welcome to the little mountain open house! - vancouver · welcome to the little mountain open...

vancouver.ca/littlemountain

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HILLCREST CENTRE - community centre- aquatic centre- ice rink- library- childcare- curling rink- fitness centre

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RILEY PARK

VANCOUVER RACQUETS CLUB

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BUS ROUTES

S SCHOOLS

1

2

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4

5

HILLCREST CENTRE - community centre- aquatic centre- ice rink- library- childcare- curling rink- fitness centre

6

1

NAT BAILEY STADIUM

RILEY PARK

VANCOUVER RACQUETS CLUB

OAKRIDGE CENTRE- Oakridge library

COLUMBIA PARK

MILLENNIUM SPORTS FACILITY- gymnastics- indoor lawn bowling

HILLCREST PARK

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LITTLE MOUNTAIN NEIGHBOURHOOD HOUSE

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BC WOMEN’S& CHILDREN’S HOSPITAL

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GREENWAYS

Queen Elizabeth Park

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E 33rd Ave

E 37th Ave

W 41st Ave

King Edward Ave

Mountain View Cemetery

Cambie

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Main

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Welcome to theLittle Mountain Open House!

Why is the City hosting this event?This open house is to get your feedback on a rezoning application submitted by Holborn Properties to the City of Vancouver to provide new zoning for Little Mountain to create a mixed-use development. This application is based on the 2012 Little Mountain Policy Statement.

Who made the application?IBI Group has applied on behalf of Holborn Properties Ltd, the owner of the site. Holborn acquired the site from BC Housing after the Federal Government transferred ownership to the Province in 2007.

Where is the site?Little Mountain is located east of Queen Elizabeth Park between 33rd and 37th Avenues, and Ontario and Main Streets. The site is 6.2 hectares (15.2 acres) in size.

What is being considered?The proposal is for a mixed use development including:

• A variety of buildings between 3–12 storeys• Mainly residential uses with some

commercial and civic uses• Approximately 1450 market residential units• 234 units of replacement social housing• A City-owned building with new Little

Mountain Neighbourhood House, childcarefacility, and 48 units of social housing

• New City-owned community plaza andpublic park

The development is intended to be built in phases over approximately 10 years.


Policy Context

Other Policies:• CityPlan (1995)• Rate of Change Gudelines (2007)• Housing and Homelessness Strategy 2012-2021

(2011)• Mayor’s Taskforce on Housing Affordability

(2011)• Greenest City 2020 Action Plan (2011)• Green Building Rezoning Policy (2010)• Transportation 2040 Plan (2012)• Neighbourhood Energy Strategy (2012)• Little Mountain Adjacent Area Rezoning Policy

(2012)

The City of Vancouver has developed a number of policies, in consulation with the public, which guide the rezoning of the Little Mountain site. In addition to the Little Mountain Policy Statement (2012) other local area and City-wide policies provide direction on housing mix and affordability, sustainable building practices and site design, low carbon energy strategies, transportation, and other considerations for rezoning.

approved by City Council November 1, 2005

Riley Park South Cambie Vision (2005)The Community Vision for Riley Park/South Cambie includes directions to maintain the number and mix of social housing units through future redevelopment, to include retail and commercial uses along Main Street and that the privately-owned properties in the adjacent area bounded by 37th, Main, 33rd and the lane east of Little Mountain be considered for possible zoning changes.

LITTLE MOUNTAINPOLICY STATEMENTJUNE 2012

Little Mountain Policy Statement (2012)The Policy Statement provides clarity on the future of the site, addressing the future mix of uses, density and height, building form and character, affordable housing, public spaces, circulation and movement, and parks and community facilities to serve both the existing and new community. See the Policy Statement highlight boards for details.

Rezoning Policy for Sustainable Large Developments (2013)This policy requires plans and studies to achieve a high level of sustainability in the areas of Site Design, Access to Nature, Sustainable Food Systems, Green Mobility, Rainwater Management, Zero Waste, Affordable Housing and Low Carbon Energy Supply.


