OCP

Project address:

402-438 E 3rd St & 341-343 St David’s Ave, North Vancouver, Canada, BC

Official Community Plan

An Official Community Plan Amendment is required for this project. Here is why:

  • This project will introduce the first neighbourhood-scale commercial uses into the Moodyville neighbourhood, providing local residents access to goods and services within walking, cycling, and transit distance of their homes. It can be challenging to create viable neighbourhood-scale commercial uses. A concentration of neighbourhood commercial uses is required to draw enough customers to the area to make it viable. We therefore request to amend the Official Community Plan to permit introduction of additional commercial uses on the east portion of the block, fronting both East 3rd Street and the east portion of the lane.
  • 438 East 3rd Street is designated Mixed-Use 2, permitting a maximum FSR of 2.5. The Mixed Use-2 designation is intended for mid-rise multi-family and commercial uses that contribute to a pedestrian scale and village feel. The rest of the 400-block of E 3rd Street is currently designated Residential-5, permitting a maximum FSR of 2.6. An Official Community Plan amendment is required to permit the extension of commercial uses from 434 East 3rd west to the building break. This means re-designating the east part of the block from Residential-5 to Mixed Use-2, reducing the permitted Floor Space Ratio from 2.6 to 2.5 for these properties. The OCP amendment would reduce the permitted floor space for nearly half the block.
  • We are asking for our east building on E 3rd Street to be five storeys (rather than 4) to accommodate the commercial uses on the east half of 400-block E 3rd
  • We are asking for the Mixed-Use 2 land use designation to be applied to 341 St Davids Avenue to permit a mix of commercial and residential uses.
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Residential

  • We propose a range of housing options that are suitable for a diverse group of residents. Smaller units (“Jr 1-bedroom”) are proposed for smaller households at a lower price point. Family-oriented 3-bedroom units represent more than 21% of the mix. 25% of the units (44) are proposed to be meet Adaptable Level 2 design guidelines. Two of the units are proposed to meet the Adaptable Level 3 design guidelines.
  • On East 3rd Street, residential units will be located above grade, overlooking the street. The west building will have live/work units at the ground floor, facing East 3rd Street, with residential units above. Additional north-facing townhouses are proposed to face the lane, animating the corridor.
  • The north building will feature live/work units fronting St Davids Avenue. Two two-storey units will front E 4th street, presenting a two-storey residential character to the street. Condo units are proposed on partial third and fourth storeys, as the building increases in height as it nears the lane.
Unit TypeTotal Units
Townhouse9
Live-Work11
3 Bedroom18
2 Bedroom63
1 Bedroom (including Jr 1 bedroom)74
Total175

Commercial

  • This development will be suitable for neighbourhood-scale local commercial uses in a blend of retail and office units.
  • Commercial uses will be located at the ground level facing E 3rd Street, and on the first floor fronting the lane on the east segment of the lane. Cascadia is seeking to locate local businesses that thrive in a village commercial environment in these spaces.
  • Live/Work units are residential units in which it is permitted to operate a limited range of businesses. Live/work units are proposed for the west building, providing a transition between commercial and residential uses further west. Additional live/work units are proposed to front St David’s on the north site. This is consistent with the home-based businesses in operation on 400-block E 4th
  • Office units are proposed on the first floor facing E 3rd street, one storey up from street level. We envision medical, dental and corporate uses in this space.
  • While it is too early to make commitments about future businesses who would use the commercial space, we envision a restaurant, a café in the lane, a vegetable market, a bicycle shop, a beauty salon, a bakery, a yoga salon, a liquor store, an ice cream shop, a pharmacy, an exercise club and a pet food store in the complex.

Daycare

  • We propose to provide a daycare on the breezeway between the east and west building fronting E 3rd street. Our preliminary plans show a ~3,500 square foot indoor daycare space in two levels. Two outdoor play spaces are proposed on the site. The roof from the upper floor is cantilevered over part of the outdoor play space, providing sheltered outdoor play space.
  • Subject to negotiations with the City, the daycare is intended to be given to the City. The City intends to lease daycare operation to a local non-profit organization.
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Building Height

The site features a significant downward slope. This means that the elevation at the grade of 3rd Street is below average grade, and is mostly underground. We are referring to this level as “Ground Level”. The elevation of the lane is one storey higher than East 3rd Street. We refer to the lane elevation as “First Level” in our drawings.

