1 page 151 of 987 · 2020. 8. 22. · 1 ibi group - november 26, 2007 parkside green i il 1 ^ jl il...

1 IBI GROUP - NOVEMBER 26, 2007 PARKSIDE GREEN

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Mi Bastion has been

the leader in providing rental accommodation in Vancouver's

West Side over the past 10 years with five projects includingThe Sydney, The Tribeca, Arbutus North and South. They

are presently in construction of Westpoint at UBC, a 107 unit

building including 37 non-market suites for UBC students,

staff and faculty. The Company was selected by CMHC to bethe purchaser of two buildings built by CMHC (Kits Court andPoint Grey Manor) to house Second World War veterans and

their spouses for their lifetime. Bastion operates all of its rental

properties by way of an in-house management department.

:,',, '!.-. i,-.^., FV" t',,..,.•-.. For more

than a decade Bastion has worked closely with the Vancouver

Resource Society to provide affordable housing for its users,

being those with severe physical disabilities. We understand

the needs of the VRS clients and would be interested in lookingfor ways to include accommodation forVRS and its clients

at Parkside Green.

One of the principals of Parkside Green was a

founder of Intercare Corporation, a company based in Vancouver

which constructed and developed more than 10 congregate care

facilities in Western Canada. Its major shareholder at the time,

London Life, has continued with the expansion of the company.

Leading the team for Parkside Green are Bastion team members

with extensive experience in this form of development.

Hugh Tangye, owner and President of Bastion

Development Corporation, has over 30 years experience

in the development of a variety of projects. Many of the

completed properties and projects underway or in the

development process can be reviewed on the Bastion

website (www.bastiondevelopment.com). Mr. Tangye

earned a Bachelors of Applied Science degree at UBC.

Gordon L. Horsman, has over 30 years experience in the

development business. He was CEO of the company responsible

for City Square, which received a number of heritage awards.

Other projects included major shopping centres as well as

high quality residential projects. He was responsible for the

planning and development process at UBC pursuant to the

three projects now under construction. Mr. Horsman earned

both a Bachelor of Applied Science and a MBA at UBC.

Kim Maust, is the Senior Vice President of Bastion. Kim

has more than 20 years experience in the development

business. She is a Heritage Advisor to the City of Vancouver

Development Permit Board and is a member of the

Vancouver Heritage Commission. Kim has day-to-day

responsibilities for the Bastion development projects.

Westpoint Montreux

BASTON DEVELOPMENT CORPORATION

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IBI GROUP-NOVEMBER 26, 2007 | PARKSIDE GREEN

16.0Individual Sites & Stats

Affordable Housing

Seniors' Housing

Market Housing

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INDIVIDUAL SITES & STATS

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IBI GROUP-NOVEMBER 26, 2007 | PARKSIDE GREEN

16.0Individual Sites & Stats

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INDIVIDUAL SITES & STATS

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2. Returns to BC HOUSING (PRHC)

VIII) TIMELINES & CONDITIONS TO CLOSE

IX) FINANCIAL REFERENCE LETTER

Please see attached letter from on the next page.

CREATING COMMUNIT!ES- CONCORD PAC!F!C 14

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A New Plan For

LITTLE MOUNTAIN

DESIGN PROPOSAL

JAMES KM CHENG ARCHITECTS/CONCORD PACIFIC GROUP INC.

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TABLE OF CONTENTS

1.0 Introduction

2.0 Design Principles and Diagrams

3.0 Sustainability Strategies

4.0 Design Options

CREATING COMMUNITIES - CONCORD PACIFIC

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INTRODUCTION

This site provides a unique opportunity to create a significant contribution to the Little

Mountain community. The following design proposal anticipates a development grounded

in sustainable principles and carefully integrated into the surrounding context of the

existing neighbourhood.

Two options are described - one responding to the existing zoning requirements and the

second offering an alternative vision for sensitively accommodating increased number of

homes. In reviewing both options, we believe the second offers considerable additional

benefits to the City and the region for the following reasons:

• Optimizes access to the many existing amenities in this area - from destination

parks to regional recreation centres to schools, neighbourhood parks and a rich

local commercial area.

• Locates homes where they are best served - close to transit, commercial,

employment and able to take advantage of existing infrastructure.

