental homes

Households

Bainbridge 6,283

in Bainbridge compared to the rest of Burnaby. In response, the redevelopment seeks to re-balance the housing typologies by introducing town homes and apartments to cater to the long-term needs of a growing population. Given the average household sizes, the redevelopment acknowledges the importance of delivering larger, family-oriented units.

As shown, Bainbridge is home to a significant seniors population and as such, accessible routes and adaptable housing will be important design considerations. This will be reflected in the design of the public realm and a minimum of 20% of the total residential units.

POPULATION

Bainbridge contains 2.5% of Burnaby's population Burnaby 249,125

$83,199

3.0 2.9

Burnaby Bainbridge

Average Household sizes are comparable between Bainbridge and the rest of Burnaby

Burnaby Lake Heights Master

$104,372 Burnaby

Bainbridge

Average before tax household income of Bainbridge is 79% higher than the rest of Burnaby

Existing Site Topography

The existing site has a gentle sloping topography. The high point of the site is along Bainbridge Avenue, which is generally flat and with a fairly constant slope. On the Bainbridge Avenue edge, the geodetic elevation ranges between 44.5m to 46.0m. With the high section generally along Bainbridge Avenue, the site slopes to the west property line towards the escarpment with a gentle slope ranging between 4% to 5%.

The west property line is fairly even and constant for the length the of property. There is a drop in grade from the west property line down towards the neighbouring site creating an escarpment condition. Along Lougheed Highway and the Skytrain guideway, the north edge has a gentle slope condition along the length of the property line. There are some varying levels and slope changes just within the property to address the previous and current building condition and parking areas.

Greenwood Street has a varying topography along the south property line. Starting from the intersection at Bainbridge Avenue and Greenwood Street, the site is generally flat for the existing single-family residences along Greenwood, until the existing public laneway where the land begins to slope down towards the west. That area slopes approximately 6% along the face of the property.

Spot grade geodetic elevations are:

North West: 32.98m (108.2’)

South West: 30.39m (99.7’)

North East: 44.29m (145.3’) at Bainbridge Avenue and Lougheed Highway

South East: 45.00m (147.64’) approximately at Bainbridge Avenue and Greenwood Street

LougheedHwy BainbridgeAve

ForestWalk

GreenwoodSt