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Introduction UniverCity on Burnaby Mountain is
and a third place ranking overall in
a unique mountaintop development
the Sustainable Projects Category at
neighbouring one of Canada’s premier
the UN-backed LivCom Awards; and
educational institutions, Simon Fraser
an Urban Land Institute Award for
University in Burnaby, British Columbia.
Excellence for best practices in land
UniverCity is designed to be a compact,
use and development in the Americas.
mixed-use and transit-oriented community
With the first phases of development
founded on principles of environmental,
nearing completion, UniverCity is now
economic, and social sustainability.
home to nearly 3,000 residents.
Throughout each stage of design and development, planners worked to ensure the integration of residential, commercial, and academic uses in a manner that would benefit the University as well as bring both local and international acclaim to SFU and the City of Burnaby.
A number of programs and initiatives are in place to support the creation of a livable and innovative community on Burnaby Mountain. Going forward, the continued development of UniverCity will include a number of important new initiatives. The following summary provides an overview of the community’s
UniverCity is receiving a great deal of
past successes as well as some future
attention for its innovative approach to
activities aimed at ensuring UniverCity
sustainable community building having
remains a leader in the field of sustainable
recently received the American Planning
community development.
Association’s inaugural National Award of Excellence for innovation in green community planning; a Gold Award
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UniverCity History and Background In 1963, when architects Arthur Erickson
The OCP envisions a dense, mixed-use
and Geoff Massey submitted their initial
community on approximately 65 hectares
plan for Simon Fraser University, they
of land surrounding the campus. It allows
envisioned that it would anchor a
for up to 4,536 residential units in two
residential community atop Burnaby
distinct neighbourhoods to the south and
Mountain. In 1995, SFU President John
east of the SFU campus, each with its own
Stubbs and City of Burnaby Mayor William
elementary school and neighbourhood
Copeland signed a Memorandum of
park. The OCP includes provisions for a
Understanding to begin the development
commercial core, community facilities,
process. Early negotiations resulted in
and an extensive network of pedestrian
the transfer of more than 320 hectares
paths and bike trails. At full build-out,
of University-owned land to the City of
UniverCity is anticipated to house up to
Burnaby to be included in the larger
10,000 residents.
Burnaby Mountain Conservation Area. In return, the City granted SFU development approval to begin planning a community, later named “UniverCity”. In 1996, the City of Burnaby approved the Official Community Plan (OCP) and Zoning Bylaw Amendments for the development, setting the project in motion.
SFU had two primary goals in developing a residential community: to create a more “complete community” on the mountain, with a diverse range of housing choices, shops, services and amenities; and to establish an Endowment Fund to support teaching and research at SFU. Although the land remains under SFU ownership, fully serviced and subdivided parcels are available to developers through 99-year lease agreements.
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In 1997, the forerunner to SFU Community
At the same time the Trust was created,
Corporation, the Burnaby Mountain
the SFU Board of Governors established
Community Corporation, was established
a Community Advisory Committee
to oversee the planning and development
(CAC) to provide broader community
of UniverCity. Owned by SFU, the
input in the creation of UniverCity.
corporation is the Trustee of the
This 12-member committee has a
development lands. The Trust is governed
diverse membership including SFU
by an independent Board of Directors
students and neighbouring Burnaby
comprising key SFU stakeholders, faculty
residents as well as municipal planning
and student representatives as well as
staff and representatives from non-
a number of prominent real estate and
governmental organizations such as
development experts from in and around
BC Housing, Canada Mortgage and
Vancouver and the Lower Mainland.
Housing Corporation and SmartGrowth BC. It was through the collaboration of these different stakeholders that a Community Vision Statement was formally adopted and the subsequent design process launched.
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The Four Cornerstones of Sustainability From the outset, the planning committee
Environment
felt UniverCity should be developed
Provide a full range of transportation choices; Preserve and improve
as a different kind of master-planned
the natural heritage of Burnaby Mountain; Design buildings and
community: a community founded on
public spaces that respond to local context; Provide sustainable,
Four Cornerstones of Sustainability
cost and resource efficient infrastructure and buildings.