• Provides a wider range of housing choices for existing and new residents

Detailed descriptions of both options follow.

CREA TING COMMUNITIES - CONCORD PA CIFIC 1.0

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DESIGN PRINCIPLES

Both options for the Little Mountain proposal follow a similar set of principles for overall

urban design. Where a principle applies only to one option, it is noted. The principles

are as follows:

2.0 CREATING COMMUNITIES - CONCORD PACIFIC

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DIAGRAMS


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CREATING COMMUNITIES - CONCORD PACIFIC 2.0

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DESIGN OPTIONSOPTION 1: CURRENT ZONING

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OPTION 1: CURRENT ZONING

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CREATING COMMUNITIES - CONCORD PA CIFIC A. 1

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CREATING COMMUNITIES - CONCORD PA CIFIC A. 1

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CREATING COMMUNITIES - CONCORD PACIFIC A. 1

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DESIGN OPTIONSOPTION 2: PROPOSED ZONING


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OPTION 2: PROPOSED ZONING


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1 CREA TING COMMUNITIES - CONCORD PA GIF 1C

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CREATING COMMUNITIES - CONCORD PA CIFIC 1

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HOIBORNFORWARD REAL ESTATE

November 26, 2007

Provincial Rental Housing Corporationc/o Colliers InternationalAttn: Simon Urn200 Granville Street, Suite 1 910Vancouver, BC V6C 2R6

RE: LITTLE MOUNTAIN REDEVELOPMENT PROJECT

Holborn is pleased to present its proposal to the Provincial Rental Housing Corporation (PRHC), for the"re-creation" and redevelopment of a new community at Little Mountain.

It is indeed a premier redevelopment opportunity and one that throws up an amazing challenge to not onlyreplace and remold Vancouver's oldest public housing project but also to provide a new, intimate, interactiveand vibrant link between the park and the existing community.

We applaud and are enthusiastic about the "residents/people first" and "sustainable" elements that PRHCis calling for. They form the central elements of our bold, innovative design and planning for the site.

Again, this proposal wholeheartedly supports the requirement subsidized housing units and inclusionof a senior citizen/family facility.

Our 6 guiding principles in the formulation of this plan have been to create an intimate, user-friendly communitythat will leave the lightest carbon footprint of any major housing development in the City of Vancouver, Ourproposal presents a scorecard for Greenhouse Gas (GHGs) emissions illustrating how Holborn aims attransforming Little Mountain into an exemplary residential redevelopment in Vancouver. Our quantitativeanalysis of GHGs will support our efforts to implement a comprehensive strategy for delivering beyond targetsfor Community Greenhouse Gas emissions in the contact of climate friendly development goals for BC Housing,the City of Vancouver, and the Provincial Government.

We are also mindful of the fact that our plan will mesh and interact with the surrounding neighbourhood andare committed to an ongoing relationship with the community to ensure this happens. Our plans envisage usdrawing it into the community and further opening it up to the wider Riley Park/South Vancouver community.

Our housing concept stresses inclusiveness for all levels of future residents and incorporates a wide mix ofhousing types intended to create a socially diverse community.

Holborn is financially committed to the success of this project and working fully with the Province and City ofVancouver to achieve our vision for this exceptional site.

Enclosed are our development proposal, technical specifications, financial model, and sustainability andcommunity reports.

Should you have any questions, comments or queries, please do not hesitate to contact me at 604.688.8387.

We look forward to working with you.

Regards,

HOLBORN PROPERTIES LTD.

Presi'

Holborn Group of CompaniesISuite 10, 698 Seymour Street Vancouver BC Canada V6B 3K6 t 604.688.8387 f 604.688,8377

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LITTLE MOUNTAINCOMMUNITY DEVELOPMENT PROPOSAL

HOLBORN PROPERTIES LTD.

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1953 1954 1955 1956 1957 1958 1959 1960 1961 1962 1963 1964 19651966 1967 1968 1969 1970 1971 1972 1973 1974 1975 1976 1977 19781979 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 19911992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 20042005 2006 2007 2008. HOW WILL OUR NEIGHBOURHOODS DEVELOP IN THE NEXT 55 YEARS?