Little Mountain Planning ProgramA comprehensive planning program from 2009 to 2012 identified and evaluated new policy for the redevelopment of Little Mountain. Created through a collaborative process between the City, the community and the proponent, the Policy Statement provides clarity on the future of the site, addressing the mix of uses, density and height, building form and character, affordable housing, public spaces, circulation and movement, and parks and community facilities to serve both the existing and new community.

Four sets of open houses were held with 1,450 attendees and 1,675 comment forms submitted. City Council approved the

Little Mountain Policy Statement in June 2012.

The Little Mountain Community Advisory Group,a volunteer body of local residents, played a central role in the creation of the Policy Statement. Formed as a result of a direction from City Council, the Advisory Group was convened by City staff in close consultation with the Riley Park South Cambie Visions Implementation Group. The Advisory Group represents a large cross-section of the community who have an interest in, or would be affected by, the redevelopment of Little Mountain.

The Advisory Group met 22 times in the course of the 28 months it took to complete the Policy Statement. Staff from the City and the applicant team are continuing to meet with the Advisory Group throughout the rezoning process.

LITTLE MOUNTAINPOLICY STATEMENTJUNE 2012

Workshops were held to help the community visualize their aspirations for the site and determine appropriate heights and

densities for developement.


Little Mountain Policy Statementcomplete community policy highlights

Neighbourhood HouseCouncil recommended that a new Little Mountain Neighbourhood House should be located on the Little Mountain site once redeveloped with the following specifications:

• Minimum of 12,000 sq. ft. flexibly-designed space fully accessible by people with the broadest range of ages, abilities and cultures.

• Dedicated areas for seniors and youth to ensure physical safety and comfortable use.

• A location that ensures a high degree of visibility and accessibility.

• A character that is welcoming, emphasizing acceptance, inclusivity and warmth.

ChildcareThere is significant unmet demand for childcare in the Little Mountain neighbourhood. The Policy Statement requires the provision of a 69-space fully-finished and equipped childcare, designed for infants, toddlers, pre-schoolers, and school-aged children.

Community HubThe Policy Statement recommends creating a community hub on or very close to Main Street consisting of a public square, neighbourhood house, childcare, and locally-oriented shops and services, all gathered around the public square.

These are policy highlights from the Little Mountain Policy Statement.Please refer to the policy document for a complete version.

Although Little Mountain will be a predominantly residential community, other uses will be integrated into the development, providing local commercial opportunities and amenities for area residents. Little Mountain will be a complete community integrated into the broader Riley Park neighbourhood.


Little Mountain Policy Statementhousing policy highlights


Replacement Housing234 units of replacement social housing are to be built in the first phase and integrated around the site, with a target of 20% social housing for the overall project.

For over 50 years, Little Mountain was a community of families living in subsidized social housing. This legacy will endure with the redevelopment.

Family + Social Housing• A minimum of 184 of the 234 units of replacement

social housing will be suitable for families.

• Returning residents of Little Mountain are to be given first right of refusal on units suitable to their needs at rents comparable to what they formerly paid (adjusted for CPI and subject to normal income testing.)

• Replacement social housing units beyond those allocated to returning residents should be set at rents no greater than rents affordable to Housing Income Limits as published by CMHC for metro Vancouver.

Integration + AffordabilityIntegrate social housing buildings throughout the site with units in a variety of building types and sizes.

• Market housing should include opportunities for ‘flex suites’ or ‘breakaway suites’, as well as units with modest finishes, to improve the variety of unit types, price points and tenure, and provide additional ways to achieve affordability in market housing.

• Explore opportunities to increase affordability through the construction of wood-frame buildings of six storeys and less.

littlemountain introduction

WELCOME!

YOUR COMMENTSYour comments are valuable to us!Please:

fill out a comment form and drop it off at the sign-in table or mail it back to us.

talk to someone from:

INTRODUCTION TO THE PROCESS

The Province of BC, the owner of the 15-acre Little Mountain site, has engaged a development partner, Holborn Properties, to redevelop the site including replacement of the 234 non-market housing units which previously existed on the site. The City is leading a collaborative planning process with the Riley Park community and Holborn Properties to develop a vision for Little Mountain. This process follows the terms of the Memorandum of Understanding (MOU) signed between the City and the Province in May 2007.