- Environment, Equity, Economy and
Equity
Education. These Cornerstones, which continue to guide the development today, have the following objectives:
Create a healthy, safe, livable and complete community; Provide an appropriate mix of housing types and tenures. Economy Maximize the long-term value of SFU’s Endowment Fund; Encourage opportunities for commercial and community economic development. Education Enhance university life, academic structure and activities; Create a model sustainable community that educates and inspires. The Four Cornerstones were later enshrined on a community crest that would become the symbol of UniverCity. Designed as a quadrangle surrounded by four Es, each representing a cornerstone of sustainability; this symbol is the visible icon of the community and can be seen on light posts, wayfinding signage and embedded in the sidewalk pavers of University High Street.
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Designing a Sustainable Community Starting with a four-day design
The urban design of UniverCity reflects
charrette in early 2000, the work of
Smart Growth principles. A key component
planning the new community got
of the Smart Growth philosophy is that
underway. The charrette included
the design of neighbourhoods should
conceptual site designs and land
encourage walking and cycling to lessen
use plans prepared by four of the
dependency on private automobiles.
leading planning and urban design
Ideally, these communities should be
firms in British Columbia. Following
as complete as possible, where residents
an extensive review and evaluation
can comfortably access shops, schools
process, the design firm Hotson
and services within a five to ten minute
Bakker Architects (now DIALOG) was
walking distance.
selected to undertake the urban design and master planning of UniverCity. The firm’s previous work includes the redevelopment of Granville Island in Vancouver. Following the selection of Hotson Bakker Architects, a planning framework was subsequently adopted for the first phase of development to be located on the east end of the campus in what is now known as The Highlands.
Applying these principles, and through the design charrette and public open houses, the design team identified the following key design features of the Highlands neighbourhood: Linkages to Existing Campus The Highlands is designed to relate to the linear, axial pattern of the SFU campus. The main pedestrian artery for the campus was extended into the community to form the University High Street. 5
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Most buildings align with the orthogonal campus grid and complement the existing SFU architectural aesthetic created by Arthur Erickson and Geoff Massey. Environmentally Sustainable Site Design Significant effort was made to create strong links with the nature of the site, from its topography, watercourses and existing habitat to its magnificent mountaintop views. Comprehensive green building bylaws are in place to ensure the buildings and site are
circles at the main entries to the community and safe and convenient
environmentally sustainable for current
pedestrian crossings. Sidewalks and residential roads feature
and future UniverCity residents.
permeable pavers and tree-lined boulevards. Almost all parking
University High Street
is underground with the exception of some limited street parking.
The commercial core of The Highlands, University High Street is a villagestyle block with restaurants, shops
Building designs contribute to the pedestrian character with doors, windows and street-oriented townhouses fronting most streets and public pathways.
and services. Designed to encourage
Pedestrian and Biking Network
strolling and browsing, all four High
An extensive network of pedestrian pathways and bike trails links
Street parcels will be street-oriented,
residences to shops and services on University High Street, the
mixed-use buildings with retail at grade
elementary school, the childcare facility, parks, and transit. These
and residential units or offices above.
pathways are designed to connect the community to hiking trails in
Street Design
the adjacent Burnaby Mountain Conservation Area.
To encourage a pedestrian friendly
Town Square
environment, designers opted for
Considered the heart of the community, this public plaza ties the
narrower streets, traffic-calming
campus to the residential precinct. It is lined on one side with cafes and restaurants and provides a venue for events, festivals, and concerts for residents and all members of the University community.
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Encouraging a Quality Development The first four parcels were released to
1. Design Guidelines
developers in 2002. Prior to their release,
Provide general guidance applicable to all of the development
a comprehensive set of Development
parcels dealing specifically with “... use and activity, building
Guidelines was established. Designed
form, architectural expression and residential liveability”.
to complement the City of Burnaby’s
2. Landscape Guidelines
OCP and Zoning Bylaws for the site, this 80-page document set forth very specific design criteria relating to the community as a whole, as well as more
Provide design criteria for open spaces including landscape character, private outdoor spaces, landscape design elements and sustainable design practices.