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OUR SUCCESSIN THE FUTURE

DEPENDS ON OURSUSTAINABILITY

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This presentation is intended only for the person(s) to whom it is addressed and may contain information that is privileged and confi dential. If you are not the intended recipient, you are hereby notifi ed that any dissemination, copying or other use of this communication is strictly prohibited. All images, plans and designs are the property of the consultants involved and/or Holborn Holdings Inc. and are not to be replicated, reproduced or copied in any way.

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1.0 Holborn Profi le 2

2.0 Project Team Members 4

3.0 Our Understanding of the Project 8

3.1 Little Mountain Project Overview 9

3.2 Community Engagement 10

4.0 The Opportunity and Challenge 12

4.1 Sustainability Overview – The Imperative for Urban Sustainability 14

4.2 Local and Provincial Policy Contexts 16

4.3 Summary 18

5.0 Site/Context Overview 20

5.1 Little Mountain History 20

5.2 Bio Physical Attributes 22

6.0 Concept Plan/Descriptions 24

6.1 Environmentally Sensitive Density (ESD) 24

6.1.1 Vision and Philosophy 24

6.1.2 Concept Plan Overview 25

6.2 Current Zoning 44

6.2.1 The Design 44

7.0 Sustainable Design 46

7.1 Detailed Concept Plan Description (ESD) 47

7.2 Comparison Scorecard 48

7.3 Summary Comparison of Two Concepts 50

7.3.1 Scorecard Summary Comparison 50

7.3.2 Scorecard Rationale 50

Appendix 54

Holborn Profi le 54

Consultant Team 58

Team Contact List 67

LITTLE MOUNTAIN COMMUNITY DEVELOPMENT PROPOSAL

TABLE OF CONTENTS

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Not only is Holborn a leading developer of residential, retail, offi ce and hotel projects, but it also operates with a forward-thinking philosophy to create, design and deliver exceptional buildings with green building practices and exacting service. It currently has a diverse portfolio of projects and real estate holdings throughout BC and in various international locations.

Holborn’s projects carry across the whole development spectrum from luxury projects such as Vancouver’s Turn – The Ritz-Carlton, Vancouver, a spectacular 600 foot high-rise, glass-clad tower now under construction on West Georgia in the heart of the downtown; to affordable housing such as The Hills, a 350-unit development at Nanaimo and Kingsway; to recreational projects such as the Whistler Tennis Club, and a host of other hospitality, commercial, community and residential projects.

Given this extraordinary opportunity to remould the Little Mountain site and its impact on the surrounding community, Holborn has assembled a highly-distinguished, award-winning team to carry out its vision for the site with the overriding philosophy that it

wants to achieve success through sustainability, sound urban design and total community engagement.

Accordingly, senior staff assigned to this project has extensive backgrounds in sustainable community development, social housing, mixed-use, commercial and high-rise development projects throughout Western Canada. The team is being led

Holborn’s development expertise and capabilities are evident from its comprehensive list of completed and ongoing projects which can be found in the Appendix – Holborn Profi le, being the initial package submitted to PHRC October 1, 2007.


1.0 HOLBORN PROFILE

The Holborn Properties Ltd. is a highly respected, versatile Vancouver-based real estate development company with extensive global experience that rightfully warrants its reputation as a high quality, innovative, community and people-minded development group.

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1.0 HOLBORN PROFILE

the hillsuniversity heights

vancouver’s turn (the residences at the ritz-carlton, vancouver)domain

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CONSULTANT TEAMIndividual fi rm services and expertise along with project lists can be found in the Appendix – Consultant Team.


2.0 PROJECT TEAM MEMBERS

Holborn has assembled a highly-distinguished, award-winning team to carry out its vision for the site with the overriding philosophy that it wants to achieve success through sustainability, design and total community engagement.

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“SUSTAINABILITYMEANS PRESERVING

THE ENVIRONMENT WHILEBALANCING THE NEEDSOF PEOPLE TO ENDURE

AND PROSPER.”William McDonoughAuthor of the Hannover Principles

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3.0 OUR UNDERSTANDING OF THE PROJECT

Great Law of the Iroquois

“In every deliberation,we must consider theimpact on the seventhgeneration…”

8

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3.1 LITTLE MOUNTAIN PROJECT OVERVIEWIn the early 1950’s Vancouver residential housing history was made with the construction of the Little Mountain Public Housing project, the city’s fi rst such development.