The Official Community Plan counts the number of permitted storeys from the lane, or the high side of the site. An Official Community Plan amendment will be required to increase the maximum height from four to five storeys for the east building on E 3rd Street. An OCP amendment is also required for the north building, which is proposed to be four storeys its highest point next to the lane, terracing down to two storeys on the north half of the lot. The two-storey portion on the northern portion of the lot will be lower in height than the adjacent duplex. This allows for a gradual change between higher density, taller buildings on E 3rd Street and the duplex and single family neighbourhoods to the east and north-east. The five-storey portion of the site will serve as a visual landmark for the commercial core of the neighbourhood.

A building break, or breezeway, is proposed mid-block on E 3rd Street, separating the five storey building from the four-storey building further west. The breezeway will create a transition between the higher and lower building, while providing views and light to neighbours across the lane to the north and mid-block pedestrian access to the lane.

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Zoning

The site is a blend of RM-2, RT-1, C-3 and CD-421 (duplex) zoning. We are applying for a Comprehensive Development Zone to accommodate our proposal.

Civic AddressArea (Survey) (sq ft)Current Zoning
402 East 3rd Street       5,986 RM-2
406-408 East 3rd Street       6,001 RM-2
412-414 East 3rd Street       6,001 RM-2
418-420 East 3rd Street       6,001 RM-2
424 East 3rd Street       5,038 CD-421
426 East 3rd Street       3,965 CD-421
428 East 3rd Street       3,004 RM-2
432-434 East 3rd Street       6,008 RM-2
438 East 3rd Street       8,255 C-3
341-343 St David’s Avenue       9,120 RT-1
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Access, Parking and Loading

  • We envision a special pedestrian-oriented commercial lane on the east segment of the lane, where businesses can put out tables and chairs, and pedestrians can congregate safely without fear of traffic. This means blocking the east part of the lane to regular vehicular traffic. We plan to install removable bollards to block most motorized vehicles from using the lane: emergency vehicles may remove the bollards if access is required. While the Fire Department will not fight a fire from the lane and probably will not require vehicular access, the lane can be accessible for emergency use from St David’s avenue.
  • Residents on the south side of E 4th Street will continue to have vehicular access to the lane from St Patricks Avenue.
  • A commercial loading area is proposed in the mid-block breezeway, and is accessible from St Patricks Avenue.
  • Two levels of underground parking are proposed under the East 3rd portion of the site. Access to parking is proposed from St Patrick’s Avenue, south of the lane. This is a practical location for access, because the lane is a higher elevation than the ground-level slab for buildings on East 3rd Street. Providing parkade access from St Patrick’s optimizes the number of parking stalls provided under the slab by reducing the length of the ramp. It also serves the interests of existing residents north of the lane because most traffic from the project will not be directed down the lane. A new traffic light at St Patricks Avenue and E 3rd Street will regulate the traffic as it leaves the site.
  • Some commercial loading can also be done from the parkade, using an elevator.
  • We understand that some commercial suppliers might want to unload their vehicles from St Davids Avenue. We have designed the greenway to create an informal loading area, allowing small trucks to pull over to the side of the road and quickly unload their supplies.
  • We propose to provide less parking than required in the Zoning Bylaw. We believe that this is justifiable because we are creating a neighbourhood space intended to be accessed by walking, cycling and transit. We chose to use underground space to supply more than the required amount of secure bicycle parking space, rather than for cars.
  • The duplexes across the lane that front onto East 4th Street will continue to have access to the west part of the lane. Solid waste and recycling service can also be conducted from the lane. The breezeway in the centre of our project has been designed to accommodate the turning movement of a garbage truck and commercial loading zone in a scheduled manner. This means that a garbage truck may be driven east down the lane, make a three-point turn, and drive west to exit from the lane. The garbage truck does not need to drive in reverse to provide the service.
  • We propose a loading area for garbage and recycling on the north-west portion of the south site, adjacent to the lane. It will be at the grade of the lane. This will allow solid waste service vehicles to load without entering the parkade or blocking the entrance to the parkade.
Residential
Parking Required – Residential175units @1.05space/unit183.75spaces
Parking Required – Residential – Rental0units @0.6space/unit0spaces
Visitor Parking Required175units @0.1space/unit17.5spaces
Car Share Reduction2  shared vehicles  per 4 reqd
Additional Parking Reduction0.1224.15spaces
Total Parking Required – Residential177.1spaces
Total Parking Provided162spaces
Commercial        
Parking Required – Commercial15951.73sq ftRetail1 /538.2 sq ft29.63904spaces
Parking Required – Commercial3589.99sq ftChild Care1 /538.2 sq ft6.670364spaces
Parking Required – Commercial (3 Tenancy)9519.51sq ftCafé (CS-3)1 /204.5 sq ft46.55017spaces
Total Parking Required82.85957spaces
Total Commercial Parking Provided     51spaces
Shared Parking: Residential Visitor & Commercial     10spaces
TOTAL COMBINED PARKING10spaces
BICYCLE PARKING  
Reqd Secure Bicycle Parking – RES175units1.5spaces/unit262.5spaces
Provided Secure Bicycle Parking – RES175units2spaces/unit302spaces
Reqd Secure Bicycle Parking – COM2699.877m21 /250m210.79951spaces
Provided Secure Bicycle Parking – COM20spaces
Required Short Term Bicycle Parking – RES175units6spaces per60 units17.5spaces
Required Short Term Bicycle Parking – COM2699.877m26 /1000.00m216spaces
  • Our research indicates that a smaller parking supply is consistent with observed parking demand patterns in multifamily buildings throughout Metro Vancouver. A reduced car parking supply also reflects the fact that this site is well-served by transit on E 3rd Street, and is a 10-minute walk to the Seabus and Lonsdale transit corridor.
  • Our strategy is to provide no parking with some of our smallest units, which allows us to market such units at a lower price. We believe that the younger market for these smaller units have lower rates of car ownership. This means that the larger, more family-oriented units will have sufficient parking for their needs.
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Moodyville Development Guidelines