specific criteria for each development
3. Development Parcel Criteria
parcel. The intent of the guidelines is
Present specific requirements and design features for individual
to ensure consistency in the aesthetic
parcels. Criteria cover building massing and height, street
and quality of development while still
relationship, setbacks and the locations of riparian and tree
allowing for diversity and creativity.
covenants. (See page 15 for sample Development Parcel Criteria
Many of the guidelines and design
from the 2010 Development Guidelines.)
criteria are mandatory requirements
4. Guidelines for a Sustainable Community
tied to the lease of each parcel, while
Outline the ‘Four Cornerstones of Sustainability’ framework
others are encouraged practices.
including detailed objectives for the overall planning and
SFU Community Trust reviews each
development of the community.
development proposal with reference to the Development Guidelines prior to submission to the City of Burnaby for Preliminary Plan Approval. The Development Guidelines are divided into the following seven sections:
5. Green Building Bylaws List required green building practices relating to sustainable site design, energy efficiency, and indoor air quality and water conservation for each development parcel. 6. Signage Guidelines Suggest appropriate design directions for signage in both residential and mixed-use developments. 7. Stormwater Management Requirements Identify required performance criteria and design methods for on-site stormwater management.
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Managing Stormwater on Burnaby Mountain One of the many successful early initiatives
Each parcel has a registered covenant
at UniverCity is the comprehensive
requiring the developer and lease
stormwater management system. Designed
holder to implement an on-site
as a combination of community-scale
stormwater storage and infiltration
facilities and on-parcel storage and
system. These include extensive
infiltration, the system is designed to
requirements for permeable paving and
mimic nature by returning nearly 100
landscaping strategies as detailed in the
percent of stormwater to the ground
Development Guidelines.
instead of into conventional drainage pipes and ditches. The objective is to maintain pre-development stormwater runoff quality and quantity so that downstream aquatic life is not adversely affected by the new development.
A unique and important component of the Stormwater Management Plan is the regular monitoring of the system. Referred to as Adaptive Management, the constant evaluation ensures the system is evolving to meet changing
There are currently two detention
needs and conditions. An Adaptive
ponds in the community along with
Management Committee has met
an extensive network of open
regularly since March 2003. The
watercourses and bioswales. Pervious
Committee is chaired by the City of
pavers along the roads and sidewalks
Burnaby and includes representatives
direct stormwater into underlying
from the Federal Department of
infiltration chambers rather than into
Fisheries and Oceans, Metro Vancouver,
curbside catch basins.
Burnaby, Stoney Creek Streamkeepers Society, SFU and SFU Community Trust.
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Building UniverCity as a Complete Community Services and Amenities
When the community’s first “charter residents” moved
Construction of the first residential
In addition to enjoying a variety of local
buildings in the development began
shops and services, UniverCity residents
in 2003. The Trust had a strong
benefit from a free Community Card
commitment to have shops and services
allowing discounted access to nearby
available when the first residents
SFU facilities and amenities including
moved into the community and
the library, gym, theatre, and sporting
so undertook the development
events. Community members are also
of Cornerstone. Adjacent to the
eligible for SFU childcare services and
Town Square, the Cornerstone is
are able to enroll in the highly regarded
the community’s first mixed-use
SFU-sponsored summer camps.
development on University High Street.
Transportation Options
into the neighbourhood,
By late 2004, when the community’s
many shops and services
first “charter residents” moved in, many
were already in place including a coffee shop and
shops and services were already in place
deli, a full service restaurant,
including a coffee shop and deli, a full
an optician, and a small
service restaurant, an optician, and a
corner marketplace.
small corner marketplace. A 23,000 square foot community grocery store and pharmacy, Nesters Market, opened in the Hub at UniverCity in early 2010. The Hub is the community’s second mixed-use development located on University High Street, completed in late 2009. In September 2010, University Highlands Elementary School opened. The School is located in the centre of the community and is within easy walking distance of every residence. It features a sustainabilityfocused curriculum as well as community facilities for use by all UniverCity residents.
