Welcome to the Little 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. 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, childcare facility, and 48 units of social housing New City-owned community plaza and public park The development is intended to be built in phases over approximately 10 years. Where is the site? Little Mountain is located east of Queen Elizabeth Park between 33rd and 37th Avenues, and Ontario and reets. The site is 6.2 hectares (15.2 acres) in size. King Edward Ave Station 1.4 km 7 S S SCHOOLS CANADA LINE 10 Queen Elizabeth Park 1 4 2 3 S 5 6 Neighbourhood Centre S Mountain View Cemetery 1 2 3 4 BUS ROUTES GREENWAYS HILLCREST PARK HILLCREST CENTRE - community centre - aquatic centre - ice rink - library - childcare - curling rink - fitness centre NAT BAILEY STADIUM MILLENNIUM SPORTS FACILITY - gymnastics - indoor lawn bowling SITE 5 VANCOUVER RACQUETS CLUB 6 RILEY PARK Cambie St 7 LITTLE MOUNTAIN NEIGHBOURHOOD HOUSE 8 COLUMBIA PARK W 41st Ave 9 Station 1.1 km 8 S 9 10 OAKRIDGE CENTRE - Oakridge library BC WOMEN S & CHILDREN S HOSPITAL
Policy Context 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. LITTLE MOUNTAIN POLICY STATEMENT JUNE 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. 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 privatelyowned properties in the adjacent area bounded by 37th, Main, 33rd and the lane east of Little Mountain be considered for possible zoning changes. 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. 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)
Little Mountain Planning Program LITTLE MOUNTAIN POLICY STATEMENT JUNE 2012 A 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. 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. Workshops were held to help the community visualize their aspirations for the site and determine appropriate heights and densities for developement. 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.
complete community policy highlights 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. Neighbourhood House Council recommended that a new Little Mountain Neighbourhood House should be located on the Little Mountain site once redeveloped with the following specifications: Community Hub The Policy Statement recommends creating a community hub on or very close to reet consisting of a public square, neighbourhood house, childcare, and locallyoriented shops and services, all gathered around the public square. 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. Childcare There is significant unmet demand for childcare in the Little Mountain neighbourhood. The Policy Statement requires the provision of a 69-space fullyfinished and equipped childcare, designed for infants, toddlers, pre-schoolers, and schoolaged children.
ittlemountain introduction 1 Little Mountain Policy Statement INTRODUCTION TO THE PROCESS day s Open House is an opportunity to provide input on site plan scenarios for e Little Mountain site. Several scenarios have been generated by the project oponents, Holborn Properties, intended to reflect ideas heard in the community ngagement process so far. Your feedback will help identify the strengths and eaknesses of each scenario, and help the planning move forward. transportation sustainability, and development phasing REET IO ST ONTA R For over 50 years, Little Mountain was a community of families living in subsidized he planning process will result in a document called a Development Framework hich establishes principles and objectives relating to: social housing. This legacy will endure land use density, building forms and heights, and character with the redevelopment. public benefits 33RD AVE. MAIN STREET WELCOME! housing policy highlights Replacement Housing he Framework will be presented to Council at the end of the process and, if adpted, guide any future rezoning of the site. 234 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. Your comments are valuable to us! YOUR COMMENTS Please: form and drop 1 fillit offoutatathecomment sign-in table or mail it back to us. 2 talk to someone from: City of Vancouver Holborn Properties (the proponent) The Little Mountain Community Advisory Group open house june 2010 37TH AVE. 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. Integration + Affordability Integrate social housing buildings throughout the site with units in a variety of building types and sizes. 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. 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. 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.
built form, density + height policy highlights The density range for Little Mountain is intended to deliver on key objectives 2015 Illustrative Concept (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 Density Summary Diagram of Key Height Recommendations Accommodate 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). Height Pattern Queen Elizabeth Park Ontario St Quebec St E 35th Ave Locate 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 reet should not exceed 8 storeys. Transitional Edges 4 to 6 storey (40 to 60 ) 4 to 8 storey (40 to 80 ) 12 storeys (120 ) downward height transitions Create a respectful relationship with the surrounding community through the scale of 6 to 10 storey (60 to 100 ) buildings along 33rd and 37th Avenues and adjacent to neighbouring lanes. HEIGHT IN MIDDLE TRANSITION TRANSITION NEIGHBOURHOOD 37th AVE 33rd AVE NEIGHBOURHOOD
built form, density + height policy highlights continued... Key Locations for Solar Access Queen Elizabeth Park Quebec St Solar Access Solar Access on public spaces should guide the form, height and placement of buildings. Ontario St Greenway green wedge E 35th Ave central street Variation Create 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. community plaza Permeability and Livability Design buildings to support permeability and signal public access through the site. Demonstrate an optimum balance of efficient building footprints, livability, and site permeability. Scale in Relation to Little Mountain Establish a maximum height of 12 storeys to preserve regional views from the summit of Queen Elizabeth Park. Summit of Queen Elizabeth Park 12 storey height limit Little Mountain site development
public places, open spaces + memory policy highlights Any redevelopment of Little Mountain Summary Diagram of Key Public Places 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 Queen Elizabeth Park Ontario St Quebec St Mountain. Green Wedge E 35th Ave Community Plaza Memory The site plan is to reflect the angled orientation of previous buildings and the general patterning of previously existing open spaces. Existing Viable Trees Central Spine Key Public Spaces Significant exis ng trees in key public spaces 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 Queen Elizabeth Park Ontario St Quebec St Street to James Street 3. The community plaza/hub at 36th Avenue E 35th Ave Trees existing viable trees Significant trees on site are retained where possible and provide anchors for the open space network. Diagram of active, safe and welcoming public space and comfortable public/private relationships
circulation + transportation policy highlights The Little Mountain site design should Summary Diagram of Key Site Connections prioritize the following transportation goals: Make walking more interesting Make cycling safer and more convenient Queen Elizabeth Park Quebec St Reduce the impact of the car Ontario St E 35th Ave Be greener in character Use public art to make the Greenway more interesting Permeability + Linkages The 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 PRIMARY CONNECTIONS Central Street, All Modes Pedestrian + Cyclist SECONDARY CONNECTIONS Pedestrian + Cyclist GREENWAYS 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.
sustainability 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 Design A Sustainable Site Design Plan must be provided that considers approaches to layout and orientation that reduce energy needs and facilitate passive design solutions. Zero Waste Planning A 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. Sustainable Food Systems A 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. Access to Nature An 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. Affordable Housing An 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. Low Carbon Energy Supply The 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. Green Mobility The 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. Rainwater Management A Rainwater Management Plan is required that recognizes rainwater as a resource to enhance the community and environment.
Little Mountain Process: POLICY PLAN Four sets of open houses Nine Community Advisory Group Meetings Co-Design Workshop Over 20 meetings with stakeholder groups COUNCIL APPROVAL OF POLICY STATEMENT REZONING Open houses Review by public, staff and advisory groups Staff evaluation and recommendations Outcomes: approval, conditional approval or refusal WE ARE HERE See Rezoning Process Board PUBLIC HEARING Satisfy Conditions ENACT BYLAW DEVELOPMENT + BUIDING PERMITS CONSTRUCTION Key opportunity for public input (although input can be received throughout the process)