The planning process will take at least two years and will include the public at all stages. Please see the Planning Process board for more information.

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2• City of Vancouver • Holborn Properties (the proponent)• The Little Mountain Community Advisory Group

open house june 2010

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Today’s Open House is an opportunity to provide input on site plan scenarios for the Little Mountain site. Several scenarios have been generated by the project proponents, Holborn Properties, intended to reflect ideas heard in the community engagement process so far. Your feedback will help identify the strengths and weaknesses of each scenario, and help the planning move forward.

The planning process will result in a document called a Development Framework which establishes principles and objectives relating to: • land use • density, building forms and heights, and character• public benefits • transportation • sustainability, and • development phasing

The Framework will be presented to Council at the end of the process and, if ad-opted, guide any future rezoning of the site.

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Little Mountain Policy Statementbuilt form, density + height policy highlights

HEIGHT IN MIDDLE

TRANSITIONTRANSITION

NEIGHBOURHOODNEIGHBOURHOOD37th AVE 33rd AVE


The density range for Little Mountain is intended to deliver on key objectives (sustainability, social housing, community amenities) while respecting the local context of the site. The predominantly mid-rise form of development proposed for the site evolved from over two years of iterative and collaborative explorations between the City, the community and the proponent.

Overall DensityAccommodate an overall gross density (calculated over the whole site area) of 2.3 to 2.5 gross FSR (approximately1,500,000 to 1,670,000 square feet, gross).

Transitional EdgesCreate a respectful relationship with the surrounding community through the scale of buildings along 33rd and 37th Avenues andadjacent to neighbouring lanes.

Height PatternLocate higher buildings centrally on the site, along the Queen Elizabeth Park frontage and on Main Street.

• Taller mid-rise building forms should be located towards the middle of the site with an expressive and varied skyline.

• Mid-rise buildings should range from 4 to 10 storeys, with building elements up to 12 storeys in the most central portion of the site.

• Building heights on Main Street should not exceed 8 storeys.

4 to 6 storey (40’ to 60’)

4 to 8 storey (40’ to 80’)

6 to 10 storey (60’ to 100’)

12 storeys (120’)

downward height transitions

Queen Elizabeth

Park

Main St

Ontario St

E 35th Ave

E 37th Ave

E 33rd Ave

Quebec St

Summary Diagram ofKey Height Recommendations

2015 IllustrativeConcept


VariationCreate a rich and varied interface with the adjacent neighbourhood streets and Queen Elizabeth Park through a variety of building setbacks, edge treatments, and retained trees. Buildings should be distinctive and varied in scale and length. Upper levels of taller street-wall buildings should be terraced and stepped back to create interest and improve access to light and views.

12 storey height limitSummit of Queen Elizabeth Park Little Mountain site development

Little Mountain Policy Statementbuilt form, density + height policy highlightscontinued...

Queen Elizabeth

Park

E 35th Ave

E 37th Ave

E 33rd Ave

Main St

Quebec St

green wedge

community plaza

Ontario St G

reenway

central street

Key Locations for Solar Access


Scale in Relation to Little MountainEstablish a maximum height of 12 storeys to preserve regional views from the summit of Queen Elizabeth Park.

Solar AccessSolar Access on public spaces should guide the form, height and placement of buildings.

Permeability and LivabilityDesign buildings to support permeability and signal public access through the site. Demonstrate an optimum balance of efficient building footprints, livability, and site permeability.


Little Mountain Policy Statementpublic places, open spaces + memory policy highlights

Central Spine Significant exis�ng trees in key public spacesKey Public Spaces

Queen Elizabeth

Park

E 35th Ave

E 37th Ave

E 33rd Ave

Main St

Ontario St

Quebec St

GreenWedge

Community Plaza

Diagram of active, safe and welcoming public space and comfortable public/private relationships

TreesSignificant trees on site are retained where possible and provide anchors for the open space network.

MemoryThe site plan is to reflect the angled orientation of previous buildings and the general patterning of previously existing open spaces.

