- - -

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Rhone & Iredale architects

October 8th, 1969

Mr. C. Peter Jones,
Chairman,
Capilano College Council,
Capilano College,
1770 Mathers Avenue,
West Vancouver, B.C.
Dear SI r:
14e are pleased to submit the Capilano College Site Selection Study commissioned
on Apr i 1 11 th , 1969.
Our final site recommendation is based on:
1,

an evaluation of basic educational objectives of the College,

2.

an examination of the North Shore situation, and

3.

a comparison of costs.related to the three most l~ely choices in the light
of desirable density of development.

Ye have enjoyed working with the Council on this exciting project.and look forward to the successful development of Capilano College tn·.providing an inspiring
environment for learning and education for the entire College District,
Yours truly,

RHONE & IREDALE

!IIJ.:

RHONE,,-,,,,.,,_~_,,...--.__ _

14RR/ab

1100 West 7th Avenue/ Vancouver 9, Canada/ Telephone area code 604. 736-5581

CAP I L AN O COL L E GE S I T E S E L E CT I ON S T UDY

RAINER FASSLER, ARCHITECT
ERIK KARLSEN, RESEARCH GEOGRAPHER

RHONE & IREDALE, ARCHITECTS
CANADIAN ENVIRONMENTAL SCIENCES

October, 1969.

Vancouver.

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ACKNOWLEDGEMENTS:

The selection of a site for a Regional College has far reaching implications for the entire community. In view of this Rhone and Iredale,
Architects and Canadian Environmental Sciences in this .joint project
have endeavoured.to Involve as many specialists _and interested persons
as possible. He wish to acknowledge the contributions to the study
from the following persons and groups:
E. Barnes, Manager, District of Mest Vancouver; D•. Borthwick, Provincial Deputy.Minister of Lands; F. R. Runnell,.Commissioner,
Greater Vancouver Water.District; A. DeJong, City Planner, North
Vancouver City; M. Chesworth, Municipal Planner, North-Vancouver
District; .R .. Coll !er, School .of Community and Regi.onal Planning,
U.B.C.; A. R.. Cowie, Landscape Architect-Planner, C.E.S.; M. G.
Elston, Provincial Department of Highways; E. Gibson, Department
of Geography, S.F.U.; S. Golran, Graohics, C.E.S.; W. Hardwick,
Department of Geography, U.R.C.; R. Iredale, Architect, Rhone and
Iredale; Sam Lewis, Business.Manager, Squamish Indian Band; M. H.
Lindeman, Research Planner, C.E.S.; V. Morgan, Planner, District
of West Vancouver; W. R. Rhone, Architect, Rhone and Iredale;
F. Slgurjonnson, Planner, North Vancouver District; E. Stebbings,
Librarian, C.E.S.; M. R. Stebbings, Structural Engineer, C.E.S.;
D. Walton, Mun1cipal Planner, District of West Vancouver; Dean L.
Wilson, Department of Student Affairs, S.F.U.; and students and
staff of Capilano College and several Junior colleges in the
San Francisco bay area.
Special thanks are given to Capilano College Council, whose· interest
in the development of Capt lane College has been demonstrated· ln their
involvement in the site selection process in work sesslons·and meetings which led to the recommendations in this reoort.
Co11ege Counci 1:
C. P. Jones, Chairman; A.H. Glenesk, Secretary-Treasurer; Dr. J.
Ellis, W. E. Lucas, P. J, MacDonald, W. V. Manson, E. Ross, W. J.
Wallace, Dr. G. B. Wilson.

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TABLE OF CONTENTS
Page
PART A - RECOMMENDATIONS
PART B - CAPILANO COLLEGE LOCATION OBJECTIVES

2

PART C - NORTH SHORE SITUATION
I. ACCESSIBILITY
A. COMMUNITY TO COLLEG~
I. Distribution of Demand for PostSecondary Education
?.. Distribution of North Shore Students(Jq68-6q)
3. Mode of Transportation

3
3
3

3
4
4

COLLEGE TO COMMUNITY
I. Industry
2. Business
3. Recreation
4. Specialized Schools

4
4
4
4
5

I I. ACCEPTABILITY
1. Social Acceptability
2. Political Acceptability
3. Emotional Acceptability

5
5

R.

PART D - SITE RATING PROCESS
I. Participation
2. Method
3. Rating
4. Resu 1ts
PART E - DEVELOPMENT CHARACTERISTICS OF THE THREE LOCATIONS
AND THEIR FEASIBILITY AS COLLEGE SITES IN TERMS OF
BASIC CAPILANO COLLEGE OBJECTIVES
l. SITES ON INDIAN RESERVE NO. 5
(a) Ownership patterns, development restrictions, general access problems and related issues.
(b) Location in relation to basic College
objectives.
I I. 11EST VANCOUVER DUMP SITE AND ADJOINING PROPERTY
TO EAST AND '·/EST
(a) Ownership patterns, development restrictions, general access problems and related
issues.
(b) location in relation to basic College
objectives ..
I I I .CLEVELAND PARK SITE
(a) Ownership patterns, development restrictions, general access problems and related
issues.
(b) Location in relation to basic College
objectives.
PART F - COMPARATIVE ANALYSIS OF CAPITAL EXPENDITUR~S RF.LATED
TO THE THREE SITES

5
5
7
7
7
7
7

8

8
8

JO
12

12

13
15

l5
l r:;

17

TABLE OF CONTENTS ...
Page

APPENDIX

- ACCESSIBILITY ANALYSIS

lq

APPENDIX 2 - ACCEPTABILITY ANALYSIS

27

APPENDIX 3 - MINIMUM SITE AREA REQUIREMENTS

BIBLIOGRAPHY OF WORKS CONSULTED

LIST OF FIGURES

31

Fol lowing
Page

FIGURE

THREE PROPOSED COLLEGE SITES IN THE
CAPILANO RIVER ZONE

Fl GURE 2

POTENTIAL -RELATIVE DEMAND FOR POSTSECONDARY EDUCATION ON THE NORTH SHORE

2

RELATIVE DLSTRIBUTION OF POST-SECONDARY
EDUCATION STUDENTS - NORTH SHORE 1 68- 1 69

3

NORTH SHORE BUS ROUTES

3

FIGURE 3
FIGURE 4
FIGURE 5

NORTH SHORE SECONDARY SCHOOLS
Grade 12 Students - by Program

3

Fl GURE 6

DEVELOPMENT ON THE NORTH SHORE

4

FIGURE 7

COMMERCIAL PATTERN AND TRAFFIC VOLUMES

5

FIGURE 8

COLLEGE SITE ALTERNATIVES

7

FIGURE 9

TRAVEL TIME FROM SELECTED SITES

7

FIGURE 10

CAPILANO INDIAN RESERVE N0.-5 SITE

8

FIGURE l l

WEST VANCOUVER DUMP SITE

12

FIGURE 12

CLEVELANP PARK SITE

15

TABLE

SITE RATING - SUMMARY SHEET

7

TABLE 2

COMPARISON CHART: ACQUISITION COST/DEVELOPMENT COST

LI ST OF TABLES

17
Page

TABLE 3
TABLE 4

PERCENTAGE DISTRlBUTlON OF NORTH SHORE POSTSECONDARY STUDENTS - BY INSTITUTION
GRADE 12 ENROLLMENT IN NORTH SHORE SECONDARY
SCHOOLS, 1969

20
24

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- 1 -

PART A
RECOMMENDATIONS
GEOGRAPHIC
LOCATION

1.

1

FIRST
CHOICE

2.

1 /e

GUIDELINES FOR
DEVELOPMENT

3.

4e recommend that any site choice be limited to the
Caoilano River zone (Figure 1).

recommend that the site between Lions Gate Rridge
and Capilano River north of the Pacific Great Eastern
Railway on the Capilano Indian Reserve No. 5 (Figure
10) should be the first choice for a College development because:
(a)

it satisfies basic college objectives considerably better than the other two sites (See Part E)
and,

(b)

development cost .of this site is only 3% higher
than for the next best site (Table 2).

'·le recommend that the Co 11 ege adopt the fo Howi ng
guidelines in considering the integration with other
development in this area:
(a)

The College retains complete control of development of a site area which is to be determined
by the facilities over which the College requires
sole use.

(b)

The College investigates the possibilities of
sharing facilities such as:
- parking
- open space for general recreation use
- theatres, etc.

SECOND
CHOICE

4.

(c)

The College ensures that its own needs in these
shared facilities are sufficiently guaranteed.

(d)

The College takes advantage of the close proximity to proposed activities in the overall development of the Park Royal and Indian Reserve
No. 5 area.