In early 2006, SFU Community Trust, Vancity Financial Services, and Translink collaborated to launch a Community Transit Pass. The first of its kind in North America, this pass allows all UniverCity residents unlimited travel on the regional transit network for $29.67/month, compared to $150 for a regular pass. With a transit hub located in the centre of the community served by four bus routes, the pass gives UniverCity residents access to convenient and frequent transit services. To encourage car sharing, the Trust established a partnership with CAN, the Cooperative Auto Network, to provide residents access to community automobiles on an hourly or daily basis. Two cars are currently available to residents, with additional cars to be added as the community grows.
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Housing Diversity To ensure that the community caters
zoning was incorporated into the
to a diverse population, UniverCity
Official Community Plan permitting
incorporates a broad range of housing
legal secondary or “flex suites” in
types, ranging from smaller apartments
up to 50 percent of the units. These
to family-oriented townhouses.
“mortgage helper” suites are equipped
In addition, a variety of tenure options such as strata ownership, rental, and shared equity ownership ensure that UniverCity’s demographic profile reflects the socio-economic diversity of the region.
with their own bathroom and cooking facilities and can be legally rented out – in many cases to SFU students. The City of Burnaby was one of the first municipalities in Canada to introduce these legalized secondary suites in a zoning bylaw. Recently, a number
The Trust has also developed a variety
of other municipalities in the Lower
of unique housing options in the
Mainland have begun to adopt this
community that aid affordability and
innovative approach to affordable
flexibility for residents. Customized
housing in their own zoning bylaws.
MAIN FLOOR
LOWER FLOOR
LEGEND
Bed
Living
Rental
• Two-storey units with suites •H igh end market units – potential revenue generation • Accommodate multiple life stages • Private external entry • Grade separation • Mimics traditional “basement suite”
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A Demographic Profile Of The Community
Influences and Satisfaction
In early 2010, SFU Community Trust hired Mustel Group to
More than 9 out of 10 residents have
undertake a follow-up survey of the UniverCity community. An
chosen to make UniverCity home due to
initial residents survey was conducted in 2007. Designed as a
its natural setting and the affordability
mail-back questionnaire, the survey was sent out to all UniverCity
of the development. Over three-quarters
residents to gather information regarding the demographic profile
of residents were also attracted to
of the community and to gain feedback regarding resident opinions,
the community for its recreational
attitudes, and expectations of life in UniverCity.
opportunities, architecture, views and sustainable community design. Followed
Consistent with the 2007 survey, the majority of respondents in 2010
closely in importance was UniverCity’s
moved to UniverCity from other parts of Burnaby (32 percent),
proximity to residents’ work and access
Vancouver (24 percent) or the Tri Cities area (12 percent). Also
to SFU.
unchanged since 2007, over three-fourths of the residents own their property and the remaining quarter rent their units. About 40 percent of the residents have some sort of affiliation to SFU as students, faculty, or staff members. Households at UniverCity are most likely to have two adults (68 percent), or a single adult (25 percent). While most households
Overall, 9 out of 10 residents are satisfied with UniverCity as a place to live. Residents are most satisfied with access to green spaces and pathways, recreation and physical activity, a sense of safety and security, and the provision of public transit.
are without children, the proportion with children has increased
In 2010 residents expressed increased
from 20 percent in 2007 to 29 percent currently. The population of
satisfaction with the selection of retail
families in the community is now higher then the regional average
services in the community, likely a
(28 percent).
reaction to the long awaited opening of the new community grocery store
Most residents at UniverCity are employed (85 percent) and work
Nesters Market. Satisfaction with access
outside the home, either in Burnaby (45 percent) or Vancouver
to services for children also has increased
(39 percent). For those who work, more than half are employed
with the opening of University Highlands
in professional or technical fields (53 percent). While the most
Elementary School in September of 2010.
common mode of transportation for commuters continues to be
While the opening of a new community
by private vehicle, the portion of residents who do so has fallen to
pharmacy in 2010 has increased residents
about 50 percent. This change has come about through the collective
satisfaction with access to health care
increase in the use of public transit, walking and biking. In comparison,
services, there is still a strong desire
67 percent of the population of Metro Vancouver use a personal vehicle
for more of these types of services.
for transportation. What is more, 17 percent of the population uses
Overall, the majority of residents, (about
transit in Metro Vancouver; more than double that (36 percent) use
two-thirds) felt they have had their
transit at UniverCity.
expectations met, and a growing number have had their expectations exceeded.