Half a century later in late 2006, the provincial government produced a new housing strategy “Housing Matters BC” The central philosophy of the new policy is that old, often obsolete buildings on underutilized lands should be renewed and redeveloped to meet the rising requirement of those seeking public assistance for housing.

Holborn is keenly aware of the exciting opportunities this magnifi cent site offers and as a qualifi ed purchaser embraces the call to show a scheme using the current zoning, and a proposal with additional density fulfi lling the PRHC requirements of:

· full replacement of social housing with an additional 10 housing units for a total of 234 social housing units

· thought to phasing and planning to ensure that existing residents who wish to return will be able to, enforcing the ‘residents-fi rst’ policy

· planning design that incorporates:

· creating a mixed-income community

· community engagement and public consultation process

· green neighbourhood design

· inclusion of sustainable development practices with low carbon footprint

· design of a diverse and inclusive community offering substantial and wide-ranging benefi ts to the broader community

· value realized from Little Mountain will be reinvested to provide more subsidized housing across BC

As the oldest public housing development in the city, Little Mountain will play an integral part of Vancouver’s future.

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3.2 COMMUNITY ENGAGEMENTThe redevelopment of these lands has far-reaching and major implications for the people and residents of the surrounding area. We have developed a careful strategy to reach out to this community for not only its input but also its help and guidance for how best to redevelop Little Mountain.

We intend to move beyond tokenism and are fully aware that the people who live in this area have far more local knowledge that we do. While there is no doubt the rezoning of these lands will ultimately result in major density changes, we also acknowledge we need the help of the community in arriving at a workable solution.

In “co-creating” this community, we will be in close collaboration with the groups of people in the immediate proximity to Little Mountain. We have gathered a quality team with a proven planning, design, and sustainable development track record to achieve a new and remarkable community that will dovetail with the existing vibrant one.

Reaching out to the community and carefully listening from the very beginning will be crucial to the eventual success of what we wish to create – a viable, highly sustainable, people-friendly, intimate community.

The community will be asked to clearly identify their wishes and desires. Education, both for the community and the design team will be essential. Identifying community concerns amongst the various stakeholders will be the fi rst task of our public consultation program and we will work with as many community voices as necessary to evolve a design and plan that will work for all.

We invite “strong engagement” from the community. We want to hear their voice on such matters as primary concerns and key issues. Throughout the design development process there will be a series of public information sessions to achieve consensus, evolve design and develop strategies with community ideas and options to arrive at a mutually supported plan.



A central tenant of our vision for Little Mountain is community consultation and engagement.

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We have had preliminary discussions with Joel Bronstien, executive director of the Little Mountain Neighbourhood House and would like to engage stakeholders like him in discussions about community activities such as preschool and day care facilities, family outreach programs, food programs and multicultural events and parent support groups. Other stakeholders that could be included in community consultations are:

· Riley Park Vision Implementation Team

· Riley Park Community Centre

· Little Mountain Neighbourhood House

· Brock Elementary School

· General Gordon Elementary

· Vancouver Parks Board

· City of Vancouver Greenway Team

· Nat Bailey Stadium

· Riley Park Tennis Club

· Hillcrest Minor Baseball

· Tai Chi Association

· Queen Elizabeth Park Frisbee Golf Association

· Local BIA

· Punjabi Market Association

· The Drift – Art on Main Street

· Bus Tour Operators Association

· Vancouver Area Cycling Coalition

· Better Environmentally Sound Transportation

· SmartGrowth BC

· Riley Park Farmers Market

· Local Residents Associations

Additional stakeholder groups will be identifi ed as the integrated community engagement and design process proceed through subsequent phases.



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4.0 THE OPPORTUNITY AND CHALLENGE

Graham WhitmarshBC Climate Action Secretariat

“To me, it seemslike common sensethat we should…live in communityagain…”

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Holborn is fully committed to implementing innovative sustainable development practices in this development.

We are committed to exceeding City of Vancouver and BC Government Greenhouse Gas (GHG) targets by ensuring the lowest carbon footprint as possible for such a major development

through a stand-alone GHG strategy. We are further committed to providing a range of affordable housing options to address ‘gaps’ in the housing continuum, and fully embrace the “residents fi rst” policy related to the existing Little Mountain residents.