  • The site is located within the Development Permit Area designated as the “East 3rd Street Area”. We anticipate that this project will contribute to this emerging neighbourhood by:
    • Complementing adjacent residential developments to create a complete community
    • Contributing to Moodyville identity
    • Creating neighbourly streetscapes
    • Advancing sustainability through green design, creating local employment, and provision of daycare
    • Improving mobility through the 3rd Street road dedication, transit-friendly densities, the mid-block courtyard pedestrian connection, and supporting the St David’s Avenue bicycle route
    • Promoting housing diversity through a range of unit types, including less expensive units for Millennials.
  • The Moodyville Development Guidelines analyze the neighbourhood as a series of sub-areas. The corner of St David’s and East 3rd Street is identified as the Neighbourhood Centre. 402-434 East 3rd Street are identified as part of the East 3rd Street Corridor. Since other lands designated Neighbourhood Centre are east side of St Davids Avenue (the Translink lands), the west side of St Davids and the proposed commercial part of the lane has been designed to mirror a future commercial condition the east side of St Davids Avenue.
  • Moodyville Centre is envisioned to include ground-level commercial uses. We propose to extend the commercial uses half-way down the block, between the east corner and the mid-block breezeway separating the east and west building. This proposal is a response consistent with East 3rd Street’s designation as a frequent transit corridor.
  • The proposal implements the vision described by the Moodyville Development Guidelines’ Guiding Principles. As Moodyville is undergoing significant change, this project will contribute to the emerging Moodyville identity, fostering a distinct sense of place with contemporary forms and innovative design. The project will create a neighbourly streetscape, mixing residential and commercial uses along East 3rd Street. It will advance sustainability through green building practices and support for a pedestrian-friendly environment within a frequent transit corridor intersecting with a bicycle route. The residential units promote housing diversity through offering a variety of units, from small studio apartments, to 3-bedroom apartment units and townhouses along the lane.
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Sustainability Statement

Environmental Sustainability

  • One of the primary ways this project contributes to environmental sustainability is through provision of neighbourhood-scale commercial uses in a mixed-use building in a transit-oriented development in the heart of a rapidly-changing neighbourhood. There are currently no such mixed-use buildings in the neighbourhood. This project will offer an opportunity for residents and businesses to meet their daily needs by walking, cycling and transit.