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Parcel 17 Parcel 16 Parcel 18
Un
ive r
Altaire Univ ersity
Parcel 19
High
land
Court
sity H
as
t
ent
Richard Bolton Park
UniverCity Childcare
Aurora
Verdant Serenity
Parcel 24
Univer
riv eE
Novo Two
PHASE 3 Parcel 23
yD
Cresc
Parcel 20
Parcel 21
sit
PHASE 2
University Highlands Elementary School
Parcel 25
igh St
reet
Novo
PHASE 1
The Cornerstone Corne
rston e
Mews
Harmony
The Hub Parcel 27
One University Crescent
Parcel 28 Slope
s Me ws
Tower Ro
ad
Parcel 30
Parcel 29
Parcel 31
Parcel 35
Parcel 33
Parcel 32
Parcel 41
Univer
sity C
rescen
Parcel 36
t
Parcel 40
Parcel 37 Parcel 38
st
Parcel 39
PHASE 4
ive
y
sit
er niv
Ea
Dr
U
Tower Ro
ad
Next Steps: Phase Three and Four With the first two phases nearly completed, SFU Community Trust has recently finalized plans for the third Phase of development. Phase Three, representing the balance of the Highlands Neighbourhood, together with three parcels along the High Street, will be home to over 1,400 new units in 1.2 million square feet of development. Phase Four, referred to as the Slopes, is located south of University High Street. This phase will require the redevelopment of three existing surface parking lots and when complete will generate an additional 500 homes. Following the development of UniverCity’s initial phases, SFU Community Trust decided there was room to enhance the sustainability objectives and requirements for future development parcels in the next two phases. In order to achieve this, the Trust, working closely with the City of Burnaby’s planning department, developed an innovative form of sustainable zoning.
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Site Design When the City of Burnaby first approved
The Trust initially wanted to allow for a variety of built density
the Official Community Plan for UniverCity,
within neighbourhoods, rather than maintaining one blanket density
the entire development was zoned P11
across the community. With the new CD Zoning, the Trust is able to
and P11e, a customized zoning district
increase Phase Three density in exchange for a decrease in building
specifically designed for the SFU
density in Phase Four.
Neighbourhood District. This zoning allows for “multi-family, residential neighbourhoods with parks, schools and commercial support facilities, as an alternative to University uses”. In a P11 district, building heights are limited to four storeys with a maximum Floor Area Ratio (FAR) of 0.9. The P11e district
The current design scheme for Phase Three of the Highlands will be a series of taller buildings continuing along University Crescent ranging from 8 to 20 storeys in height. Similar to previous stages, many of these buildings will also have a two or three storey base of street-oriented town homes with the higher floors or towers stepped back. This creates a lively streetwall while still maintaining a comfortable, human scale for pedestrians.
restricts building height to 10 storeys
Phase Three will also involve the development of three parcels to the
with a maximum FAR of 1.7.
east of Tower Road on the southern edge of University High Street.
Rather than proceed with the same P11e zoning in Phase Three and Four, which
These sites will complement the existing High Street character while extending the streetwall east of Tower Road.
would result in a rather uniform look
The lower density Slopes neighbourhood for Phase Four will provide
and limited housing choices for future
a completely different character from the Highlands neighbourhoods.
residents, the Trust opted to rezone the
Designed as a terraced “hillside” community, Phase Four will take
two future phases to Comprehensive
advantage of the gentler slopes and views to the south. The buildings
Development (CD) districts. A CD zoning
will generally consist of low-rise, predominately wood-frame
district allows for more flexibility in
construction and are expected to provide a unique mix of three-and
building design and density.
four-storey residences geared largely towards families.