Sustainable urban development means reducing energy demands and using non-polluting, renewable forms of energy while fostering the creation of socially and economically vibrant, equitable and healthy communities.

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4.1 SUSTAINABILITY OVERVIEW – THE IMPERATIVE FOR URBAN SUSTAINABILITY Central to the concept is the acknowledgement that past and current economic practices are undermining the planet’s life support systems in fundamental ways that are now well documented, eliminating any economic advantages gained. It further acknowledges that community prosperity today must strive to be equitable and ensure the ability for future generations to achieve the same level of prosperity.



Sustainability is not an ideology but rather, a pragmatic response to the challenges of the 21st century, especially if we want to prosper as individuals, communities, and as a planet.

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4.2 LOCAL AND PROVINCIAL POLICY CONTEXTSThe plan for the Little Mountain site presented in this proposal offers the opportunity of being a showcase project in urban sustainability, applying provincial, regional, and city wide sustainability initiatives in a practical and highly innovative manner.

Our proposed plans address the following policy contexts:

Province of BCThe BC Provincial Government has shown a strong commitment to reducing GHG emissions and addressing social inequities while ensuring a strong, diverse, and vibrant economy. In both the throne speech for the spring session and at the recent convention of the Union of British Columbia Municipalities, Premier Gordon Campbell announced a series of initiatives aimed at drastically reducing GHG emissions including the introduce of new legislative measures that will mandate greenhouse gas reduction targets and provide legal tools to implement government’s strategy to reduce greenhouse gas emissions by 33 per cent below current levels by 2020. The bill will also require the Provincial Government to establish legally binding emissions reduction targets for 2012 and 2016. Other actions outlined by Premier Campbell to date in 2007 include:

· Requiring all Province of British Columbia entities, including Crown agencies, to be carbon neutral by 2010. All public sector organizations, including school boards and health authorities, will be required by law to produce annual public reports on their progress.

· Requiring all new government buildings or facilities be built to a minimum LEED™ Gold or equivalent certifi cation.

· Legally requiring greenhouse gas emissions reduction strategies and targets in all offi cial community plans and regional growth strategies.

· Legally requiring greenhouse gas emissions reduction strategies and targets in all offi cial community plans and regional growth strategies.

· Giving municipalities the power to waive development cost charges to encourage green developments that promote greater land-use, energy effi ciency and more sustainable transportation patterns.



Successful projects respond to and engage with their contexts to address their goals and visions, and in some cases, to create new ones. This project offers the opportunity to provide signifi cant local neighbourhood benefi t and amenity while addressing key city wide, regional and provincial goals.

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City of VancouverThe City of Vancouver is recognized as a world leader in implementing urban sustainability through a range of high density and high quality urban design projects. Vancouver has a number of aggressive climate change policies and goals adopted as part of the Corporate Climate Change Action Plans (goals for City operations) and the Community Climate Change Action Plans (goals for community operations). Both the City and community targets exceed the established global targets set out by the 1997 Kyoto Protocol including reducing citywide GHG emissions 33% by 2020, and 80% by 2050, from 1990 levels. The City has also adopted a target of having all new construction in Vancouver GHG neutral by 2030.

On July 18, 2006, Vancouver City Council launched the EcoDensity Initiative to create a broad constituency to discuss and develop ideas for new housing that will signifi cantly increase ecological sustainability while enhancing livability and affordability. The EcoDensity Initiative is based on becoming a “one planet city” referencing the Ecological Footprint Concept referenced earlier in this section. EcoDensity is defi ned as “high quality densifi cation that uses resources more effectively and reduces waste (improving our “ecological footprint”), enhances neighbourhood livability through the delivery of supportive amenities and services, and improves affordability by increasing housing choice, supply and targeted affordability programs.

Riley Park Neighbourhood The Riley Park Community Vision was completed as part of the City Plan Community Vision process. It was developed by people who live and work in the community and was approved by the city in November of 2005. The Vision includes directions on a range of topics including new housing choices, transportation, community services and facilities.

