c~Pto PREPARED BY THE PLANNING AND PROPERTY DEPARTMENT OF THE CORPORATION OF THE DISTRICT OF NORTH VANCOUVER JANUARY 1969 C A P I LA N O C O L L E G E S I T E S T U D Y 0 F N O R T H V A N C O UV E R D I S T R I C T The Corporation of the District of North Va..�couver Planning Department January, 1969 ACKNOWLEDGEMENTS Several references, either to individuals or to reports that we have used in our study, may be found in the main body of the text, and there is no need to repeat them here. However, particular mention should be made of the work of Mr. F. Sigurjonsson of the District Planning Department who undertook the site analysis (Chapter 6) virtually unaided. He was also responsible for the cover design. Mrs. E. K. Coles prepared the general site location map and the individual site plans. Other contributions are acknowledged from Mr. V. J. Parker of the L.M.R.P.B., Mr. M. G. Elston, Regional Highways Engineer, representatives of N. D� Lea & Associ�tes and Swan Wooster Engi�eering; the District Engineer­ ing and Land Agent's Departments; and last, and by no means least, Mrs. J�y Irving for the clerical aspects. CAP IL A N,O COLLEGE SITE STUDYOF NORTH VANCOUVER DISTRICT TABLEOF CONTENTS Page Summary of Rep�rt (i) - (v) (1) Foreword (2) Objective and Scope (3) Limitations of Study (4) 2 3 Previous Studies (A) North Shore Regional College Study (Tantalus) 1965 (B) A Report to the North Shore Regional College Co-ordinating Committee (5) 21 (C) Land Use Policies (1) Official Regional Plan 26 (2) Regional Parks Proposals (3) Municipal Zoning Site Analysis (A) Introduction 24 32 38 41 (B) The Sites (7) 13 (Davis, Macconnell, Ralston) 1968 The Choice of Sites (A) An UrbanLocation (B) A Suburban Location (6) 5 42 (c) Conclusions Major Highway and Traffic Conditions (A) The Role of Public Transit 56 (C) Highway Conditions (1) Provincial Department of Highways (2) Municipal Roads 59 60 (B) The Impact of the Private Automobile ••••••• Continued 53 57 TABLE OF CONTENTS continued Page (8) Other Considerations (A) (B) (C) Changes in the Development Plan One Site or Two Student and Faculty Housing Appendix 'A' : 62 63 64 Official Regional Plan An elaboration of Development Policies, following p. 64 LIMITATIONS * The imJ certain, developmE * Large � On the Ne the peri1 accepted the wisdc * In accc authoritj have beei that accc ***** FUNCTION AND ( * The CoJ academic MAP AND SITE PLANS General Location Map of College Sites - following page 26 Site Plan 1 - Capilano Lake Site - following page 42 Site Plan 2 - Cleveland Park Site - following page 44 Site Plan 3 - Inter-River North Site - following page 46 Site Plan 4 - Inter-River South Site - following page 48 ***** * The op' Ralston, time stuc * Enrollr students time stuc determin: parking LOCATION * Some o: are disc, that a S1 urban 10 1 * The fi· peripher: No. 3 (Ii SUMMARY OF REPORT Page 62 63 64 'allowing p. 64 LIMITATIONS * The impact of the College upon the community is far from certain, since it is a comparative unlcr.own as a form of development in British Columbia. * Large sites are at a premium throughout the region. On the North Shore 100 acre sites are only to be found on the periphery of developed areas. Although we have accepted one campus for purposes of the study, we query the wisdom of thinking in terms •f. twe. * In accordance with our terms of reference from College authorities, only sites in the District of North Vancouver The study lacks balance on have been examined in detail. that account. FUNCTION AND OPTIMUM SIZE * The College essentially offers two educational streams academic and vocational. * The optimum size recommended by Davis, Macconnell & ing page 26 ing page 42 ing page 44 ring page 46 ring page 48 Ralston, Inc., consult,e�ts to the College, is 7,500 full­ time students. * Enrollment is projected to be in excess of 10,000 students (gross) by 1985, equivalent to about 6,000 full­ time students. The latter figure is of importance in determining site and building size and facilities such as parking spaces. LOCATION * Some of the aspects of an urban versus suburban location are discussed in Chapter (5). On balance, we consider that a suburban location has some advantages over a S('..-Called urban location in a North Shore context. * The five North Vancouver District sites are all peripheral. Two of them, No. 1 (Capilano Lake) and No. 3 (Inter-River North) present conflicts with Regional (i) planning and park policies, not to speak of the attitude of the Greater Vancouver Water District, whilst a third site No• 3 (Inter-River South) poses serious problems for the Provincial Department of Highways in terms ef a complex interchange on the Trans-Canada Highway. Site No. 5 (Blair Rifle Range and vicinity) cannot be settled upon in view of the uncertainties attendant uron the development of the Rifle Range etc. * The matter of a prominent site was mentioned by the consultants and by College staff: in our judgment, three of the sites possess this requirement, namely No. 1 (Capilano Lake), No. 2 (Cleveland Park) and No. 4 (Inter­ River South). ENVIRONMENT * Land Use compatibility was investigated to identify ACCESS AND * The road SJ necessl backgr< we rec< Counci: * GeneJ No. 1 No. 2 No. 3 I upon tl and lil and vi, conflicts and benefits. We recognized a collision of interest with regional interests in the case of the Capilano Lake site, coupled with possibility of greater incidence of fog that must be weighed in the scales against the drama of this superb natural setting. SITE CHARACr opportunity to influence its environment to a very great extent. Most of the sites have the promise of good surroundings in due course, if not initially. Site N1 Site N, Nos. 3 No. 5 * Since the sites are peripheral, the College has the * The potential College sites are ma.inly associated with residential or wilderness areas. Very little chance to relate college sites to major commercial or service centres. UTILITIES AND PUBLIC SERVICES * In every case the need exists to extend utilities to the site. Major sanitary sewer problems at Capilano Lake and Cleveland Park sites. * None of the District locatio�s can provide adequate bus service. Improvements may occur with increased enrollment but a very high percentage of students can be expected to rely upon the automobile for transportation. Road widening (e.g. Capilano Road) and