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Green Zoning UniverCity’s new zoning bylaws not only
the City’s zoning bylaws. Under these
incorporate flexibility in building density
new requirements, buildings will be
but will also include stringent Green
at least 40 percent more water efficient
Building Requirements for each new
and at least 30 percent more energy
parcel. Although Green Building Guidelines
efficient than if built to code.
were in place prior to the rezoning, developers are now required, as part of the Bylaw, to meet minimum energy standards, water conservation targets and site-specific sustainable design strategies. The result will be buildings that are significantly more environmentally friendly and energy efficient than mandated by the Model National Building Code (MNBC) standards. These development requirements provide updated targets and revised strategies
Another addition to the Development Requirements for 2010 is the Green Building Bonus section. This section identifies green building elements that exceed the minimum requirements and provides up to 10 percent bonus density for projects demonstrating enhanced stormwater management strategies, enhanced energy efficiency or those utilizing alternative energy systems.
for green building, site landscaping and
It is expected other municipalities
stormwater management on each parcel.
interested in pursuing more sustainable
Many of the areas that were previously
development will look to this model
only “encouraged practices” are now
of zoning, one of the first of its kind in
mandatory requirements included in
North America.
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Future Innovations Sustainable Energy As part of its commitment to
Once implemented, UniverCity’s NEU will offer safe, reliable,
sustainability, the Trust currently
affordable, and carbon neutral energy to the local community. In
is working toward the creation of a
addition, this system will be implemented at no cost to the Trust, and
Neighbourhood Energy Utility (NEU)
will in fact generate a modest ongoing revenue stream.
to provide heat and domestic hot water to new UniverCity developments. NEUs significantly reduce greenhouse gas
Gondola Transit
emissions by using renewable energy
While currently well-served by transit, strong demand and UniverCity’s
sources and by generating energy
location atop Burnaby Mountain mean that long lineups, waiting
through a larger and more efficient
periods and overcrowding are the norm for most of the four bus routes
central plant.
currently serving the community. In addition to the day to day issues of
Working in partnership with Corix Energy Services, the Trust is in the
overcrowding and long waiting periods, bus services are affected by winter driving conditions for 10 or more days a year, and can often be cancelled.
early implementation stages of an NEU,
To address this, the Trust and Translink are currently examining
which will service all new development
options for the development of a Burnaby Mountain Urban Transit
at UniverCity. It is expected that the
Gondola that would connect the community and the SFU campus to
UniverCity system will utilize two energy
the existing regional rapid transit network.
sources – biomass and waste heat recovery.
The first of its kind in Canada, the high-speed urban transit gondola
Biomass is a renewable energy source
would not only improve service by decreasing travel times by almost
that can be used as fuel to produce heat.
half, it would also save taxpayer dollars due to reductions in bus
The biomass concept envisioned for
operations and maintenance costs. It is estimated that a gondola system
UniverCity will use locally available
would eliminate more than 50,000 hours of diesel bus operations,
wood waste that has the potential to
reducing green house gas emissions by 1,870 tones annually.
drastically reduce green house gas
While still in the conceptual stage, the Trust is working with regional,
emissions while also diverting waste
provincial and federal stakeholders to examine the proposed gondola
that would otherwise end up in
project in more detail. It appears to have significant potential to provide
local landfills.
long-term benefits to UniverCity as well as the broader Vancouver
The UniverCity system will also use
region through reduced operation costs, enhanced reliability, and
waste heat recovery from a future
green house gas reductions.
university data centre to capture heat that would otherwise be vented to the atmosphere. The concept would see the capture of heat produced by computers and servers in a manner that would allow it to be used to heat the homes and hot water of UniverCity residents.
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Project Case Study: The Cornerstone Developed in 2004 by the SFU Community
From the onset of development, the
Trust, The Cornerstone serves two
Trust sought a mix of retailers that
primary roles: it is the heart of
contributes to the unique quality of
UniverCity – bridging the campus to
the community. Where possible, the
the residential community, while also
Trust works to encourage smaller,
accommodating a variety of much
independent business owners to set up
needed shops and services. Strategically
shop in the community. SFU alumni
located adjacent to both the Town
operate a number of the businesses in
Square and the transit hub, The
The Cornerstone. Recent new tenants
Cornerstone is a mixed-use property
to the building include a dental office,
with retail and office space on the
a bank branch, a full service restaurant,
ground-floor and four floors of rental
and a church.
apartments above. Designed by the
Development Stats
architectural firm Neale Staniszkis Doll Adams (NSDA), the building features
• 115 Market Rental Units
complementing the existing campus
• Approximately 50 percent students/ SFU faculty and 50 percent non- University related
aesthetic. Sustainable Building features
• Adaptable Unit Design
include a green roof and a geothermal
• LEED Eligible
a solid concrete and glass exterior,
heating system.