Key elements include:

· Ensuring public involvement in all large site redevelopment projects, including the Little Mountain Site

· Ensuring a mix of new housing types

· Ensuring new housing forms considered for a neighbourhood refl ect and are compatible with existing forms of housing (buildings taller than four storey on Little Mountain housing site to achieve public benefi t were not supported)

· Ensuring needed community facilities and other neighbourhood amenities

These key elements present signifi cant challenges for achieving new housing types at higher densities – one of BC Housing’s key objectives for this site. Re-zoning for higher densities will require a robust public and stakeholder engagement process to successfully conclude a shared vision for the site.



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4.3 SUMMARYThe project will bring substantial and wide-ranging benefi ts to not only the “new” Little Mountain community, but also the broader neighbouring community. It will be a green community with diverse low-impact buildings and infrastructure that minimizes energy consumption and uses alternative renewable energy sources.

The overriding intention is to create a showcase project that is a “global green poster child” and the most environmentally and socially progressive major development ever achieved in urban British Columbia.



Holborn has created a highly innovative and holistic sustainable design plan for the Little Mountain redevelopment that will create an intimate, diverse, and user-friendly community balancing and integrating environmental, social and economic considerations in all project components and stages.

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“THE LITTLE MOUNTAIN PLAN

IS DRIVEN BY ITS NATURALLANDSCAPE.”

Norman Hotson,Vancouver Architect/Urban Planner

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5.1 LITTLE MOUNTAIN HISTORYThe Riley Park/South Cambie community enjoys a distinct historical and geographic position in the City of Vancouver.

The area, dominated by Little Mountain, physically the highest point in the city, is Vancouver’s geographic centre and commands 360-degree views of the city.

It also contains examples of early housing and architecture, and is home to the historic Mountain View Cemetery. Now a valued heritage site, the cemetery was opened in 1886 and today is a silent, but graphic keeper of the city’s early history.

The district had its beginnings in 1892 and was part of the Municipality of South Vancouver until 1929. It was named after South Vancouver clerk Clark Riley.

Prior to this it was heavily forested and had its own “beaver meadow,” now Douglas Park, which served as an elk pasture until the gold rush of 1858 brought about the extinction of the area’s deer.

The fi rst modern settler in the area was William Mackie, a pioneer logger and old Cariboo gold miner. In 1874 Mackie marked off and claimed 65 hectares of the mountain and the following year one Jeremiah Rogers built a skid road up to Little Mountain and starting logging.

With the mighty trees gone it became a dairy farm and by 1910 was a Chinese vegetable farm.


5.0 SITE/CONTEXT OVERVIEW

The community of Little Mountain has deep and distinct links to Vancouver’s history.

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The turn of the century marked the beginning of housing and commercial urbanization that continues today. It was also a strategic area sitting on one of the main transportation corridors linking it to Marpole and Gastown in the downtown core.

Business services quickly followed housing and by 1911 it was a thriving community with stores and its own post offi ce.

Early residents were mainly rock and quarry workers who mined volcanic rock from the mountain’s rock quarries for road surfacing. In 1920 with more rapid urbanization a better use was found for one of the quarries and it was converted into Vancouver’s water reservoir. Remains of the former quarries can be seen to this day at the park’s sunken garden.

The community continued to prosper and by the 1930’s was vibrant and close-knit. Smaller houses on equally small lots were its trademarks. Main Street, as it is today, was a hub of commercial activity.

The neighbourhood also has deep sporting links with Vancouver baseball history. Nat Bailey Stadium, formerly Capilano Stadium, remains an integral part of the community as the “boys of summer” come out to play. The Percy Norman swimming pool next to Riley Park opened its doors in 1960 and has produced many a fi ne competitive swimmer.

In 1952 the 15.26-acre (644,725 sq.ft) area east of Queen Elizabeth Park between 37th and 33rd Avenues and between Ontario and Main Streets created its own piece of Vancouver housing history becoming the city’s first social housing project with 224 units of housing.

Now, fi ve and a half decades on, it is about to create more housing history and will be redeveloped as a new housing area, including 234 social units.