Green Building

  • City policy requires Cascadia Green to achieve at least Step Code Level 3. Cascadia Green takes greenhouse gas reduction and climate change mitigation seriously. We strive to exceed minimum green building policy requirements on our projects.
  • After much consideration and research, Cascadia Green has determined that this building will not achieve Step 4. For example, we found that one of the critical requirements to meet Step 4 – high-performance windows – is currently impossible to source locally. Such windows need to be ordered from Eastern Canada or East Asia and transported to the site, requiring months of lead-time between ordering the windows and arrival on-site. This means that, should anything go wrong in the process – such as damage during transit, or mistakenly sending the wrong window – additional months will be lost re-ordering the parts and having them transported to site. For a project of this size, this presents an unacceptable risk to the construction schedule, with huge cost implications.
  • In addition to the window example, meeting Step 4 would require additional air conditioning and heat pumps that increase greenhouse gas emissions and the overall carbon footprint of the building. These surplus mechanical systems also increase the cost of home ownership, and do not help Cascadia Green meet our objectives to create homes that are attainable for a range of household types, especially for Millennials.
  • Cascadia Green is not content to simply meet the minimum standard of Step 3. We found that much of the requirements around Step 3 involve the building envelope more than a holistic analysis of building systems and materials. Cascadia is pleased to report that we will feature green building methods and materials that are not captured within the Step Code measurement system, as demonstration of our commitment to sustainable development.
  • Here is a list of specific green building measures Cascadia Green will incorporate into the project:

Material Efficient Framing:

  • Using Optimum Value Engineering for framing design
    • Exterior and interior wall stud spacing at minimum 19.2 inches on-centre
    • Elimination of headers at non-bearing interior and exterior walls
    • Use of header hangers instead of jack studs
    • Elimination of cripples on hung windows
    • Elimination of double plates, using single plates with connectors by lining up roof framing with wall and floor.
  • Walls and roof designed on 24-inch modules to reduce waste
  • Reducing dimensional lumber by using engineered wood study material for minimum 10% of structural stud wall framing
  • Using finger-jointed plate material and/or engineered plate material used for all framing plates.

Environmentally Preferable Materials:

  • Environmentally engineered flooring system that uses recycled materials
  • Environmentally engineered load-bearing beams
  • Environmentally engineered products for all exterior window and door headers
  • Deck and balcony surfaces will use sustainable wood or concrete
  • Dimensional lumber will be sourced from a third-party certified sustainably harvested source
  • Finger-jointed studs will be used for a minimum of 90% of wall framing
  • Recycled and/or recovered content gypsum wallboard, with a minimum of 40% post-consumer recycled content
  • Sustainably harvested exterior wall sheathing products
  • Wall, floor and roof insulation will be certified by a third-party to contain recycled content
  • Carpet will have a minimum of 50% recycled content or 30% renewable content
  • Paints and finishes will have at least 20% recycled content
  • Shelving will be made from agricultural waste or recycled wood particle board
  • Doors and exterior frame windows will contain recycled and/or recovered content
  • Exterior cladding materials will contain recycled and/or recovered content
  • Exterior trim materials will be manufactured from OSB, which has no added formaldehyde
  • MDF and/or finger-jointed casing and baseboard will be used

Durable Construction:

  • Roofing material will have a minimum 30-year manufacturer warranty
  • Fire and impact-resistant roofing materials will be used
  • An ice and water underlayment shield over the entire roof will be installed as a secondary defence against water penetration and ice build-up
  • Low-VOC water and damp-proofing will be used on foundation walls
  • A rain screen system will separate cladding from the wall sheathing with a drainage plane
  • Exterior trim materials will be made from alternatives to solid lumber
  • Deck and balcony surfaces will be made from low-maintenance materials that do not require maintenance for at least five years
  • Durable flooring will be installed in all high-traffic areas
  • Lifetime finish on all faucets and door hardware
  • Solid countertops will be made from durable materials
  • Paints and finishes will have at least 20% recycled content
  • Shelving will be made from agricultural waste or recycled wood particle board
  • Doors and exterior frame windows will contain recycled and/or recovered content
  • Exterior cladding materials will contain recycled and/or recovered content
  • Exterior trim materials will be manufactured from OSB, which has no added formaldehyde
  • MDF and/or finger-jointed casing and baseboard will be used

Sources of contaminants will be eliminated through a variety of measures, such as:

  • Sealing ductwork during installation, removing seals after construction is complete
  • Fully flushing the air of the building after interior construction is substantially complete and finishes installed
  • Low-formaldehyde insulation materials
  • Low VOC interior paints
  • Tiles installed with low-VOC adhesives

Metering and Controls:

  • Providing direct metering for power use in each unit
  • Providing programmable thermostats in each individual unit capable of managing at least two different daily schedules per week
  • Leaving the parkade unheated
  • Re-Use or Recovery of Waste Energy:
  • Installation of heat recovery ventilation systems in each unit

Lighting and Automation:

  • Exterior lighting will follow best practices for lighting exterior environments
  • Exit signage will be photo-luminescent or LED-based
  • Common areas and dwelling units will be illuminated by high efficiency lighting
  • Interior motion sensor light switches will be used
  • In order to divert waste from landfills, Cascadia Green will seek opportunities to recycle materials and package during construction, and ensure that suppliers do the same.
  • Cascadia Green will also implement measures to conserve water, such as high-efficiency toilets, insulated hot water lines, and Energy Star washers.