interchange re­ design (Keith and Trans-Canada interchange) may be required, depending upon access routes used. (ii) * The We con: this n: * Topo1 SITE DEVELO: * The site a; measur, costs. steep Clevel: creek (rough'. or thr OWNERSHIP AJ * Fort owners 9.ttitude a third blems for f a ot be ant upon ,y the 1ent, 1ely No. 1 4 (Inter- intify .on of the greater Lles �· the great �ood LS iry i.ted with �hance to rice centres. ties to the J Lake and :lquate eased ts can be ortation. nge rebe ACCESS .AND TRAVEL TIME * The traffic impact of the College upon the North Shore road system is an unknown quantity. Detailed studies are necessary. Traffic consultants possessing adequate background knowledge and base material are available and we recommend the retention of a firm to advise the College Council. * General appraisal of travel times and accessibility: No. 1 (Capilano Lake) best of sites, followed in turn by No. 2 (Cleveland Park), No. 4 (Inter-River South) and No. 3 (Inter-River North) - nowever, both of these depend upon the location and adequacy of an enlarged interchange and link with Trans-Canada Highway. Site No. 5 (Blair and vicinity) is the least accessible. SITE CHARACTERISTICS * The site requested was in the order of 100 acres. We consider that all of the sites in the District have this area or are within acceptable tolerances. * Topography; rugged, with several benches, in case of Site No. 1 (Capilano Lake)�fairly steep sidehill in Site No. 2 (Cleveland Park), and reasonably good in Nos. 3 and 4 (Inter-River North and South) and No. 5 (Blair and vicinity). SITE DEVELOPMENT * The degree of slope on the ground ,. the shape of the site and the effect of creeks and steep banks were measured and taken into account as factors in development costs. The Capilano Lake site, for instance, has quite steep slopes between the usable terraces whereas the Cleveland Park site is cut up by several well-defined creek beds. All sites have reasonably good shapes (roughly rectangular in the proportion of one to two or three). OWNERSHIP .AND ESTIMATED COST OF ACQUISITION * Fortunately, musi of the land involved is in public ownership, in other words is held by the District of (iii) �orth Vancouver, Greater Vancouver Water District, City of Vancouver, B. C. Hydro and Power Authority. The Inter-River south site has the highest proportion in private ownership. * Estimated Cost of Acquisition (supplied by District Land Agent) : No. 1 Capilano Lake $ 1,310,000 No. 2 Cleveland Park 1,565,000 No. 5 Blair & vicinity 980,000 No. 3 Inter-River North No. 4 Inter-River South 550,000 1,200,000 FURTHER INFORMATION REQUIRED * In some instances, topographic information is lacking (especially for Nos. 1, 3 and 5). The occurrence of rock at Site No. 1 Capilano Lake is expected but rock may present a problem elsewhere and tests are needed to prove out or otherwise. As noted previously, traffic studies are required and a feasibility study should certainly be commissioned in reference to access via West Vancouver and across the Cleveland Dam for the Capilano Lake site. NON-COLLEGE BENEFITS * In general these represent reductions in classrooms· for secondary schools which may be of advantage to the entire public school system. This is offset, of course, by the subtraction of a considerable acreage from normal development and by a loss of tax revenue coupled with expenditures on those roads and utilities that serve the campus. * If Site No. 1 (Capilano Lake) were to be selected a third crossing of the Capilano River would be effected which would form part of the major street sy�tem of the North Shore. (iv) SUMMARY RECOM * We wou (Clevela would ai; developrr servicin have ·co has expJ: way inte dramatic I .ct, •ity • >Ortion .strict SUMMARY RECOMMENDATIONS * We would recommend, therefore, that Site No. 2 (Cleveland Park) and Site No. 4 (Inter-River South) would appear to have the least problems with respect to development policy, although in the former case land and servicing costs would be high and in the latter case, we have �o report that the Provincial Highways Department has exp�essed concern at the impact upon the major high­ way interchange. Site No. 1, is by all odds, the most dramatic, the most challenging and the most problematical. : lacking Lee of rock :k may present ,ve out ;udies are Lly be mcouver ,ake site, tssrooms to the of course, '.OID normal id with serve the 1 icted a iffected im of the (v) (1) FOREWORD With the formal establishment of the North Shore Regional or Capilano College in 1968, albeit in temporary quarters, a wholly new educational perspective opened for the North Shore communities. No-one can say with any accuracy just what the future holds in store in terms of the full impact of the College, whether this is measured in relationship to further education and those wh0 are deemed to benefit by it, or, more particularly from a planning point of view, what size of plant or of site will be required. In undertaking this study we have been struck by the lack of definition on the whole subject, due in some measure to the fact that there is nQ body of local experience upon which to draw. We are planners, of course, and net educators, but we cannot help but be optimistic concerning the role of the College and of its eventual importance in the life of the broader community. For this reason, we believe that the mere availability of land is nAt sufficient justification for the location of the College campus. Such an institution should be given a situation of prominence, reflecting the importance attaching to it as part of the total education system. We should not let ourselves forget that the College is to stand at the top, as it were, of our local pyramid and that we are planning to accommodate a student body equivalent to that of the present Simon Fraser University or to four large secondary schools with the prospect of a gross enrollment, at some stage in the future, in excess of ten thousand students. We should caution the reader that this is m�st emphatically not an exhaustive study of the possible College sites in the District of North Vancouver: it is impossible to be precise about an installation that is nat a known commo�ity in the sense that the public school system can be taken to be and, too, there are some detailed points that will require specialized study (engineering