(e)

The College ensures that ties to proposed·developments ~tll neither prevent access and participation by the· larger North Shore .community
nor undermine the College's own identity.

(f)

Since the Capilano River contributes to the·
environment of the site anrl to the imaqe of the
College, efforts should be made to preserve this
feature.

recommend that the '-/est Vancouver dump site be
considered as a second choice should development on
Indian Land not be acceotable.

1./e

·. ·..

·.\}

3 Proposed college sites in the Capilano River Zone

-....

i.l

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PART~
CAPILANO COLLEGE LOCATION OBJECTIVES
Capilano College is .an open door community college. It offers.comprehensive post~secondary,.academic, career and community service.programs to
meet the wide ranging educational needs and aspirations.of College District residents. The site selected will be developed.to serve an ultimate
enrollment of 4,000 (F.T.E.)* students drawn from an area presently containing over 120,000 people who represent a wide cross-section of social
and economic groups. The college site must serve as the present centre
for post-secondary educational and cultural services for this community
with the eventual development of additional facilities to serve localized
needs as they become apparent,
The key word.underlying all aspects of the development and operation of
Capilano.College.is 11 involvement 11 • This is a two-way process. It means
not only attracting people to the College but also the College going out
into the community to provide services and take advantage of community
resources.
The basic criteria for selecting a location for Capilano College have been
formulated by the Consultants together with the College Council in an
effort to reflect this objective of community involvement. In order to
arrive at these criteria, similar developments in Canada and the United
States were considered carefully after visits and library research.
1.

Capilano College must be located where it is accessible:
- to its participants, recognizing their levels of educational aspiration and their mobility,
- to community program resources such as business and industry for
direct program interaction.

2.

Capilano College must be located where it is acceptable:
- to all social groups in order to promote district-wide participation,
- politically, to help ensure funds for its development.

3.

Capilano College should be located on a site which is emotionally
acceptable and generates participation by:
- visual exposure to large numbers of College District residents,
- association with existing activities or landmarks which have community-wide identity.

In addition to these location criteria site selection criteria relating
to site characteristics, capital expenditure and operating.cost were developed.jointly with College Council (Part D, Tahle 1).
* (F.T.E.) = full time equivalent equals 1/2 to 2/3 of total registration.

fig.2

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RHONE & IREDALE

ARCHITECTS

CANADIAN ENVIRONMENTAL SCIENCES

••ptember 1989

scale of miles

A

----,- I ,\'

2

low

CAPILANO COLLEGE
SITE SELECTION STUDY

average

high

POTENTIAL RELATIVE DEMAND FOR
POST-SECONDARY EDUCATION ON
THE NORTH SHORE -

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- 3 -

PART C
NORTH SHORE SITUATION*
The locational analysis undertaken by the Consultants is based_on _
the College 1 s concern for Involvement. The College has already
set up programs which meet the wide range of educational .ambitions
and needs of Its District. Therefore to ensure participation In
these programs by the entire cross section of the college community
Capilano College must be located where It is geographically accessible and socially, politically and emotionally acceptable.
l.

ACCESSIBILITY
A.

COMMUNITY TO COLLEGE
Appendix
discusses at length who the.college.users-are~
where they come from, by what means .of travel.and·for what
programs. This analysis related to potential .college users has the following implications on the site selection
process:
1.

Distribution of Demand for Post Secondary Education:
By virtue of socio-economic variation between areas
on the ~lorth Shore, some areas wl 11 have a h tgher per
capita demand for post-secondary education-programs
provided by Capilano College than others (Figure 2).
Therefore in evaluating the accessibll lty of college
sites to potential users, a ' 1welghted 11 population
distribution must be considered, On the ~orth Shore
the 11 centre of gravlty 11 of potential users .for the
next 10 to lS years Is between the Capilano River and
Lonsdale Avenue.

2.

Distribution of North Shore Students (Jq68-6q):
An analysis of North Shore students enrolled .In postsecondary_lnstitutions in the Lower Malnland_(Figure
3) found that academic-transfer students.came~from
the high and average relative post-secondary education
demand areas, technical students were evenly distributed over the ~'orth Shore, and vocational students
were few in number and came from the lower central
area of the North Shore. A similar pattern was found
for Grade 12 students enrolled in North Shore Secondary
Schools. (Fiqure S)

* The analysis undertaken in this report will relate almost entirely to
the ~lorth Shore oortion of the College District. Factors founrl siqnificant to site selection were not affected directly by college users from
the Howe Sound area. Their numbers are relatively small and distances
c1re oreat. l'ov•ever, the consultants have kept their needs in mind.

fig.3

80

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RHONE & IREDALE

ARCHITECTS

CANADIAN ENVIRONMENTAL SCIENCES
••ptember 1989

scale of miles

2

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L

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CAPILANO COLLEGE
SITE SELECTION STUDY
RELATIVE DISTRIBUTION OF
POST-SECONDARY EDUCATION
STUDENTS - NORTH SHORE '68-169

fig. 4

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RHONE & IREDALE

ARCHITECTS

CANADIAN ENVIRONMENTAL SCIENCES
••ptember 1969

scale of miles

A

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2

CAPILANO COLLEGE
SITE SELECTION STUDY
NORTH

SHORE

BUS ROUTES

•

fig. 5

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ARCHITECTS

scale of miles

fine & performing
arts
comp1unlty
services

2
academic
& technical

CANADIAN ENVIRONMENTAL SCIENCES

CAPILANO COLLEGE
SITE SELECTION STUDY

industrial

••ptember 1969

commercial

24 7 - - - n o of grade 12
students
KEY

NORTH SHORE SECONDARY SCHOOLS
12 Students
1969
Breakdown of students by program

Grade

- 43.

Mode of Transportation:
Travel to Capilano College, Simon Fraser University,
British Columbia Institute of Technology.and Vancouver
City College by ~lorth Shore residents .was .primarily by
automobile. Sixty percent of the 1,155 students .surveyed used their own car, and 26% rode as .car passengers.
Seventy-seven percent of Capilano College students
travelled by car, while approximately 7% took the bus
and 13% walked.* The low bus share of travel reflects
both high automohile availability to Capilano College
students and poor bus service to the present College
location. In view of the fact that the majority of bus
users came from the lower central area of the North
Shore, the College Council should consider a college
location which has good service to and from this area
since these students (from lower income famillesi.do
not have the same level of travel ooportunity as lfost
Vancouver students. The ideal transit service location
on the ~orth Shore is in the Park Royal area (Figure 4)
while the best location from the point of view of automobile travel is along the Upper Levels Highway between
the Capilano River and Lonsdale.

B.

COLLEGE TO COMMUNITY
The use of community facilities by the College for. in~service
training i.n career programs and for extra-curricular. activities requires the college to be located in close proximity, or
with good accessibility to the community activities listed:
1.

Industry is located along the Burrard Inlet waterfront
and inland as far as Marine Drive with major concentration of employment in the Pemberton, Lower: Lonsdale and
Lynnmour areas. A Lower Lonsdale location would be central to industrial activity on the North Shore (Figure~).

2.

Rusiness activity on the North Shore is largely in the
form of retai 1 stores and services with relatively few
concentrations of administrative and professional offices.
However, the Park Royal area has increasing concentrations
of the latter~two, as well as a large shopping centre with
department stores, restaurants, and theatres. 141th the
deve 1opment of Cap i 1ano l nd i an Reserve ~10. 5 the Park
Royal area will be the regional business centre on the
North Shore (Figures 6 and 7).

3.

Recreation facilities in the form of playing fields~
community gymnasia and swimming pools are scarce on the
~!orth Shore. Several of the latter are in private recreat l ona l c 1ubs, and on 1y the ~lorth and I.Jest Vancouver

* The remainder rode bicycles and motorcycles,

fig. 6

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ARCHITECTS

present residential

CANADIAN ENVIRONMENTAL SCIENCES

future

eeptember 1969

commercial
industrial

parks

II

2

CAPILANO COLLEGE
SITE SELECTION STUDY

scale of miles

l generalized >

proposed
grade separation
interchange

I

DEVELOPMENT ON THE NORTH-SHORE

present
grade separation
interchange
Sources : B.C. Dept. of highways
Swan Wooster - C.B.A.
Municipal Plan , West Vancouver
11
North Vancouver City
District

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- 5 community centres provide public facilities. The College
will have to provide its own facilities if they are required for College sports programs .

4.