Summary Diagram of Key Public Places

Queen Elizabeth

Park

E 35th Ave

E 37th Ave

E 33rd Ave

Main St

Ontario St

Quebec St

existing viable trees

Existing Viable Trees


Any redevelopment of Little Mountain is to promote the site as a welcoming, well-integrated part of the larger community and an innovative and unique place. The open space system should support this aspiration while drawing upon the past character of Little Mountain.

Three Primary Open Space Elements:

1. The Green Wedge at 35th Avenue

2. The central spine with possible rainwater feature running north-south from Quebec Street to James Street

3. The community plaza/hub at 36th Avenue


Little Mountain Policy Statementcirculation + transportation policy highlights

Queen Elizabeth

Park Main St

Ontario St E 35th Ave

E 37th Ave

E 33rd Ave

Quebec St

PRIMARY CONNECTIONS

Central Street, All ModesPedestrian + Cyclist

SECONDARY CONNECTIONS

Pedestrian + Cyclist

GREENWAYS


The Little Mountain site design should prioritize the following transportation goals:

• Make walking more interesting

• Make cycling safer and more convenient

• Reduce the impact of the car

• Be ‘greener’ in character

• Use public art to make the Greenway more interesting

Summary Diagram of Key Site Connections

Permeability + LinkagesThe Little Mountain site will be connected and integrated with the surrounding community and Queen Elizabeth Park through a network of diverse and interesting public spaces including streets, mews, paths, and open spaces.

The site will be designed around a new, fully-public central street connected to the city grid and containing generous space allocations for pedestrians and cyclists. Designed to a high standard, this street will be traffic-calmed to reduce vehicle speeds and shortcutting, and street furniture, trees and landscaping, art, lighting and signage will attract pedestrians and cyclists.


Little Mountain Policy Statementsustainability policy highlights


To promote sustainable development through rezonings of large sites like Little Mountain, the City requires defined plans or studies on the following eight areas:

Sustainable Site DesignA Sustainable Site Design Plan must be provided that considers approaches to layout and orientation that reduce energy needs and facilitate passive design solutions.

Access to NatureAn Access to Nature Plan must be provided that demonstrates how the project will contribute to our relevant Greenest City targets to improve access to nature on the project site and throughout the city.

Sustainable Food SystemsA Sustainable Food System Plan is required that utlizes strategies that allow for an increase in overall community food system assets. Food assets are defined as resources, facilities, services or spaces that are available to residents of the city (either at the citywide or neighbourhood scale) and which are used to support the city’s food system.

Rainwater ManagementA Rainwater Management Plan is required that recognizes rainwater as a resource to enhance the community and environment.

Zero Waste PlanningA Zero Waste Design and Operations Plan must be provided that considers deconstruction, infrastructure design and post-construction operations, and meets or exceeds the City’s GC2020 goals with respect to waste reduction, increased opportunities for material re-use and recycling, and reduced GHG emissions.

Low Carbon Energy SupplyThe City will require a Low Carbon Energy Supply Feasibility Screening Study, performed by a qualified green energy consultant, to explore the viability of campus and/or district energy systems, If the business case is viable, a system will be required.

Affordable HousingAn Affordable Housing Plan is required that considers a range of unit types and tenures, and demonstrates how the project will meet or exceed the requirements of the City’s Affordable Housing in New Neighbourhoods policy.

Green MobilityThe City will require a Green Mobility Plan that provides measures and strategies to prioritze more sustainable travel to and from the site. This will include prioritizing walking, cycling, and public transit over automobile use, and facilitating the incorporation of low-carbon vehicles, such as electric vehicles.


POLICY PLAN

REZONING

ENACTBYLAW

DEVELOPMENT + BUIDING PERMITS

CONSTRUCTION

Satisfy Conditions

COUNCILAPPROVAL OF

POLICY STATEMENT

PUBLICHEARING

• Open houses• Review by public, staff and advisory

groups• Staff evaluation and recommendations• Outcomes: approval, conditional

approval or refusal

Key opportunity for public input(although input can be received throughout the process)

• Four sets of open houses• Nine Community Advisory Group

Meetings• Co-Design Workshop• Over 20 meetings with stakeholder

groups

Little Mountain Process:

WE ARE HERESee Rezoning Process Board

welcome to the little mountain open house! - vancouver · welcome to the little mountain open...

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