and architectural feasibility). ���� Martin Chesworth Municipal Planner Page 1 (2) OBJECTIVE AND SCOPE OBJECTIVE The objective of this report is to provide the Board of the Capilano College, the respective School Boards and the municipal Councils, with an analysis and recommendations with respect to the suitability of five potential college sites in the District of North Vancouver. As noted elsewhere (Limit­ ations of Study) it has not proven possible to determine any absolute differences or to thoroughly evaluate all of the myriad items that would bear upon a final choice. We do consider, though, that the study has been carried out with sufficient attention to detail to permit certain generally valid conclusions to be drawn in �he matter of site selection. N• doubt the Board will wish to commission specific follow-up engineering and servicing investigations and we would s� re�cmmend. SCOPE In Chapter 4 of the rep�rt we review the twe previous site studies conducted by Dr. Wal�er G. Hardwick and Professor Ronald J. Baker (Tantalus Research Ltd, 1965) and Davis, Macconnell, Ralston, Inc. (Stanford Professional Center, Palo Alto 1968), because rather naturally they have tended to establish the frame­ work for the current study. We then follow this aspect with a wide ranging commentary on the basis of Site Selection and attempt a regional, as distinct from local, perspective. Chapter 6 is devoted to the consideration of each of the five sites in accordance with the criteria supplied by the California consultants. Because of the tremendous importance attaching to highway access and traffic factors we have decided to tackle this subject separately, in Chapter?. Certain other miscellaneous items are dealt with in the final Chapter. connection (a)! compa commo have find from could compc r (b) in tl: (fror camp1 side of pi the ten· sugg, migh coll, (c) rela deve be r avai muni dene accc Vane and fabl recc tenc mu1, * Apartmi Page 2 (3) vide the Board ards and the dations with ege sites in here (Limit­ termine any 1 of the myriad .o consider, sufficient alid conclusions 1 doubt the Board ,ering and 1d • ;he tw• previous and Professor l Davis, Macconnell, > Alto 1968), Lblish the framel aspect with a iction and attempt Chapter 6 is sites in .fornia consultants. > highway access .s subject .aneous items are LIMITATIONS OF STUDY Among the limitations that should be aclmowledged in connection with this �tudy, the following are of particular note: (a) ti�ional Coll�g�, as a form of development, is a comparative unlmown. Although such institutions are commonplace in the United States, we in British Columbia have almost no experience of them and in ruiy case we may find differences arising in the degree and pattern of use from those south of the border. These differences could obviously have a bearing upon the size and composition of a college. (b) More than o�����? There are some who argue that in the context of the service area of the Capilano College (from Howe Sound to Deep Cove) more than one college campus may be required. The steep and rugged mountain­ side of the North Shore severely restricts the movement of pedestrians and vehicles and this fact coupled with the possibility that the predicted total enrollment of ten thousand students may be exceeded (vide (c) below), suggests that a split campus or even two separate campuses might be advantageous. We have, however, assumed one college site for purposes of this study. (c) Changjng Planning Concepts. The pressure upon relatively level and accessible land for all manner of development purposes in the Lower Mainland will undoubtedly be reflected in an increasingly severe competition for the available land supply within the inner circle of municipalities. We predict thnt this will mean higher densities than pi·evicusly assumed w,ill have to be accommodated, especially in the District of North Vancouver. Insteal of providing for garden apartments and low--density housing schemes distributed throughout the fabric of the community but yet in accordance with a recognized apartment location policy,* we may find a tendency towards comparatively large concentrations of multi-family dwellings in areas that present no conflict * Apartment Study, District of North Vancouver, May 1968. Page 3 to the "established" residential districts. The net effect could well be to add quite appreciably to the population served and hence to the potential student body, and at the same time to alter the weighting given to the College population. (d) Peripheral Sites. Although we have been able to offer worthwhile general observations in respect to servicing the five sites in the District of North Vancouver, we cannot supply accurate engineer­ ing costs at this time partly because they are all peripheral to existing development and servicing lines. In two or three cases, moreover, we have had to rely upon aerial rather than ground survey and this has proven to be a distinct handicap. (4) PREVJ It r summary oj reports tl on a comnn (A) NOJ (b; (i) (e) Study is partial. Other sites have been considered in the past in both the City of North Vancouver and in West Vruicouver, but it is evident that they have not been found acceptable for various reasons. This concerns us, to the extent that as planners we are not able to present a real balance sheet of alternatives. (f) Traffic Conditions. Perhaps the most nebulous and yet at the same time the most important factor in need of evaluation is the impact upon highway and traffic conditions. So much depends upon the size of the college, of the composition of the student body, of the peak travel hours and whether or not such travel patterns conflict with or complement normal commuter rush hour patterns. It is probably too early in the life of the college for us to pontificate upon the probable impact, but by the most conservative reckoning it is obvious that such roads as Capilano Road and Lillooet Road cannot handle peak loadings for a student enrollment of five, much less ten thousand. Furthermore, the Provincial Highways Department would be obliged to reconsider their design solution for the Keith-Lillooet interchange if either sites 3 and 4 in the Inter-River area were to be adopted by the college authorities. (See Chapter 7). Page 4 (j )e ne Lege 1 able respect )f 1gineer­ re all )ing 3 have rrvey P• Jrth