Specialized Schools - Carson Graham·Secondary School has
specialized industrial program facilities that could be
used for college sponsored programs lf suitable arrangements can be made with the North Vancouver School District
(Figure 5),

I I. ACCEPTABILITY
The ability of all District residents to feel that Capilano College
represents their individual and collective interests will depend on
the selection of a college site which is socially and politically
neutral. Emotional acceptability can be assured by selecting a site
which is visually exposed to residents from the entire socio-economic
and political spectrum of the community. A more detailed· discussion
of these points is provided in Appendix 2, Findings are summarized
here:
1.

Social Acceptability
The Capilano River zone is the only socially neutral zone on the
North Shore. Other possible college sites tend to.favour one
social group over another, The lower portion of the Capilano
River zone respects equally the contrasting.socio~economic extremes of certain areas in West Vancouver and North Vancouver
City and District.

2.

Political Acceptability
Political orientation on the Marth Shore follows .roughly the
same pattern as the socio-economic groupings do. North Vancouver
City with its lower relative demand for higher education is also
concerned about the loss of taxable land, and the impact of a
college on the community in its area. The Capilano River zone
provides a polltical balance between the high assessment·.area of
West Vancouver and the relatively lower assessed areas of North
Vancouver District and City - a critical issue in fund raising.

3.

Emotional Acceptability
There are several focal points of community activity and emotional
identity on the Marth Shore, but it is difficult to isolate~many
which represent a true Marth Shore-wide image. Shopping areas and
travel patterns (Figure 7) indicate existing or possible future
focal points that could be developed through visual exposure to
large numbers of College District residents. In terms of shopping
activity, Park Royal, with its department stores has the widest
attraction for North Shore residents. Note that areas at either

fig. 7

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0

0
RHONE & IREDALE

ARCHITECTS

CANADIAN ENVIRONMENTAL SCIENCES

2

CAPILANO COLLEGE
SITE SELECTION STUDY

scale of miles
20000
30000

•eptember 1969
40000

250000

COMMERCIAL MffERN &

125000

TRAFPIC VOWMES

25000
50000
average dally traffic C1967)

commercial floor •pace C1969 >

source : LMRPB , 1969

.. (., -

of the brirlaeheads along Marine Drive or the Upner Levels ''ighway woulrl all have potential for visual exposure to automobile
traffic. nnlv the Lions Gate ~rirlaehead area can be seen bv
larae numbers of bus oassenaers.
!orth Shore landmarks v!i th commun i ty-wi r1e identity ;:ire related
to the 11orth Shore's mountain sett i na ;:ind vi ev1s of Ena 1 i sh P;iy
and Rurrard Inlet. Snecific ~nd mnre central · 1orth Shore landmarks are in the Caoilano River zone inclurlina Lions Gate qridge,
The Caoilano Canyon, Cleveland Park, the Lions and Grouse Mountain.

1

- 7 PART D
SITE RATING PROCESS
1.

Participation:
In a series of work sessions with members of Capilano College Council
18 potential college sites were identified and a site rating chart
was established (Figure 8) (Table 1). The chart incorporates the
basic college objectives expressed in terms of accessibility and
acceptability. Rating criteria for site.characteristics capital and
operating expenditures .are also included. The size of the site, one
of the critical factors of the whole chart, is discussed in more deta i 1 in Appendix 3.

2.

Method:
The actual site rating was accomplished by:

3.

(a)

Measuring accessibility using travel time from the possible
sites relative to the distribution of potential students, their
mode of travel and·.the development pattern on the North Shore.
Compare Figure q (which shows travel time for representative
sites) with Figures 2, 3, 5, 6 and 7,

(b)

Measuring.the acceptability of each site by assessing its social,
political and emotional impact on the college community and its
various groups. The cost benefit criterion was used to.account
for such things as the alienation of land which could be used
for other community facilities, or the removal of large amounts
of potential tax revenue.

(c)

Comparing site acreages and evaluating other site characteristics.

(d)

Obtaining prices and .cost estimates for acquisttion .and development from various governmental and private sources and comparing
these figures.

(e)

Estimating abnormal operating costs from similar establishments
elsewhere.

Rating:
The sites were rated for each criteria on a scale of 1 to 5 (lowest
to highest). Sites were rated relative to each other.

4.

Results:
The rating results for all sites are summarized in Tahle l and our
recommendation to limit further investiqation to 3 sites in the
Caoilano River zone (Figure l) was acce~ted by Colleoe Council in a
meeting July 21, ]qhg,

fig. 8

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RHONE & IREDALE

ARCHITECTS

CANADIAN ENVIRONMENTAL SCIENCES

••pt•mber 1989

scale of miles

2

CAPILANO COLLEGE
SITE SELECTION STUDY
COLLEGE
SITE ALTERNATIVES

fig. 9

RHONE & IREDALE, ARCHITECTS
CANADIAN ENVIRONMENTAL SCIENCES
september 1969

CAPILANO COLLEGE
SITE SELECTION STUDY
Travel-time isochrones
( automobiles >
SOURCE · VANCOUVER TRANSPORTATION STUDY

IIH

table 1
Q<.PRE:SSi;.S ITS ACADl=MIC ORJl=NlATION BY .STRt;.SSING
1HE IMFQRTANCE OF "INVOLVMf;NT': 11-fE" ' INVOLVM~T'', HOWI;VER.., DJ;.P[=NDS
Vi;'.R't MUGl-t ON ACC[;SS\BILITY AND AC.C[;.pTAB ILl1Y.

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cou_i;;:ct;.

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ACCESSIBILITY

~CCEPTABILITY

COLL!:;_G~ TO COMMUNITY

COf.N.AUN ITY TO COLLI;G~

FOR STUD~T.~
E.NROLLED
IN TH!; VARIOUS

E.XRJSUR.E

RESOURCE

"TO POTENTIAL

l=ACILIT\ES

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CAPILANO COLLEGE
SITE SELECTION SnJDV
SITE RATING - SUMMARY SHEET

- 8 -

PART F.
DEVELOPMENT CHARACTERISTICS OF THE THREE LOCATIONS AND THEIR FF.ASIRILITY AS
COLLEGE SITES IN TERMS OF BASIC CAPILANO COLLEGE OBJECTIVES.
I.

SITES ON THE INDIAN RESERVE NO. 5
(a)

Ownership patterns, development restrictions, general access
problems and related issues. (Figure JO)
Considering the whole of the Indian Land (Capilano Indian Reserve
~o. 5 and adjoining Indian Cut-Off Lands, DL 5521), the fol lowing
issues must be taken into account:
I.

Present Vancouver wharves bulk-loading facilities wil I be
extended _westward and will not leave enough land _for a - college
development between these facilities and the bridge r ight-ofway.

2,

Pacif ic Great Eastern Railway yards cannot be eliminated and
decking over would be extreme ly costly.

3.

The Greate r Vancouver Sewerage and Drainage .Dl str tct ~sewage
treatment -plant will expand to cove r most of the lan d· south
of the P. G.E. between Lions Gat e Bridge and Capilano _River.

4.

Land south of the P.G . E. and west of Capilano River form a
l ogical extension to Ambleside Park.

5.

The construct ion of the We lch Street alignment _(anticipated
completion within 5 years) will be essential to any _development in this area . The exact location is not yet determined.
It could be as presently proposed or adjacent to the P.G. E.
1 i ne.

6,

Extensive development between Eatons and the P.G.E. would
necessitate immediate construction of an interchange - between
Welch Street and Marine Drive, as we ll as a bridge over
Capilano River; both of these are eventua l ities regardless
of college development .

7.

A college development on the east side of Capilano River
could function for an interim period with the completed
11elch Street a l ig nment.
Traffic from 1-fes t Vanco uver cou 1d by-pass Vancouver-bound
traffic and turn right at Cap ilano a nd Marine Drive ent eri ng
the s ite vi a Pipe line Road and lfo l ch Street.
'lorth Vancouver traffic could enter the Indian Land in the

fig. 10

RHONE

& IREDALE, ARCHITECTS
CANADIAN ENVIRONMENTAL SCIENCES

september

0

500 '

1000'

CAPILANO C LLEGE
SITE SELECTION ST

1969

PROPOSED COLLEGE SITE
CAPILANO INDIAN RESERVE No5

- 9 south-east corner (south of Norgate Park) by-passing the
congested Capilano-Marine Drive intersection .
The Provincial Highways Department woul d have to be consulted on this issue since their approval is required in this
matter. In di cations are that the Hi ghways Department would
not allow the Col lege to develop on this site unless improvement s are made in the local circulation system.
8.

The Provinc ia l Highways Department owns a 200 1 r ight-of-way
under Lions Gate Br idge and has a r eservation on another 320 1
paralle l to and east of Lions Gate Bridge for a poss i ble parallel crossing to the ~ridge.

q,

The Provincial Hi ghways Department i s wi lling to relocate its
work ya rd if another suitable location can be provided by the
Co 11 ege .