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5.2 BIO PHYSICAL ATTRIBUTES The Little Mountain site is located on relatively fl at land immediately east of Queen Elizabeth Park. Elevation of the site is at approximately 78m above geodetic; the summit of adjacent Queen Elizabeth Park is the highest point of land in the City at 125m above geodetic. The site is open with good sun aspect. Existing fl ora consists of widely spaced mature ornamental trees of many species, primarily deciduous, set within expansive lawn areas. A few ornamental conifers exist on site. No native vegetation is observed however insignifi cant borders of ornamental shrubs exist as foundation plantings. No other signifi cant physical attributes or features are noted within the site.

A majority of the trees on site appear to be candidates for retention and are illustrated as retained in the plan although a thorough arboricultural assessment is warranted for all existing trees. The

trees appear to be uniformly 50–60 years old. Some of the trees are signifi cant specimens due to a history of unrestricted growth in an open site. In addition, City owned boulevards on 37th Avenue and Ontario Street feature fl anking mature deciduous street trees to be retained.

Habitat value on the site is initially observed to be limited to shelter and connectivity for birds provided by the existing tree cover. An assessment of the site for habitat value may be warranted. The plan includes the provision of native plant materials, bio-swales and rain gardens to enhance habitat values on the site.

The geoscientifi c soil study for the site will inform storm water management opportunities within the site. The plan commits to innovative management of storm water across the site.



The plan includes the provision of native plant materials, bio-swales and rain gardens to enhance habitat values on the site.

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“WITH ‘MORE IS LESS’TECHNOLOGY,

ALL HUMANITY NOWHAS THE OPTION

TO BECOME ENDURINGLYSUCCESSFUL.”

Buckminster Fuller

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6.1 ENVIRONMENTALLY SENSITIVE DENSITY (ESD)

6.1.1 VISION AND PHILOSOPHYOur VisionHolborn’s plan will accommodate the ongoing needs of affordability that formed the site’s beginnings. It will be based on principles of new urbanism and will demonstrate best practices of sustainability in its planning, design, construction and on-going operation. It will be a place that the Province of British Columbia, the City of Vancouver and the neighbourhood, will all take pride in.


6.0 CONCEPT PLAN/DESCRIPTIONS

Little Mountain will be a leading-edge, new community that is diverse, inclusive and forms an exciting addition to the Riley park neighbourhood.

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6.1.2 CONCEPT PLAN OVERVIEW

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The success of Little Mountain will be the product of a collective planning and design process that recognizes the vision, its principles and the importance of this project to the growth of Vancouver.

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Six Pillars of Sustainable Neighbourhoods are used as the overarching framework guiding the development of the concept plans to ensure meaningful integration of sustainability in all components of the proposed plan.



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6.2 CURRENT ZONING

6.2.1 THE DESIGNThe integration of the natural landscape of Queen Elizabeth Park, the extension of the City of Vancouver street grid, and the connectivity with adjacent neighbourhoods provides the design direction for our Little Mountain proposal. The penetration of the streets and lanes through the site establishes structure and patterning for building and open space placement. Building setbacks vary creating opportunity for public gathering spaces and pedestrian mews. Tree planting and articulation of building placement create way fi nding for pedestrian pathways that weave through the site. The development of 35th Avenue to Ontario Street coupled with building setbacks from 35th allows Queen Elizabeth Park to be refl ected on the east side of Ontario into the site.

Street end views to Queen Elizabeth Park and existing neighbourhoods are created with the extension of existing city streets and lanes. Pedestrian and bicycle connections to the existing greenway along Ontario Street and 37th Avenue provide enhanced livability for future and existing communities. Woonerfs, people and vehicle shared space, will provide access to the Town Square and many of the proposed homes.

Building forms range in height from three to four (three plus basement) storeys. At grade, ground oriented 1 and 2 storey family city homes are proposed. Entry porches and terraces, with front doors to streets, pedestrian mews, and lanes will provide variation in building form as well as landscape design. Apartment fl ats on the upper levels set back from the lower two fl oors distinguish these units from the city homes. Access to the apartment fl ats will be through a central landscaped court. Articulation of building mass and height of the proposed low rise multi family building forms will be compatible with the surrounding single family neighbourhoods. A community facility adjacent the Town Square will be incorporated into the proposed plan.

A diverse contemporary West Coast architectural expression with emphasis on public realm design will create a strong visual interest for the proposed streetscapes.

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7.0 SUSTAINABLE DESIGN

Enhancing building environmental performance represents a critical milestone in shaping a sustainable community.