iTident various 1at as :1.lance llOUS factor in 'f and traffic :if the ody, of the :J.vel patterns rush hour life of the ble impact, obvious t Road rollment of the ged to th-Lillooet nter-River rities. (4) PREVIOUS STUDIES It might be of assistance, we feel, to offer a brief summary of the findings and salient observations of the two reports that were commissioned to provide the basis for action on a community college. (A) NORTH SHORE REGIONAL COLLEGE STUDY (by Tantalus Research Ltd) 1965; (i) Recommendations Three main points of relevance to the present investigation emerged from the Tantalus study and were put forward as sUlDIDEl.ry recommendations by the authors; 11 (1) A regional college will be desirable on the North Shore by September, 1968. (2) The College should offer a comprehensive program including: an expanded academic program (only partially furnished at present in the Grade 13 program); new program packages unique to the regional college; and - functions attractive to large segments of the North Shore population so that the College may assume the role of a focal point for the educational and cultural affairs of the community. (3) The College should be centrally located within the region on a site clearly and visually identifiable by North Shore residents." (ii) The Role of the College In their analysis of the role of the College the Tantalus group identified several aspects: "It is basically designed to offer a number of programs which will enable young people (a) to find careers in which their abilities will be challenged and which lend to responsible Page 5 positions in the regional economy and society; and (b) to progress to other institutions where formal education can be continued. The college also has two secondary but vitally important functions. It should (c) allow for the broadening and upgrading of educational levels amc�g the community's adults, and (d) act as both a catalyst and focus for the educational and cultural affairs of the community" (Footnote (1)) The authors proceeded to outline the scope of the programmes in the projected college, pointing out that "the academic program, designed for students wishing a broad general education and/or transfer to the Universities, would replace the present Grade 13, now offered on the North Shore and add an additional year, In addition, the College would offer a number of programs leading directly to careers in the community." It was remarked that career opportunities in greater Vtmcouver tended to be concentrated in the distributional and service sectors of the economy G.nd especially in education, advertising, public relations and so forth •. (Footnote (2)). The Regional College is considered to be an adult institution, not an extension of high school. In this respect, it differs significantly from Grade 13. "A second major adult-oriented function of the community college might be called 'education for leisure'. As leisure time and disposable income, already high on the North Shore, continue their long-term upward trend, more and more adults turn to education either as an en2oyable leisure-time activity in its own right, or as prepn.ration for some other leisure-time activity." (1) and (2) North Shore Regional College Study (Tantalus report) pp. 10 and 11. Page 6 "LE thE as ed1 cu le, co pu (iii) Tb Cc F: s, T L ( j * }; �e tally ?; of 1dul ts, the 3 of the out that vishing a 3 Universities, 3d on the North )n, the College ::tly to that career oe concentrated the economy end relations and m adult In this 13. "A second 'I college leisure 1e North more and �oyable preparation "Less tangible, but not less important", continued the Te.ntnlus group, "is the potential of the college as a focal point for the cultural as well as for the educational life of the community. Such extra­ curricular activities as amateur theatre, public lectures and panel discussions all enrich the community as n whole. The campus is a forum for public discussion of community and civic affairs."* (iii) Projected College Enrollment The projected enrollment for the North Shore (Capilano) College was estimated to be as follows: Component 1968 Freshman Second Year Total (full-time equivalent) (1) .To& ITR 12'1§. 1,050 600 1,700 l,05f - - 8JO 1,650 2,750 Late afternoon & evening (2) 2,400 4,100 8,200 (1) Full-time equivalent, is a figure arrived at by condensing partial enrollment into a standard form for calculating space-cost indices. (2) Late Afternoon and Evening attendance could prove to be three times that of the daytime population on the basis of experience with Community Colleges in the United States. (Source, p.22 of Tnntalus Report, Table 2). * North Shore Regional College Study, p. 12. Page 7 (iv) Distinctiveness of North Shore Population "The residents of North and West Vancouver have some of the highest average levels of education and income to be found anywhere in Canada. More managers and professional people rnruce their homes on the North Shore than in any other section of the metropolitan Vancouver region, with the sole exception of the South Shaughnessy area of Vancouver."* (v) Cc "whicl to be we ho: The consultants evidently felt that the peculiar character of the North Shore population had an influence in choosing a College site for at a later point in the discussion we find these statements "Although there are tendencies towards high social status in all areas of the North Shore, the concentration varies from place to place. The identification of this variation is critical in planning the location of the regional college."** From a study of the occupation and income of fathers, father's education and the educational goals of parents for their children, the conclusion was reached that the Sentinel Hill - British Properties neighbourhoods in central and western sections of West Vancouver, in the Capilano, Delbrook, Forest Hills and Upper Lonsdale arees of North Vancouver are intermediate with respect to levels of education and income. By contrast, 11 residents of Norgate, Westview, and the older and lower levels of the City of North VMcouver consistently show up as having on the average less education and income, and having jobs rated lower on the social scale. Their expectations for their children are correspondingly less ambitious."