10. The trailer park lease, r unning to Jq76, can be terminated
earlier, at an undete rmined cost.

11. Th e Provinc ia l Governme nt claims ownership of District Lot
5S21 . It has expressed its willingness to contribute certain
parts of the Lot to the College provided development .on this
land conforms to the District of West Vancouver zoning policy
and the present traffic congesti on prob l em in this area is
solved .
12. The Di str ict of 1-/est Vancouver claims j ur isd i ction ove r a l 1
Indian . Land in zoning of non-Indian develooment (present
policy - * Floor Space Ration must not exceed 1.?S).

13. Th e Indi ans dispute the Provincial Government's claim of
ownership as wel 1 as the Di strict of 1·/est Va nco uver's right
ove r zon i ng control .

14 . The Squamish In dian Rand has indicated in principle t hat it
woul d welcome a college development on its l and . . It has
a l so bee n stated th at l an d would on l y be leased t o the Coll e ge
(no outright purchase is oossible).
If a College s houl d be l ocated on India n Land, th e parce l of
l a nd between Lion s Gate Bridge and Capi l a no Rive r nor th of the
P.G.E. would be the best l ocat ion (Fi gure 10).
Gross Bui ldin g Area
* Floor Space Ratio ( F.S.R . ) = Site Area

•

- 10 -

INDIAN RESERV~ NO. S . ..
(b)

Location in relation to basic College ohjectives.
Part R of this report has demonstrated how the achievement of
the basic objectives of involvement underlying the development
and operation of the College depends on accessibility and
acceptability of the location .
ACCESSIRILITY
Community to College:
nf the three recommended sites, this location offers second best automobile access possibilities .
This assumption
takes i nto account the dist ri bution of North Shore postsecondary students and the general demand for higher education on the ~orth Shore.
The rating assumes the construction of the 1~elch Street
alignment, which would allow the College traffic to by-pass
the congested Park Royal area.
A college site on Indian Reserve ~lo . 5 has by far the best
public transportation servi ce . The potential College users
of the lower central area of the 'lorth Shore who rely more
heavily on bus t ra nspo r tation would greatly benefit from a
selection of th i s site.
11th this potential for excellent public transportation
and the fact that 44% of all ~lorth Shore students surveyed
have indicated preference for hus transit (provided frequent and convenient service is available) a reduction of
car park i ng facilities could very well be considered .

1

College to Community :
Without doubt commun i ty facilities used by the College directly in conjunct i on with the various pr ograms offered,
or indirectly a r e more accessihle fr.om this _location and
can in many cases be r eached on foot or by public t r ansportation .
ACCEPTARILITY
Social Acceptability:
Since this location is not directly assoc i ated with any
socJ al group, partic i pat i on by all ~orth Sho r e socioeconomic levels can be expected. However, this location
has advantages for lower i ncome group part i c i oants in the
college and it simplifies t he ir transportation p roblems.
Political Acce ptability:
Recognizing the ~orth Shore resident's awareness of

- 11 -

municipal boundaries the advantages of a politically . neutral
zone are self evident. Since the Indian Reserve Mo. 5 is
not generally associated with any particular municipality,
the selection of this location would be excellent from a
political point of view.
Emotional Acceptability:
Emotional acceptability is directly related to the image of
a particular location~ This image can be . related to its visibility and association with existing activities or landmarks.
If the College was built on land between Lions .Gate Bridge and
Capilano River, travellers over the Bridge and those on the
~lorth Shore would be able to see and enjoy it.
Activities in this area are centred around the Park Royal
shopping centre which is used by the whole Morth Shore copulation. Many people who may not be aware of their educational
needs might be encouraged to use the College due to its proximity to familiar surroundings (i.e . Park Royal shopping
centre) .
Finally , because this site is close to the waterfront, Lions
Gate ~ridge and Capilano River, it has a particularly suitable · image .

- 12 -

I I . 1·/EST VAMCOUVl:R DUMP SI TE AND ADJOIN I MG PROPF.RTY TO EAST AND 1·1EST
(a)

Ownership patterns, development restrictions,
problems and related issues Figure 11

eneral access

1.

The area under consideration consists of the now closed 1·/est
Vancouver dump (17 acres), a road right-of-way owned by the
District of 1·1est Vancouver (1 acre), two parcels of private
property along Capilano River (10 acres) as well as 2.5 acres
to the west of the dump site owned by the Provincial Hig hways
Department, together totalling 30.5 acres .

2.

The District of \·/est Vancouver has unofficially recognized
the oossibility of a College on the dump site. The acquisition cost quoted for the 17 acre dump site represents the
assessed value olus the cost West Vancouver paid in developing the existing playing field.

3.

The Provincial Highways Department holds 2.5 acres for a
possible inter-change which would be required in this location if a parallel crossing to the Lions Gate Bridge was built.
If this is not built the land could be made available to the
Co 1 lege.

4.

Discussions held with various authorities and specialists
indicate that a parallel crossing to Lions Gate Rridge is
unlikely .

5.

The owners of the private prope r ty along Capilano River have
been contacted and informed of the proposal . No negative
reactions were encountered but negotiations would have to be
carried out.

h,

Formal approach to the Cemetery Roard could be .made regarding the sale of part of the Cemetery Reserve. However,
initial informal reaction was definately negative . The
Cemetery Reserve is only seen as an expansion possibility
and not as a substitute for the dump site.

7.

College grounds could become part of the proposed park walk
along Capilano River connecting Ambleside Park to Capilano
Park.

8.

Alterations to the layout of the Upper Leve ls Highway south
of the proposed site might re duce the site by up to 1 acre.
An alteration affecting the site is very unlikely .due to
the fixed location of the Bridge over Capilano River .

q,

Access to the site would occur via the proposed Taylor Way
grade separated interchange whic h is exoected to be constructed withi n the next 2 to 5 years.

10. Access during the inte ri m period poses ce rtain problems.

Coming f rom ' lorth Vancouver a right turn on 3rd Street onto
the site is possible . Coming from '·lest Vancouver user of
the existing left turn onto Mathers would be difficult .

•

•
•
•
0

RHONE

& IREDALE, ARCHITECTS

CANADIAN ENVIRONMENTAL SCIENCES
september

1969

500'

1000'

CAPILANO COLLEGE
SITE SELECTIO STUDY
PROPOSED COi I EGE SITE
WEST-\MNCOUVER DUMP

- 13 Instead, an overpass near 3rd Street should be considered,
particularly if the construction of the Taylor Way interchange is delayed.
(b)

Location in relation to basic college objectives
Involvement depends on accessibility and acceptability of
the location ...
ACCESSIBILITY
Community to College~
Of the 3 recommended sites this location offers · the best
automobile access. This is due to its close proximity to
the Upper Levels Highway which is the fastest inter-North
Shore connection.
Like the Indian Reserve location access to this site poses
certain problems. Access from the Upper Levels onto the
site will be difficult without the proposed Taylor Way
interchange.
Public transportation to this location is poor and adjustment to the bus network would only slightly improve this
situation .
Potential users from the lower central .area of the · North
Shore who rely on bus transportation could possibly . use
the Capilano Road bus and then walk to the site, but this
would require an awkward crossing of the Capilano River.
College to Community:
In terms of automobile travel time all community resource
facilities used dire c tly in conjunction with the · programs
offered, are nearly as close to this site as they are to
the Indian Reserve location.
On the other hand, in terms of direct exposure to community facilit i es which are frequently used by all North
Shore residents such as shops, the beach and park, this
site rates lower than the Indian Reserve location.
The opportunity for people to walk to these fac ili ties
and mingle .with shoppers is reduced in . this location . The
car is virtually the only means of transportation since
the bus service is poor .
ACCEPTABILITY
Social Acceptability:
Like the Indian Reserve location, this site is not directly associa ted with any social group . However, it is more

- 14 oriented to upper income residents who have automobiles
available to them.
Political Acceptability:
Since the whole Capilano River zone has .a certain political
neutrallty this site would find political acceptance by all
North Shore users.
Emotional Acceptability:
... Emotional acceptability depends on visibility and association of location with existing activities or landmarks ...
A college in this location would not be quite .as visible as
one on the Indian Reserve but it rates second to it (visible
from Upper Levels and Capilano Road).
Its proximity to Capilano River ties it to a geographic
feature that i s considered to be a true North Shore landmark.
In terms of actually temoting passers-by to stop and explore
the College this site would not be as successful as the
Indian Reserve location since it is only adjacent to a frequently used route and not at the end of it (such as the Park
Royal area) .