Social Sustainability

  • This project contributes to social sustainability through creating a neighbourhood hub where people may gather to meet their daily needs.
  • Our development program includes a number of smaller studio units. Our intent is to provide opportunities for people to enter the real estate market at a relatively affordable price in a fantastic new neighbourhood.
  • The proposed development seeks to contribute to a neighbourly feel to Moodyville. The mid-block building break and courtyard offers light and views to residents across the lane to the north of the property. The breezeway with the pedestrian link from the lane to East 3rd Street will ensure that the long land assembly is not a barrier to pedestrian activity.
  • The commercial lane will create a unique gathering place with an intimate commercial character. Weather protection over the lane will make this an attractive gathering place in all seasons. The commercial and live/work uses at grade on 3rd Street will animate the block with prosperity and a convivial atmosphere. This will be reinforced by the balconies on upper storey units, allowing opportunities for informal social interaction from the street to the units above.
  • The daycare in the east building and breezeway creates a play space for children, and a place for parents to congregate. The proposed restaurant with public open space in the south-east corner combines with the bicycle lane to create a dynamic focus for social life.
  • With the right mix of uses and location, we envision a variety of residents, businesses and neighbours congregating on our site for Moodyville-style convivial living.

Crime Prevention through Environmental Design

The project has taken CPTED into consideration by ensuring the following, but not limited to:

  • Natural Surveillance
  • Windows overlooking public and private areas.
  • Transparency at building entrances and exits.
  • Landscape design that provides surveillance and visibilty
  • Ensuring problem areas are well lit (eg. pathways, stairs, entries/exits etc., parking areas)
  • Provide visibility though screens/fences
  • Natural Access Control
  • Clearly identifiable point of entries
  • Eliminate design features that provide access to roofs and upper levels
  • Natural Territorial Reinforcement
  • Maintained premises and landscaping such that it communicates an alert and active presence occupying the space.
  • Display security system signage at access points.
  • Scheduling activities in common areas to increase proper use, attracts more people and increases the perception that these areas are controlled.

Economic Sustainability

This proposal will contribute to community economic sustainability in several ways.

The hard construction costs of this project are likely to exceed $60 million. This proposal will contribute to economic sustainability by creating construction jobs and sourcing materials. This is particularly important to our economy while we are recovering from the impact of our pandemic response.

This project will create 175 dwelling units. Assuming an average household size of 2.0, this means that over 350 additional residents can be accommodated on-site. Since each new resident is likely to stimulate 0.2 new jobs, over 70 new jobs are projected to be stimulated by population growth from this project.

While part of the site is commercially-zoned, there are no significant retail services offered to the rapidly-growing neighbourhood of Moodyville. We anticipate no negative impact to retail commercial uses through redevelopment.

Replacing an older building and refreshing the landscape and civil improvements will have a positive impact on local property values. Increasing property value will have a positive impact on the amount the City collects in property taxes.

Providing a neighbourhood commercial area within walking, cycling and transit distance of all the new residents in Moodyville will contribute to economic development while potentially reducing reliance upon the private automobile.

Affordability Statement

  • It is very challenging to create units affordable to households on local incomes due to high land costs, high construction costs, and lengthy approval processes. Cascadia Green is committed to trying to make housing attainable to local households.
  • This project has a great variety of unit types and sizes in order to service different segments of the market. We are proposing a significant number of smaller units in the 500 square foot range in order to offer these units at a lower price.
  • It is difficult for North Shore-based companies to retain staff because housing is so expensive for most working people and households. This includes workers who are vital to the City’s health, such as first responders, City staff, and teachers. Many workers would be able to support mortgage payments, but are unable to collect a down-payment. Cascadia Green is working on a Rent to Own program for some of the residential units, allowing residents to turn approximately two years of rent into a down-payment. This program will help the work force enter the housing market and accumulate equity through the dream of home ownership. This has been an ongoing conversation with Cascadia Green, the City, and BC Housing. We look forward to sharing more of the details and scope of this program through the planning and approval process.
  • Subject to successful negotiation with the City, Cascadia Green Development seeks to partner with BC Housing to offer below-market units through the Affordable Housing Ownership Program. This will significantly reduce the price of the units coming to the market, making home ownership more attainable.
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