*** goj tru: coJ * North Shore Regional College Study, *.p.22, ** p.23 and *** p.27; Page 6 tion ouver have :ttion and ore managers 2 the North r-opolitan :)f the South 1e peculiar i an influence point in the high social 3 concentration �ation of this cion of the che occupation md the Ldren, the Lll - British 3Stern sections ,k, Forest 1couver are �ation and 1te, Westview, of North 1 the average rated lower :or their 3 ' " *** '. (v) College Location : The Approach The Tnntalus group identified these conditions "which a community college location must satisfy in order to be a success" (where required, for the sake of 1:revity, we have paraphrased the original statements on p.33 and 34) (a) In the long-run, minimum aggregate travel for the "customers" is of over-riding imp•rtance. The College must be located not far from the centre of its student hinterland, measured in terms of aggregate travel effort. (b) In the short-run, location will determine the degree of community acceptance and recognition. To be successful, the site must satisfy (a), but it must also offer ease of visual identification. It must be distinctively located� it must stand out ns a clearly recognized focus of North Shore educational, cultural and even partisan community life. (c) Scale effects of location must be to.ken into account, i.e. on the broad, community level, general accessibility and travel time matter most, whereas nt the specific site level, the immediate access and circulation pattern is of prime importance. (d) A minimum of twenty acres of land is necessary, broken down into 2 - 4 acres for buildings, 5 - 10 acres for parking and 7 - 10 acres for landscaping, playing-fields nnd so forth. Forty to seventy acres would be desirable to allow for flexibility in future expansions. "Since the ultimate growth of population on the North Shore is limited by seashore and steep slopes, we see an ultimate enrollment of some 3,000 students for the North Shore Regional (Capilano) College" (cf. Simon Fraser University in 1965 with a comparable student body had 60 acres). Professers Baker and Hardwick considered the fore­ going to be mn.ndatory conditions, but also took the view thD.t other considerations should be brought to bear upon college location : 2, ** p.23 1 s, with an t Shore Regional ns, one site e community's ly located a truly - the 3r Education* . � the increasing :ationnl r and subsequent �he fore es which :ollege were (1) Demographic Forces a. Rapid growth in the college-age population. b. A rising rate of the college-age population enrolling in institutions of higher education, not necessarily for four years or for full-time, but certainly for a sub­ stantial period beyond high school. c. The growing proportion of adults seeking further education both as an end in itself and as a means for achieving or holding a pesition in a competitive society. (2) Economic Forces Manpower needs in professional and vocational areas created by the explosive expansion of technology; the emergence o� new pntterns •f empleyment and consumption practices in an expanding economy. For a large number of occupations in today's circumstances a much more elevated level of general education than in the past is required before a mrui or wornnn can profitably embark upon his or her ,rofessional training. (iii) Enrollment Projections* The premise upon which the enrollment projections of the Regional College are based is the fulfillment of three major educational objectives. (1) Universal Opportunity for Post-High School Education to reduce or eliminate the barriers of cost, distance, social status, or similar impediments to continued schooling which discourage rnnny able and talented persons from acquiring education training commensurate with their abilities. * Davis, Macconnell, Ralston, Inc:- paraphrase of p.17 of report. Page 15 Education in Art and Science To provide opportunity for academic training beyond the high school for an increasing number of people and for an increasing number of adults contin­ uing their education after taking full-time jobs. (2) (3) Vocational Education To provide programs that prepare people to hold jobs at the semi-professional or technical level and for re-training youth and adults within the frame­ work of an economy based largely upon technology and advanced business and commercial methods. Regional College enrollment prljections for academic and occupational -· vocational programmes, developed by Davis, Macconnell, Ralston, Inc., are combined in a summary form, th�s: Enrollment Projections - Summary Table 1970 - 1985 North Shore Regional College 1980 Type of Programme 1970 1975 1985 General Studies and Transfer Programmes (Ages 17-34) 3,158 Vocational Training & Occupational Programmes (Ages 17-64) TOTAL: 1,319 2,234 2,885 4,270 5,269 6,000 6,848 5,589 7,503 8,885 10,006 The projections in the above table refer to total enroll­ ments in the respective years. An estimated conversion of the total enrollment figures to full-time equivalent students indicates 2,000 F.T.E. students in the early 1970's, 3,500 F.T.E. students in the late 1970's, and an ulti1DD.te enroll­ ment of 6,000 F.T.E. students by 1985. Source of Table: & Ralston report. Table 10, p�24, Davis, Macconnell (i mi ir me si m: il a· a e: T V p -IC Page 1� 1demic training 3asing number of � of adults contin­ :ull-time jobs. tre people to hold ichnical level and .thin the frame­ ,on technology and ,thods. ions for academic , developed by Davis, in a summary form, ary Table ege 1980 1985 2,885 3,158 6,000 6,848 8,885 10,006 ·efer to total enroll­ �ted conversion of equivalent students rly 1970's, 3,500 n ultilil!l.te enroll, Macconnell Qualifications The consultants felt it important to note that the projections shown in the Table, p.16 , represent potential enrollments and not, by any m�l:l.hs, actual forecasts of enrollments. It is assumed, further­ more, thut a large percentage of the programme, both transfer and vocational - will be offered in the later afternoon and evening hours and since these courses would occupy the sru:ne rooms as the courses offered during the day, it should no + be necessary to build facilities at the College of 7,500 students in 1975, or, say, 10,000 students in 1985. Additionally, it is also assumed th.at only a portion of the vocational and occuputional coursework which would be offered in the North Shore Region would be offered at the College. Just