- 15 I 11. CLEV C:: LA'.!D ::-ARK SI Tf:
(a)

•

(b)

Ownership patterns, develooment restr i ctions, general access
oroblems and related issues (Fiqure 12).
l.

The orooos e d a r ea of app r ox i mate l y in n acres con s i s ts of 75
ac res ov,ned hy t he Gre a te r Va nco uver ' 1ater i) i s t r i ct a nc
aooroxi mate l y 25 a c r es owned bv t he n is t ri ct of No rth Va ncouver. nffic ia l s of t he Grea ter Va ncouv e r ' la t e r Di s t r ict
have indicated that a lease of th i s l a nd t o the Co llege at
market value would be cons i dered. The same i s true for the
District of ~orth Vancouver portion of the land.

2.

The Distr i ct of Marth Vancouver has also indicated that the
prope r ty ad j oining the south east co r ner of the oroposed site
(along Nancy Gr een Way) wh i ch i s or esent l y zoned r esidential
could be made available fo r students and faculty housing .

3.

A widen i ng of Caoilano Road mi ght have to he considered if a
College should be located in this a r ea . A ri ght-of-way for
such a wi den i ng ha s al r ead y been made. µow ever the District
mi ght no t l oo k fav our a b l y at s uch a p rono sit ion s ince the
area i s al ready almost f ull y develooed and the road imorov emen t i s no t a bso lutel y necessary .

Location i n relation to basic college o bj ecti ve s .
. .. Involvement depends on accessib i lity and acceptability of the
locat i on . . .
ACCESSIBILITY
Community to College:
Re i ng pa r t of the Capilano Ri ver zone th i s location has
still r elatively good automobile access in terms of travel
time . A widening of Cap i lano Road would howeve r have to
be cons i dered. Access to this site is _h i ndered by heavy
snowfall fo r up to 2 months of the year .
Publ i c transportat i on to th i s location i s poor and will
be d i ff i cu l t to i mprove app r eciably . If a college should
be located in this a r ea a soec i al bus service to the
Lonsdale and Ambleside areas of the North Shore wil I have
to be cons i dered.
College to Commun i ty:
Community resou r ce facil i ties used d i rectly in conjunct i on wi th Colle ge p ro g r ams a r e less accessible by car
from th is site th a n from the Dump s it e.
In te rms of di r e ct exp os ur e to communit y facil i t i es thi s
s i te ra te s l owes t not on ly of the 1 r ecommended sites but
also i n re l atio n t o mo st of the o r iginally prooosed North
Sho r e sites f o r a co ll eqe .

fig. 12

I
I
I
I

•
•
•
•
•

cpvld be used for
student and taculty housing

•
0

RHONE &. IREDALE, ARCHITEC TS
CANADIAN ENVIRONMENTAL SCIENCES
septamber
1989

0

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, , le E
0
0

e
�

E

�

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CAPILANO COLLEGE
SITE SELECTION STUDY
PROPOSED COLLEGE SITE
CLEVELAND PARK

- 16 ACCEPTABILITY
Social Acceptability:
Like the other two sites this location would be socially
acceptable to all segments of the ~orth Shore population.
Again, the mode of transportation req uired shows acertain discrimination against less mobile users. This
factor and the remoteness of the site will create difficulties.
Polit ical Acceptabil ity :
Mo obstacles are anticipated in terms of political acceptability, but it should be noted tha t the site is mo re
closely l i nked with North rather than West Vancouver.
Emotional Acceptability:
... Emotional acceptability depends on visib i lity and
association of a location with existing activities or
landmar ks
A college in th is location would not be visible to the
North Shore resid~nt on his routine j ourneys .
An emotional tie to a college in this location wou ld simply be based on the fact that it is associated with known
and accepted No rth Shore landmarks. These l andmarks are
perhaps of more importance to tourism than to the everyday
life of the potent ial co ll ege user.
The success of the open door policy and the ob j ective of
involvement would therefore depend on extra -efforts made
by the College in terms of orograms, spe cial eve nts,
additional transportation me t hod s and publicity. The
location i tself will do l itt l e to promote the college
object ives.

- 17 PART F
COMPARATIVE ANALYSIS OF CAPITAL EXPENDITURES RELATED TO THE THRF.E SITES
(TABLE 2)
Site acquisition, development cost, and abnormal operating .costs are
calculated to determine total .capital expenditures for each site . In
reading this chart the assumptions and limitations listed below must
be taken into consideration .
ASSUMPTIONS:

Since no detailed building design r equirements and no
master planning of any kind has yet been done, the density figures and land use discussed in the following
cha rt must be considered only as a method of comparing
development on these 3 sites .
A compact college .development is assumed .for .all 3 sites ·
(F . S. R. ~ 0 . 75 to 1. 5 over the area occupied by buildings). Not .only the shortage .of sufficient . land and high
cost of land but also the general college .objectives · of
inter-act i on and involvement encourage this assumption.

LIMITATIONS:

l.

The 3 recommended locations have been . tested for
their availability as college sLtes short of making
an actual commitment to purchase. Acqutsition costs
quoted can therefore not be guaranteed, and will be
subject to negot i ation ,

2.

The development costs stated in the summa ry chart are ·
only intended · to serve as a basts .for compartson and
do not represent .cost .estlmates . Accurate cost estimates can only be dete r mlned after a schematic maste r
plan has been completed.

3.

The summary chart only includes costs that would have
to be borne by the College directly , Costs to · be
carried by the municipalities such as road and sewer
improvements are not included.

4. The costs quoted a r e based on the requirements of a
college with a 4,000 student enrollment (F~T . E.) and
using 1q6q prices. Furniture and equipment cost are
not included in this comparison.

table 2
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ACQUISITION

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-16.52
SPECIAL REMARKS

RHONE & IREDALE, ARCHITECTS
CANADIAN ENVIRONMENTAL SCIENCES
september

1969

CAPILANO COLLEG
SITE SELECTION STUDY
COMPARISON CHART:
ACQUISITION COST /
DEVELOPMENT COST

- 18 -

ABNORMAL
OPERATING
COST
COMPARISON

In addition to the analysis of costs in Table 2, abnormal
operating costs will be incurred on the 1·/est Vancouver
dump and Cleveland Park sites. These costs are mainly a
result of climatic conditions, with both areas having
higher precipitation levels and heavier snowfall than the
Indian .Reserve site, which is considered ."normal" in this
respect. In .order to arrive at some .appcoximate costs,
officials of .Simon Fraser University and other local sources were consulted.
Indian Reserve _1./es t Van.
No. S Site
Dump Site
Cost of snow removal and general
grounds maintainance

..
..
""
•
•
•
Iii

$20-50,000

Cleveland
Park Site

s50-100,ooo

·- 1Cl -

APPENDIX I
l.

ACCESSIBILITY

ANALYSIS

Community to College
The spatial context within which the accessibility of possible
sites can be evaluated is established hy identification of who
the college users are, where they come from in the College District and by what mode of travel .
l.

Distribution of Demand for Higher Fducation on the North
Shore
In the North Shore Regional Colleqe Study, prepared by Hardwick and Baker in 1q65 the demand for post-secondary education on . the North Shore was found to be high in relation to
Greater Vancouver as a whole.* Also socio-economic characteristics influencing this demand, or propensity for higher
education, such as family income, father's education and
father's occupation were found to be grouped in · certain areas
on the North Shore. As a result some areas are expected to
generate more post-secondary students per capita than others.
Data on . these .characteristics obtained from the survey of ·
North Shore residents carried out by Hardwick and Raker were
re-examined, and a map prepared showing areas on . the North
Shore with 11 high 11 , 11 average 11 , and 11 low 11 propensities for postsecondary education (Figure 2).
The higher income, educational and occupational groupings in
West Vancouver and Capilano Highlands can be expected · to .produce more students than the lower central area of North Vancouver, where opportunity and aspiration for post-secondary
education is not as great . The remainder of the North · Shore
has average propensity for post-secondary education.

2.

•
•

Distribution of North Shore Post-Secondary Students
The above statements are supported by the distrihution of
enrollment of North Shore residents in Lower Mainland · colleges, universities, vocational and technical schools · including .Capilano College, the University of British Columbia,
Simon Fraser University, British Columbia Institute of Technology and Vancouver City College (Table 3) .

-;~

Hardwick, ,1.G. and Raker, R.J., Morth Shore Regional Col leqe Study,

Tantalus, Vancouver, 1965 .