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Project Case Study: Verdant Addressing the need for more affordable
In order to meet the sustainability goals of the UniverCity
housing options in the community,
community, the building was designed to meet LEED Gold
SFU Community Trust partnered with
certification through energy efficient construction, improved air
Vancity Enterprises and reSource
quality and water conservation measures. Some of the costlier
Rethinking Building Inc. to develop
energy efficiency components, such as a geo-exchange heating
Verdant @ UniverCity. Completed
system and solar hot water system, were financed through a
in 2007, this 60-unit building offers
separate ‘green’ loan. This financing scheme sees residents pay the
affordable, family-friendly housing
equivalent cost of energy for a traditional building, which is surplus
options for faculty and staff of SFU.
to actual operational costs. This surplus is used to pay down the
The project was made possible through
mortgage for the energy efficient features.
an agreement by the SFU Community
Homes were marketed at a discount of 20 percent below prices
Trust to lease the site to Vancity at a
for comparable market units. This discount on the market value
30 percent discount to market value.
is protected through resale by a covenant on title. Verdant owners
Vancity agreed to develop the project
must sell to other faculty or staff, for 20 percent below the future
on a fixed 10 percent fee basis, rather
market value based on an appraisal of their unit undertaken at the
than on a typical developer profit
time it is listed for sale. This allows buyers a market return on their
margin. Vancity also worked with the
equity, while still ensuring affordability for subsequent buyers over
City of Burnaby to decrease parking
the long term.
requirements, and agreed to a very
Development Stats
modest marketing program that reduced marketing costs to 1.5 percent of revenues rather than a more typical range of 3 to 7 percent.
• 60 Units and 12 space childcare facility • Family-oriented housing to SFU faculty and staff at 20 percent below market. Discount protected for resale through covenants on title • Land leased at 30 percent below market
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Sample Development Requirements: Parcel 16
Parcel 16
Parcel 16 is suitable for two terraced tower forms, up to 12 and 14 storeys in height (for the east and west towers respectively), with two and three storey townhouse units at their base facing University Crescent. Building entries should be oriented towards the street. The tower forms shall be terraced, particularly at the lower levels, and upper three floors, to add interest and create larger usable outdoor areas for some units. The axis of the tower elements are to be perpendicular to the tangent of the curvature of the street.
Required Elements Site Area: Maximum Site Coverage: Maximum Floor Area Ratio (w/bonus): Estimated Maximum Building Height: Maximum Number of Units: Minimum Setbacks:
7,212.5m2 35% 2.6 maximum 12 storeys / 37m and 14 storeys / 43m 210 units Front yard 5m West side yard 7.5m or the tree covenant boundary, whichever is greater East side yard 7.5m Rear yard 15m or the tree and/or riparian covenant boundary, whichever is greater.
Street Relationship:
Ground floor units fronting University Crescent to have direct access from the street. Axis of tower elements to be perpendicular to the tangent of the curvature of the street.
Parking Ramp Location:
Underground parking accessed from University Crescent at the centre of the parcel.
Public Pathway Right-of-Way:
none
Stormwater Management:
As per Section 8.0: Stormwater Requirements in UniverCity Development Guidelines & Requirements.
Riparian Covenant Area:
Provide 1,581.8m2 as per riparian covenant.
Tree Retention Area:
Provide 563.3 m2 as per tree retention covenant.
Discretionary Elements Building Aesthetic and Character:
12 and 14 storey tower with two to three storey townhouses.
Landscape Character:
Street tree planting along frontages, where appropriate; Reforestation of rear and side yards in character with indigenous forest; Plantings along the western edge of the site should be of a natural character to enhance the “green finger� along the parcel edge.
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univercity.ca
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