as the total academic programme for North Shore Residents will be shared by the Universities and the Regional College so will the vocational and technical programme be shared among several agencies such as Adult Education, the British Columbia Institute of Technology, training courses offered by industry and the Regional College itself. (iv) Optimum Size of the College The consultants used, as an illustration of the minimum and maximum enrollment figures, standards employed in the California Master Plan of Higher Education as modified somewhat by a technical committee. The Master Plan sets the minimum up to 900 full-time students and also sets a time limit for attaining the minimum to 'the second school year after the district is in existence for all purposes.' About "7,500 full-time students appears to be an appropriate recommended ceiling for Junior Colleges allowing for a lil!l.ximum of service to a community (although exceptions may be required in certain metropolitan areas). The likelihood of the need for larger campuses is remote in view of the Junior Colleges' objective to serve a commuting public." * * from 'A Master Plan for Higher Education in Cnlifornia 1960 - ]:-9'75. I Page 17 After further study and refinement at the technical level, the following enrollment ranges were incorporated into the Master Plan; Recommended Enrollments Junior Colleges Minimum 900(a) Maximum 5,000 - 7,500 (a) To be attained within seven to ten years after students are first admitted. (v) •I ( V1, Site Selection Study Davis, Macconnell & Ralston identified (see p.29 of their report) five major criteria to be applied in the selection of a College campus, thus: Site Size Transportation Network Community Relationship Physical Characteristics Cost Considerations (a) Optimum Campus Size Statements by three American College Presidents are quoted in support of the general contention that a site having a minimum of 100 usable acres for a community college campus site should be acquired. If anything, the view of the three gentlemen would seem to be that about 125 - 150 acres would be none too generous a provision. (b) Transportation Network The site should be highly accessible to as many people as possible; direct and easy connections to the residential communities and to major thorough­ fares and transit routes •. (c) Community Relationship Location on level to rolling terrain in an area suitably zoned for the purpose; protected from traffic nnd incompatible uses; easy traffic approaches and due consideration to the preservation of the amenities of the surrounding environment. Po.ge 1� I inv1 sub1 on, cha Vrrn reg loc SC of pre eru thi ab: Rei (v SU ruJ de Cc ** at the technical vere incorporated (d) Physical Characteristics Reasonably level land for facilities involving structures, accessory parking and active recreation areas, with perhnps not more than a five percent slope. mrollments Maximum 5,000 - 7,500 (e) Cost Consideration Specific cost items *land acquisition, *improve­ ments upon the land *installation and connection to utilities *cost of access roads to site. rears after students (vi) Sites: General Approach "After extensive surveys in the field and follow-up investigations, four alternate sites were selected to be submitted for consideration by the Co-ordinating Committee on campus location. All four sites are suburban in charac·cer and are located in fringe areas of West or North Vancouver. No suitable site is available for an urban regional college campus location." :ied (see p.29 of applied in the "The Consultants cannot recommend the urban-tne location in connection with the present urban renewal scheme for the City of North Vancouver. Although aware of the fact that the placement of a campus in the city core, programmed for redevelopment, would create a force for the enrichment of urban life in the City of North Vancouver, the site is not recommended because of insufficient avail­ able acreage in the City core (2�38 acres) for the plmmed Regional College."** ,Hege Presidents .1 contention that ,le acres for a .d be acquired. gentlemen would 'es would be none (vii) Sites: Appraisal of Proposed Sites Four sites were examined from the standpoint of general suitability although the Consultants refrained from indicating any particular preferences, leaving that to emerge from a detailed site study to be conducted by the Site Selection Committee. sible to as many sy connections to major thorough- rrain in an area otected from traffic c approaches and due f the amenities of ** p. 31 and p.32, Davis, Macconnell & Ralston report Page 19 ----== ---- -- - - - ---- - - --- --~ -- - Site (1) West Vancouver (n. of Upper Levels) Owned by British Pacific Properties. Sufficient area. Lies in path of immediate residential expansion. Site (2A) North Vancouver (Capilnno Lake & Clevelnnd Dam) Owned by G.V.W.D. This location is on the divide between the two communities of West and North Vancouver. Area, circa 60 acr..es. "There are few college campuses that can rival the sublimity ef this location." Site ( 2B) North Vancouver (Clevelnnd Park, east of Lake) Owned pri1D1J.rily by G.V.W.D., part by District of North Vancouver, Available area, 70 acres. "The Site Selection Committee should investigate with great care this site relative to slope and creeks nnd gullies tending to restrict functional development of land for a campus." Site (3) North Vancouver (Seymour River or Blair Rifle Range Areas) Blair Rifle Range, federal and municipal ownership; Inter-River area, mainly municipally owned. "Although the area is off-centre relative to population distribution in the Regional College Distri�t area, travel time would be shorter because o: the proximity of this location to the Upper Levels Highway." Page 20 (5) TEE Th with reg. Professo: close pr Shore, n process n.nd some either a were cle achieved and fel1 was uvaj to the f (1 1 s i a 'W C >per Levels) Sufficient is. residential no Lake & is on the divide 1t and North "There are .l the SUblimity and Park, east by District of 0 acres. ld investigate to slope and rict functional · River or Blair .icipal ownership; ly owned. elative to population ge Distri�t area, se o: the proximity ls Highway. " (5) TEE CHOICE OF SITF.8 The two firms of Consultants adcpted very different stands with regard to the preferred location for a College campus. Professors