- 20 TABLE 3
PERCENTAGE DISTRIBUTION OF NORTH SHORF. POST-SECO~DARY STUDENTS
BY INSTITUTION, 1968

2

3

4

TOTAL
STUDF.NTS
by area
(Samp 1e)

TOTAL
POPULATION

CAPILANO
COLLEGE

SIMON
FRASER
UN I VF.RS ITY

BRITISH
COLUMBIA
INSTITUTE
OF TECH.

VANCOUVER
CITY
COLLEGE

UNIVERSITY
OF BRITISH
COLUMBIA

Students
Sampled

536

414

170

35

516

HEST 5

37.4

18 . 1

8.4

1.8

34.2

675

31,987

UPPER
CENTRAL

26.4

29.0

9.4

.2

35 .0

466

28,5qq

LOWER
CENTRAL

28.8

24.2

12 . 8

5.2

2q . 1

368

31 ,66Q

EAST

33.3

42.0

13.6

1. 9

q,3

162

14, 707

1,671

106,q62

AREA

( 1qhh)

1)

Source:

Department .of ·. Student Affairs, .Simon Fraser Un lve rsity, .Greater
Vancouver .Ar-ea Housin a nd Trans ortatio n Stud of Post-Secondar
Students September, Jg

2)

Source:

Office of Academic Pl anning, Un i versity of British Columbia,
September 1968 (first year students only)

3)

Total stude nt s i ndicated he r e are not the total of a ll North Shore postsecond ary s tud ent s , only those wh o were sampl ed. The actual .numb e r of
st ude nt s is unavai l ab le , and th ere wa s no control on the sample . to a l ·low
for expansion. However this sample is a good indication of relat i ve distribution of st ud ent s on the North Shore.

4)

Domini on Burea u of Statistics, Ce ns us of Popul ation , Jq~6

5)

For percent by area see Figure 3.

- 21 Students attending .these institutions .were grouped into four
areas which have common socio-economic characteristics.
(a)

Capilano College
A sample of 536 students (out of a total enrollment of
735 at time of survey) showed a higher relative representation from Nest .Vancouver. This is attributable to
both the proximity of the present college bui !dings and
to the . higher . tendency .of '·lest . Vancouver residents to
attain .post-secondary education. On the .other hand, the
lower · relative attendance at Capilano College was found
where residents show·. less ambition for higher education,
in the lower central area of the ~lorth Shore. The upper
central area supports the expected average per capita
demand at Capilano College, while the eastern area is
low. The latter can be attributed to the distance from
the Co 11 ege, and 11 compet it ion" from S. F. U.

(b)

Simon Fraser University
Students living on the North Shore and participating in
the S.F . U. questionnaire numbered 414. At · first glance
it appears that \·/est .Vancouver residents favour Capilano
College~ whereas North Vancouver City and District students seem to favour S.F.U. To an extent this ·.can · be
attributed to the somewhat shorter distance · of North
Vancouver to Simon Fraser via the Upper Levels · Highway
and Second Narrows Rridge, but '·'est Vancouver student
enrollment at the University of Rritish Columbia accounts
for the lower showing of \·/est Vancouver students at S.F.U.

(c)

University of British Columbia
In 1968/69, 516 No r th Shore residents attended first · year
courses .at U.R.C.; of these 44 . 8% came .froml·/estVancouver, whereas \./est Vancouver represented only 28 ·.8% · of
Simon Fraser's No r th Shore students. Relative attendance
from the lower and upper cent r al area was the same for
both S.F.U. and U. R.C . , while S.F.U . attracted virtually
all the .students east of the Inter-River area in North
Vancouver District.

(d)

Rritish Columbia Institute of Technology
Mo significant differences · in representation by area
occurred among North Shore res ·i dents attending B.C. I .T.

(e)

Vancouver City College
Only 35 North Shore students were sampled .by the S.F.U.
survey of post-secondary education students ·. ~!evertheless, .the distribution of these students supports the
concept of propensity for hiaher education determined by
socio-economic class. The lower socio-economic level for
residents of the lower central area is reflected by hiqher relative representation from students attendinq vocational and career programs offered by the City College.

- 22 -

Summary
The post-secondary institution student enrollment pattern of
North Shore residents supports the theory of the distribution
of the propensity for higher education on the North Shore.
The attraction of U.~.C. to 1·/est Vancouver residents, and of
S.F.U. for IJorth Vancouve r residents, esnecially those in the
eastern portio reflects both travel time and tradition (in
the case of \·/est Vancouver) . From the S. F.U . survey stat istics, technical education students appear to be distributed
over the ent ire North Shore, while vocatiohal students are
found in the older develooed ar:eas of North Vancouver and \·lest
Vancouve r . - Students attending Caoilano College reflect the
pattern of potential demand indicated ,by the analysis of
propens lty as ·.well as the effects of proximity with great per
capita rep resentation from the areas in the vicinity of Capilano College 1 s temporary facilities"

3.

Student Dist ribution and Mode of Travel
The accessibility of Capilano College seen from the point of
view of students depends on their mode of travel . Automobile
availability per household on the North Shore is hiqher than
for Greater Vancouver as a whole, reflecting higher average
income.* Large numbers of students will have their own cars
or in the case of two car families will have a car available
to them some of the time. Students from one car families, or
students without any car available at all are at a disadvantage when having to travel any distance, or to certain areas on
the Horth Shore, since bus service on the North Shore is poor.
There are two independent bus systems, one operating in '·lest
Vancouver and one in No r th Vancouver City and District which
provide service along major arterials and residential distributor streets as shown in Figu r e 4. Reasonably · good service
is provided at peak hours on routes leading to downtown Vancouver via Lions Gate Rridqe but the remainlnq service is
half-hou rly or hourly in outlying areas . tJo service is available fo r cross-North Shore travel by hus since the two systems
do not interconnect. No bus service is orovided east of the
Second Narrows Bridge .
To dete rmine the effects of automobile avai l~bility on participation in College programs the mode of travel pattern of
North Sho re students enrolled in Lower Mainland post~secondary institutions was analyzed, with the exceotton of U.B.C.
The survey data**also indicated student preference for bus
transportation if adequate service could be made available.

*

City of Vancouver Plannin g, Selected Data From the Vancouver Transportation Study, Metropolitan Vancouver, 1q55, 1q65 and 1qR5,, City of Vancouver, March, 1q67,

~'D',

loc. cit. Department of Student Affairs, S.F.U. (footnote l)

•
--

- 23 -

(a)

Cap ilano College
Of the 536 students sampled in September, lq68 77% travelled to classes by private automobile, .with over half
the sample using . their own car. Only about 7% travelled
to the college by bus but 40% stated they would pre fer
bus if quick convenient service was availahle.

(b)

S imon Fraser University
Of the 414 North Shore · residents samoled most travelled
by car, 5CJ% in their own cars, and 33% rid i.nq as passengers. On ly 32 students or 8% travelled by bus to Simon
Fraser and most of these were from the lower central area
of the North Shore. Rus preference however, was very
high with 85% of North Shore students sampled at Simon
Frase r indicating their preference for this mode of
travel.

(c)

Br i t i sh Columbia Inst i tute of Technology
Of the 170 North Shore residents samole d, 74% travelled
in their own cars and 22% rode as car passengers. Only
eight of the students surveyed travelled by bus to
R.C. I .T. from the North Shore, and 47% of the 170 indicated their preference for hus service .

(d)

Vancouver City College
Attracted a much smaller portion of ~forth Shore students
with only 35 students reoresented in the sample. Among
these 23 travelled in their own ca r , 1 as a .passenger,
and 11 (31 %) by bus . Eight of these 11 .came from the
lower centra l area of the ~lorth Shore.

Summary
The significance of student mode of trave l patterns t o the
se lect ion of a l ocation for Capilano College is:
(a )

The maj ority of North Shore s tu dents have automob il es
avai l able to . them or are able to ride as passengers .
Th e College therefo re must be located i n a n area that
is easily accessible by automobile . In .addition, parking for .50% of the students will be r equired . . Th is figure accounts for high ~orth Shore a utomobil e use a nd
parking requirements a t other Lower Mai nl a nd posts econdar y e duca ti on fac iliti es. Over SS% of 6 , q70 of
s tud en t s samp l e d by t he S.F . U. s ur vey indicated tha t they
r equire d a par kin g space .

(b)

A small, ye t s i gni.ficant number of st ude nts , esoec i a ll y
f r om th e lower cent ra l a rea of the ~lort h Shore, tra ve l
by bu s. Students .from this area and other a r eas, wh o
r e l y on .pub li c t ra nspor t atio n must be gi ve n consideration eLt her by l oca t i ng the Co ll ege o n bu s routes servin g t hese areas , or by the ~rev is i o n of direct bus
servi ce to a si t e l oca t e d away from prese nt trans it

- 24 -

routes. The fact that 44% of all North Shore students
surve)led .i.ndi.cated .preference for bus tr.ansit'-also
lends support to locating.the College where good bus
service is provided; and the amount of parking space
could be reduced if bus travel proved attractive to
Capilano College users.