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“CITIES ARE WHEREHUMANS LEAVE THELOWEST ECOLOGICAL

FOOTPRINT.”Paul Hawken,Author of Blessed Unrest

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Holborn is a diversifi ed real estate company and leading developer of residential, retail, offi ce and hotels. Committed to delivering forward-thinking design, exceptional buildings with green building practices and outstanding service, Holborn has a diverse portfolio of projects and real estate holdings throughout British Columbia including:

PROJECT LIST

Vancouver’s Turn (The Residences at The Ritz-Carlton, Vancouver)

1151 West Georgia St, Vancouver· 0.60 acres· 600 ft. tall tower· 560,000 SF luxury residential & 5-star hotel· LEED™ Silver equivalent

www.vancouversturn.com

The Pavilion (The Bay Parkade)

698 Seymour Street, Vancouver· 2.53 acres· 1,000,000+ SF· Residential, offi ce, retail, social housing· Heritage revitalization· LEED™ Silver equivalent

Domain

2828 Main Street, Vancouver· 0.50 acres· 43,000 SF 4 storey wood frame residential with

ground fl oor oriented retailwww.domainliving.ca

The Hills (The Eldorado Hotel)

· 2330 Kingsway St, Vancouver· 2.0 acres· One 22-storey high-rise; two 6-storey mid-rises; townhomes· 316,000 SF concrete residential with ground fl oor

oriented retail· Child daycare facility

www.thehillsvancouver.ca


APPENDIX HOLBORN PROFILE

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Ellison

1228 Homer Street, Vancouver· 0.14 acres· 26,000 SF concrete residential with ground fl oor

oriented retail· Heritage revitalization

www.ellisonliving.com

Symphony

5988 Lancing Road, Richmond· 1.2 acres· 30,000 SF 3-storey woodframe residential townhomes

Promenade

2700 block St John’s Street, Port Moody· 2.0 acres· 200,000 SF· 5-storey concrete residential; work-live; retail· LEED™ Certifi ed equivalent

Compass (a joint venture project)

6831 188th Street, Surrey· 8.56 acres· 320,000 SF 4-storey woodframe apartment and

3-storey townhome residentialwww.compassliving.ca

University Heights (a joint venture project)

The Boulevard at Thunderbird Ridge, Squamish· 8.56 acres· 200 single family and duplex lots

www.universityheights.ca

Thunderbird Creek (a joint venture project)

Pia Road & Condor Place, Squamish· 127.0 acres· 2,000,000 SF· single family dwellings, duplexes and custom homes

www.thunderbirdliving.com

Whistler Hotel Development

4005 Whistler Way, Whistler· 2.53 acres· 200 room, 4 star hotel

The Peak (Whistler Tennis Facility & Residences)

4500 Northlands Blvd, Whistler· 12.0 acres· 300,000 SF concrete mid-rise and woodframe

townhome residential· 50,000 SF indoor and outdoor International

grade b tennis facility· Seniors Facility

REAL ESTATE HOLDINGS

Terasen Gas Centre, Vancouver, BC

1111 West Georgia Street, Vancouver· 385,000 SF AAA Commercial Offi ce building

The Summit Lodge, Whistler, BC

4359 Main Street, Whistler· Boutique hotel and spa

www.summitlodge.com

Radisson Plaza Hotel Sydney, Australia

27 O’Connell Street, Sydney· 350 room, 5-star luxury hotel· Heritage revitalization

Idaman Residence, Kuala Lumpur, Malaysia

22 Jalan P. Ramlee, Kuala Lumpur· 40-storey concrete luxury residential



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SENIOR STAFFSenior staff assigned to this project have extensive backgrounds in community development, social housing, mixed-use, commercial and highrise development projects throughout Western Canada.



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URBAN PLANNER


APPENDIX CONSULTANT TEAM

Given the extraordinary opportunity to remould the Little Mountain site, Holborn has assembled a highly-distinguished, award-winning team to carry out its vision for the site with the overriding philosophy that it wants to achieve success through sustainability, design and total community engagement.

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1 page 151 of 987 · 2020. 8. 22. · 1 ibi group - november 26, 2007 parkside green i il 1 ^ jl il...

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