Baker & Hcrdwick attempted to plnce the College in close proximity to the two recognized centres on the North Shore, namely Park Roynl and the Lonsdale spine, but in the process advanced site proposals thnt lacked the re4uisite area and some of which, in point of fnct, did not exploit or reinforce either of the two centres. Davis, Macconnell, Ralston, Inc., were clearly less persuaded that an urban setting could be achieved on the North Shore - regardless of its desirability and felt, indeed, that provided good access via major arterials was available to the site, a "central" location was less critical to the success of the College. (A) AN URBAN LOCATION The philosophy and benefits of a central, urban, location for L College have already been discussed to some extent nnd therefore we do not propose to indulge in a lengthy exposition of the case in favour of such a location. Nevertheless some observutions are warranted, in our judgment, in view of the actual circumstances that prevail on the North Shore. The North Shore (and here we include West Vancouver) is characterized by very definite physical limitations, including steep and rugged mountain slopes, significant rock outcroppings etc., cut in a basically north-south direction by three substantial river valleys and numerous creekbeds and ravines. These tend to make east-west communication both difficult and costly. The most direct and convenient east-west routes are to be found at a relatively low level (Marine Drive, Keith Road, Dollnrton Highway and Upper Levels Highway). Upon this restricted road system is superimposed a traffic pattern that focuses upon two bridgeheads, with a third crossing in the planning state. These are realities that no lnnd,use planning can possibly afford to ignore if it is to succeed, Unfortunately, due to the overwhelming importance of the commuter routes and inlet crossings the North Shore does not possess one single and undisputed centre. West Vancouver has two mo.jor centres; the old, traditional, linear Ambleside, with a municipal hall off to one side Page 21 in the middle and a community centre complex, totally disconnected, a short distance to the west of the Ambleside strip. Apartments (chiefly high-rise) have been encouraged around Arnbleside and to some degree also adjacent to the newer, automobile oriented, Park Royal centre. Park Royal is recognized as a xegional shopping centre and draws patrons from West Vnncouver, from·both City and District of North Vancouver and even from the West End of the City of Vancouver. The City of North Vancouver has one principal centre, based upon the Lonsdale Avenue "spine" : this centre has moved uphill since the Second World War following the demise of the North Vancouver ferries and the tremendous upswing in commuter traffic using the automobile. City Hall is still located in the Lower Lonsdale area, although plans exist to replace it with a totally new structure uphill in the present centre. The joint City­ District Recreation complex lies just north of the most active shopping area and adjacent to the Upper Levels Highway. Apartments (principally low-rise) have been built in recent years on either side of Lonsdale Avenue. The District of North Vancouver has no major centre, no real "heart"; the closest prospect at the present time, is the growing Lynn Valley centre with its related garden apartment complex, but even by the most optimistic reckoning the Lynn Valley centre cannot be classified as anything else but a community centre for one segment of the District's extensive residential area. The municipal hall ho.s no reference to anything, except as a compromise location roughly halfway between the Capilano High­ lands and Lynn Valley ..... The possibility exists for a major regional centre in the Seymour Heights Maplewood area, occupying the same relative position to the eastern sector of the North Shore as Park Royal does today for the �estern sectors. Given this admittedly somewhnt crude delineation of centres and focal points on the North Shore just what real meaning can be given to the concept of an urban setting for a Regional College? Quite apart from the high cost of land assembly in areas peripheral Page 22 .tre complex, .tance to the .partments ouraged around , adjacent to ark Royal centre. ;ional shopping t Vancouver, rth Vancouver City of has one principal venue "spine" : e the Second World orth Vancouver g in commuter ity Hall is still a, although plans y new structure he joint City­ just north of the acent to the Upper ncipally low-rise) n either side of � has no major sest prospect at Lynn Valley centre complex, but even the Lynn Valley ything else but a of the District's municipal hall ept as a compromise the Capilano Highpossibility exists e Seymour Heights e relative position h Shore as Park Royal s. �t crude delineation e North Shore just the concept of an ege? Quite apart ly in areas peripheral to the centres that we ha�e mentioned, what would the College and the centre actually do for one another? Consider for a moment the added traffic movements and demand for parking space that would arise if the College were to form an intimate nnd physical part of any of the Centres. Either College traffic would clutter up commercial parking spaces and others on residential side streets or vice versa. On the other hand, what qualities do the shopping centres possess that would really contribute to an enrichment of College Life and student activities? We are not talking about the centre of town but of one centre of one part of the College service area and we are most certainly not in a position to offer the scale and quality of environment and variety of contact that is an undeniable facet of most big city centres. The North Shore is essentially a suburban area and those very qualities of openness, of space, of trees, of small scale domestic quality to the buildings, are what most of the residents apparently want. Considering the level of commitment to this conservative, suburban development character, little opportunity exists to do much else. Not that the suburban character of North Vancouver differs so radically from that of most of the central metro­ politan city, Vancouver. An individual house on a fifty-foot lot looks pretty much the same wherever it may be located •••• Not only would a Central College location