4.

•
:

Distributi.on .of Program Enrollment of North Shore Secondary
Students (Tab 1e 3) (Figure 5)
Program ori.entation .of secondary students on the North Shore
is examined here to give fur.ther indication of program source
areas of potential Capilano College students. Students from
higher educational demand areas .(Figure 2) are .generally oriented . towar:ds .academic-:technical courses in secondary school,
which . implies continuation i.n similar courses after graduation .
The lower central · area of the North Shore reflects · its socioeconomic status in student orientation towards commercial and
industrial programs . This suggests termination of ~education
upon completion of secondary school, or continuance in vocational-technical programs for a large portion of secondary
students. Most notable, however, is the fact that .approximately 75%of-.the Grade 12 students in 1%C! in the North Shore were
enrolled in academic-technical courses .

TABLE 4
GRADE 12 ENROLLMENT IN NORTH SHORE SECONDARY SCHOOLS lC!6C!
School
Academic~
Technical
Hi 11 side
\./est Vancouver
Sentinal
Handsworth
Del brook
Carson Graham
North Vancouver
Argy le
\.lindsor

168
1ci4
146
172
270
235
120
123

Commercial

Si;

4
30
2q
13
20
105
33
35
25

TOTAL

l ,513

2C)4

Source:

School Districts 44 and 45 .

Community
Services

Arts

TOTAL

16

5

17

172
262
175
185

140

15

Industrial

2qo

21

177

20

4

530
153
183
110

56

2,060

35

- 25 ACCESSIBILITY ...
College to Community
Through its programs, Capilano College students will go out into
the community to use facil itles for in-service trainina and P.Xtracurricular activities. Proximity to certain activities and easy
accessibility to others wi 11 facilitate the operation of the College as well as foster college-community identity ?nd community
participation in College development. The distrihution of resi dential, commercial, industrial and park areas is shown in Figure

6.
1.

Industry
Industrial activity on the ~lorth Shore is located along the
entire Rurrard Inlet waterfront as far as Maplewood, east of
the Second Narrows ~ridge. Development extends only a short
distance inland, with the largest concentration of employment
in the Pemberton, Lower Lonsdale and Lynnmour areas. l,lc1terfront industries are predominately port-oriented shipping
facilities and services or heavy manufacturinq. Light manufacturing and fabricating plants are located lnland. Programs
developed with these industrial groups will result in in-service
training, requiring easy interaction for students anrl faculty,
but not necessarily close proximity which would have undesirable env ironmental effects on the College.

2.

Business
Commercial activity on the 1Jorth Shore is largely consumer
oriented and spread throughout the District . Sma11 concentrations of 11 office~ 1 activity are found in the Ambleslde,
Park Royal, Marine Drive and Lonsdale areas, with the greatest potential for this type of activity at Park Royal and (in
the more distant future) at Loi.,1er Lonsdale. In-service training relationships with the North Shore business community woulrl
suggest a college locati on close to one of the above areas, or
central to all of them.

3.

Recreation Facilities
The recreation policy of Capilano College has not been de fined. However College Council has indicated that the College
wi 11 be f I ex i b le . towards non-:trad it i ona 1 recreat l on programs.
In this regard, the North Shore offers several opportunities,
especially skiing on North Shore Mountains and sailing in
English Ray. Proximity to these activity areas while not
critical functionally, would enhance the image of the College.
Assuming the College will offer conventional sports programs
it will have to provide its own playfields, a gymnasium and
a svtimming pool in the College development. The small number
of existing community playfields are dispersed throughout the
tlorth Shore, with the largest concentration at Ambleside. The
only public recreation complexes are located on Lonsdale near
the Upper Levels ~ighv 1ay and in \./est Vc1ncouver hetween Amble side and Dundarave. All these public facilities are already
used to capacity .

•

- 26-

4.

Specialized Schools (Figure~ )
Carson Graham School is the only North Shore secondary school
with special facilities that could be used for some College
sponsored post-secondary orograms. Other high schools can be
used for night classes if required. Reference to these In
selectinq a location for Capilano College is relatively
insignificant.

- 27 APPENDIX 2
I I. ACCEPTABILITY

...

l.

ANALYSIS

Social
The term acceptability is used in this report to indicate the abi 1ity of cross-sections of the community to identify with ootential
college sites . . Some sites wi 11 alienate one socio-economic group
while favouring another and thus inhibit community-wide participation. For instance, a site in a hiqh income area of 1./est Vancouver
would not be acceptable to students from the lower central area of
the ~orth Shore. As a result students who are unwill inq or unable
to travel to an unfamiliar social environment would not benefit
from post-secondary education . On the other hand a college located
in the lower central area, in say an undesirable ohysical environ ment, will not be attractive to some hiqh incomP area students who
would seek oost-seconda ry education elsewhere. It follows that a
socially neutral college location would by its very oosition encourage orosoective students, while the selection of a site in
other areas would orejudice the opportunity for a true community
co 11 ege.

2.

Po 1 it i ca 1
Political philosophy towards hiqher education and the siting of
Capilano Colleqe differs among the three North Shore political
jurisdictions. Municipal and City boundaries coincidentally almost enclose the hiqh, average and low areas of relative potential
demand for oost-secondary education as discussed earlier (Figure 2).
Much of North Vancouver City, for instance, is considered to be a
low oropensity area, and reflectinq this there is a strong feelinq
of City Council against the removal of a large land area for college development from the city 1 s tax base. This was not consider ed as great a problem in the other two municioalities. Also some
indication has been given in discussions with officials from the
three jurisdictions that outright favouring of one area would invite alienation of the other, particularly, between .North · Vancouver City and the Municioality of 1,/est Vancouver. The selection
of apolitically neutral college site on the North Shore is critical, especially in terms of raising funds for college develooment
and operation.

3,

Community Activity Patterns
Community activity focii expressed in shopping and travel patterns
have been examined to give an indication of areas which have a
district-wide identity or can achieve this through visual exposure
(Fi qure 7).
Commercial Centres
Commercial activity .on the North Shore is larqely oriented towar-0s retail shoos and services, with few administrative and

professional offices. Commercial centres shown in Fiaure 7
serve localized markets, with the exceotion nf the reaional
shoopinq centre at Park Royal and alonq Marine nrive. Marine

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- 28 Drive is largely automobile oriented, ancl orovides 11 heavier 11
goods and services, mixed with light industry, some offices
and residential development. Park Royal on the other hand
with its department stores, covered malls and numerous small
shops caters to a large North Shore market, including 1-/est
Vancouver and North Vancouver (with a decline in oatronaqe
east of Lonsdale) .*
Travel Patterns (Figure 7)
Automobile travel volumes on major transportation routes
are another indication of commun i ty identity patterns.
The Lions Gate bridgehead area for instance is passed by
over 8~650 residents of West Vancouver and North Vancouver
(West of Lonsdale) as they travel to work in Vancouver.**
The Upper Levels Highway carries cross- Nor th Sho r e traffic,
but much of the daily volume on this route is a result of
trips to and from other parts of the Lower Mainland, not
by persons travelling between North Shore points.
College sites located at either of the bridgehead areas,
along the · Upper Levels Highway between Taylor Way and the
Second ~!arrows Bridge; .or along Marine Drive between
Ambleside and Lonsdale, would benefit from visual exposure to North Shore automobile drivers.
Public transit passengers on the other hand are limited
in in their travels on the North Shore by infrequent service and widely spaced routes. The bus route pattern
discussed 1n Appendix l focuses on the Park Royal and
Lions Gate Rridge area. No other areas of the North Shore
are exposed to bus oassenqers as much as this area, with
almost 2,500 persons travelling across the Lions Gate
Bridge area during the morning peak period . **

,':

From discussions with a marketing representative of Park Royal tenant.
M. D. Lea, O_ues ti onna ire Survey, Fi rs t Narrows ~ridge, Vancouver l g67
also in Swan-Wooster-CBA, Notes on the Rurrard Inlet Crossing Project
North Shore Approaches , Vancouver, February 1g~q, it was reported that
in a 24 hour period two-way automobile traffic was 47 , 000 auto trips
and approximately 10,000 transit trips in lqh7,

- 2~ -

APPENDIX 3
MINIMUM SITE AREA REQUIREMENTS

Site area requirements -for Caoilano Colleqe have been determined on the
basis of extensive research into Junior and Community College developments in the United States and Canada.
Total Building Area:
Capilano College Council has stated that a maximum enrollment
of 4,000 full-time equivalent students (F.T . E.) is the optimum
for the proposed College development.
Studies have shown that approximately 150 square .feet per student is required for two year college -facilities similar in
nature to Capilano College. This figure represents gross
floor area, including structural, mechanical, service and circulation space. The total building area required is therefore
approximately 600,000 square feet or 14 acres.
Site Area for Buildings:
The density of development alters the site area requirement
for buildings . Taking college objectives and scarcity of land
in the more desirable areas of the North Shore into account a
floor space ratio of 1 to 2 is appropriate .
Assuming an average density of 1 .5 (F.S.R.), college buildinqs
would require 10.5 acres.
Outdoor Recreation Area:
Even though regular playing fields are not essential to the
College program a certain amount of outdoor space for qenera1
recreational .activities is desirable . It is proposed that
4 acres be set aside for this purpose .
Site Area for Parking:
Parking requirements for Capllano College students ~il 1 be
high (see .Appendix . ti with uowards of 50 .to 60% of students
requiring parktng spaces . ·A site well served by bus . routes
could provlde fewer .parking spaces. Analysis of .parktng
requirements .of Lower Mainland Post-secondary institutions
including the temporary Capilano College facilities indicates
that parking for at least 50% of the students and all staff is
required. Capilano College would therefore require approximately 2,500 parking spaces. Assuminq 120 ca r s per acre (including circulation roads) aoproximately 21 acres of surface
will be required . If half the cars are surface parked (10.5
acres) and half are in a 3 storey structure (3.5 acres) an
area of 14 ~cres will be required.

- 30 Summary:
Total site area re~uired for
600,000 square feet of building area~ F.S.R . • 1 .S

=

10.5 acres

Outdoor recreation area

=

4.0 acres

Site area for parking facilities (1,250 cars on surface 1,250 cars in 3 level structure)

•

14.o acres
28.5 acres

(n,y altering the F.S.R. and the ratio
of surface parking and parking in
structures this total can be changed).

- 31 BIBLIOGRAPHY OF WORKS CONSULTED
AIRBORNE INSTITUTE FOR COMMUNITY COLLEGE PLANNING (1964) . . A Window to
the future: a coast . to .coast tour of twelve colleges. New York,
Educational Facilities Laboratories.
BARTON-ASCHMAN ASSOC. INC. (1961).
Chicago. Chicago, Barton.

Uptown campus plan, De Paul University

BESHER, J. (1962). Urban Social Structure.
Glencoe.

New York, The Free Press of

BLOCKER, C.E., PLUMMER, R.H. and RICHARDSON, R.C. (1965). The two-year
college: a social synthesis. Englewood Cliffs, Prentice Hall.
BRITISH COLUMBIA (1968) . . Public schools act, consolidated 1968. Victoria,
Provincial Queen's Printer.
BRITISH COLUMBIA. REGIONAL COLLEGE STEERING COMMLTTEE (1968).
college feasibility study for school districts 35-38, 40-43.
The Committee.

Regional
Vancouver,

BRITISH COLUMBIA TEACHER'S FEDERATION (1963). Community colleges for
British Columbia? Views .and points of view. 1815 1•/est 7th Avenue,
Vancouver, B.t.T.F .
BROTHERTON, P. and BRUBAKER, C.W. (1967)
Junior College Journal. Apri 1. p. 22

Analyzing master plan influences.

CANADIAN ASSOCIATION FOR .ADULT EDUCATION (1966) Community colleges 1966:
a national seminar.on . the community college in Canada. 2nd ed . Toronto,
The Association.
CAPILANO COLLEGE, . (1968) .. . College calendar, Fall Term, 1968.
couver, The College .
CAPILANO COLLEGE (1969).
(unpublished)

Permanent student records,

I.Jest Van-

1968/69.

CHURCH, J.S. (1965). Curriculum trends, their significance . for .community
colleges: paper presented at ... Vancouver City College. Vancouver,
The Co 1 l ege.
DAVIS-MacCONNELL-RALSTON, .Inc~ . (1968}. North Shore regional . college! a
report to the North.Shore . Regtonal ' College . coordinattng .committee.
School districts 44, 45, 46, 48. Vancouver, Davis Macconnell Ralston.
ERICKSON, C. G• . (1969). To.the new junior college trustee.
College Journal March. p. 42-45.

Junior

FIMLAY, L. E. and LAHTI, R. E. (1%7). The demands of effective site
selection. Junior College Journal. May. p. 17.
GREATER VANCOUVER REAL . ESTATE BOARD (1968) Real estate trends in metropolitan Vancouver. 1101 lfost Broadway, Vancouver, G.V.R.E.B.

•

FIELDS, R.R. (1962).
Hi 11.

The community college movement . New York, McGraw-

- 32 HARDWICK, '·I.G. and BAKER, R.J. (1965).
Vancouver, Tantalus Research Ltd.

North Shore regional college study.

HOLLI CK-KENYON, T. (J96q). The prediction of academic success .of students
at Capilano College: . a research design project. Vancouver, U.B.C.
Schoo 1 of Socia 1 \fork.
HOUSTON. RICE UNIVERSITY . (Jq62) Ten designs, community colleges.
Department of Archftecture, Rice University.

Houston,

LEA, N. D. and ASSOCIATES (1%4) Report to the Dept. .of Highways .. .
British Columbia, Trans Canada highways through North Vancouver . Part
11, future traffic. Vancouver, N.D . Lea.
LOWER MAINLAND REGIONAL .PLANN1NG BOARD (1966).
New I.Jestminster, L. M. R.P . B.

Official Regional Plan,

LOWER MAINLAND REGIONAL PLANNING BOARD (1968). Population trends in the
Lower Mainland, 1921-1986, Technical report . New Westminster, L.M.R.P.B.
MEDSKER, L. L. (Jq6o).
York, McGraw-Hill.

The junior college: progress and prospect.

New

NORTH CAROLINA ~ DEPARTMENT OF COMMUNITY COLLEGES (1963). A guide for
the establishment of comprehensive .community colleges in North Carolina.
Raleigh, State Board of Education.
NORTH SHORE NEIGHBOURHOOD HOUSE ( 1968) . A survey of potent ia 1 .neighbourhood house type needs . in the District of North Vancouver~ by S. H.
McIntyre. North Vancouver, The Neighbourhood House.
NORTH VANCOUVER DISTRICT.PLANNfNG DEPT . (1969).
study. North Vancouver. The Department.

Capilano College site

NORTH VANCOUVER DISTRICT . PLANNING DF.PT. (1964). Plan
development plan . North Vancouver. The Department.
NORTH VANCOUVER DISTRICT .
The Department.

PLANNING DEPT.

PARKS PLAN.

1

64.

Outline de-

North Vancouver,

OAKLAND. PERALTA JUN LOR . COLLEGE DISTRICT (1966). The growth .of a community college system: . a biennial report of the president, board of ·
trustees, 1964-1966. 300 Grand Ave . , Oakland, Peralta colleges.
PBQ & D, INC. (1968) .. Vancouver transportation study .
San Francisco, PBQ & D.

25 Maiden Lane,

PRICE, B. (1959). Technical colleges and colleges of further education.
London, Batsford .
PRIEST, B.J . and HOLT, H. D. (Jq67)
How to organize facilities planning .
Junior College Journal , March . p . 30

•Ill
_J

PRIEST, B.J. and OGLESBY, E. O. (1967)
College Journal . Sept. p . 26

Selecting the design team. Junior

- 33 REED, B.H . (1CJ66) People, processes and time= facilitie:s.
Journal. Mov. p. 20

Junior College

SIMON FRASER UNIVERSITY (Jq68) Housing and transportation .survey of post
secondary students, Greater Vancouver area. Vancouver, S.F.U. Student
Affairs.
S1~AN 1,/00STER-CRA (JC!fiq) Notes on the Rurrard Inlet crossing oroject North
Shore aoproaches. Final examination of alternative alignments. Vancouver, Swan "looster-CRA.
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"!EST VANCOUVER DISTRICT. PLNJNING OF.PT . (1~58) I/est Vancouver community
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1'1EST VANCOUVER DISTRICT .
gram: olanning study.

PLANNING DEPT . (lqh7) Parks and recreation oro \,/est Vancouver, the Department.

YEO, R.D. (lq68) If I could create Cinderella junior colleges: a proposal
for an experimental commuter junior college . Junior College Journal.
Feb. p. 28 .

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