prove extremely expensive to acquire but the subtraction of 25 - 30 acres close to the City Centre would restrict possibilities for "normal" development and would substitute a tax-exempt facility. Architects, planners and urban geographers may bemoan and criticise the limitations of the position, but it is there and it is hard to remedy. The best that we can do as planners is to change the emphasis for the.future and to try and persuade the public and Council to broaden the range of development opportunity, especially in the new areas and to revamp the old, worn-out areas in a fashion consistent with realistic economic potentials. Page 23 (B) A SUBURBAN LOCATION As both Consultants have amply demonstrated, land is scarce and expensive in the more central and accessible areas of North and West Vancouver, and the acreages that hove been recommended for a College cannot be acquired unless, in fact, the more peripheral sites are accepted. Yet, if we can �gree that the vast bulk of the North Shore has been developed in a suburban manner and therefore has that particular character, what is necessarily so illogical about considering Regional College sites that have something of the same character about them? The fractured road pattern and inconsistent public transit systems coupled with the fact that College Students will be drawn from an extensive area from Howe Sound (or even the Sechelt Peninsula) to Deep Cove inevitably means that a very high percentage of the student body will� to travel by automobile. Now the automobile has a great many disadvantages, but it does possess the great advantage that it provides the optimum in mobility for the driver - door to door service in fact. This is important because if the student owns a car in the first place or must drive his car at all, he will find it of great convenience in an area such as the North Shore because he will be enabled to reach the College campus (almost regardless of its location) much more rapidly and easily than by any other conceivable mode of transportation. Our detailed studies of travel time (described more completely in the next Chapter in relation to each of the five sites) support the idea that with regard to the probable travel time of the students, the eastern sites in the vicinity of the Second Narrows bridgehead can be reached"l!i.a the Upper Levels for an insignificant penalty in terms of time, when compa�ed to sites that are apparently much closer to the geo­ graphical centre of the College district. In other words, we would suggest that a forecast of likely performance in the matter of elapsed travel time is a more relevant consideration than a theoretical rrtion of a central location. At the risk of being repetitious, we would also like to stress that we are not impressed with the argument that a central or so-called urban location would contribute much of substance to either College or community in view of actual conditions in North Vancouver. Page 24 ,ly demonstrn ted, he more central and t Vancouver, and the .ed for a College t, the more peripheral can �gree that the been developed in .as that particular illogical about s that have something Land costs would be a great deal higher and the acreage lower, with inevitable restrictions upon the expansion of the College, should this prove necessary later. In our view, this is too high a price to pay for what we would contend was a desirable but marginal benefit, at best. nd inconsistent public fact that College tensive area from ·eninsula.) to Deep · high percentage of vel by automobile. ny disadvantages, antage that it provides river - door to door ant because if the ,lace or must drive his ·eat convenience in on use he will be ,us (almost regardless y and easily than by nsportation. ·el time (described er in relation to he idea that with .e of the students, the the Second Narrows Upper Levels for an time, when compa�ed . closer to the geo­ In other .istrict. ,recast of likely 1sed travel time is n a theoretical ious, we would also 1pressed with the led urban location e to either College nditions in North Page 25 (C) LAND USE FOLICll5 Before considering the sites in detail it would be appropriate to review the broader land use policy frame­ work relative to North Vancouver. We propose to approach this aspect under these headings: (1) Official Regional Plan (2) Regional Parks Proposals (3) Municipal Zoning (l) Official Regional Plan An Official Plan for the Lower Mainland Region was adopted and received Provincial Government approval in August of 1966. Subsequently, no development could, or can, take place that runs counter to the land use policies set forth in the Official Plan unless, in effect, it has been accommodated by the provisions of a local Zoning Bylaw that predated the approved Regional Plan. The situation at the present time with respect to the five possible College sites in North Vancouver may be summarized thus: Site OFFICIAL REGIONAL PLAN LAND USE POLICIES (1) Capilano Lake (2) Cleveland Park (3) Intel'-River (North) Current Sta� Plan MaR Reserve - 2 t Long Ran� Plan Map Reserve Urban - 1 Urban J Urban Urban Park - 1 Park - 2 l Reserve - 2) (4) Inter-River (South) Urban - 1 (5) Blair & Vicinity Urban - 1 Reserve - 1 � Reserve - 2 J Park Reserve } Explanation of Notations It is a little difficult to summarize the significance of the development policies - they are not zones, in the senee that one Page 26 --------------- - - MAP I. n detail it would be and use policy frame­ We propose to approach Lower Mainland Region ncial Government approval tly, no development could, ounter to the land use cial Plan unless, in effect, e provisions of a local approved Regional Plan. ent time with respect to sin North Vancouver may / "'-. PLAN LAND USE � 2 Long Range Plan Map Reserve Urban Park } Reserve Urban Urban ,e the significance of the ·s, in the sense the.t one / l/J'= i ·-._ ·--- . . _ .... ·---._ ----- ---._ -._ I -f -._ -- ~----. ~ B V R R A R D N e L E --- Regional College Sites. I Capilano Lake Site. 2 Cleveland Pork Site. 3 lnter- River North Site. 4 Inter- River South S ite . 5 Site in vicinity 9f Blair Rifle Range. � Main access points. I SCAL~ 0 I I u ~ ----·-·---------R.._~--}t-·-n·-·o-·-·------~-----·-·-·---/ ..... 2 lmile N L E T 2mies January 1969 p ;4 ;: would find in a municipal zoning bylaw, for example, because for one thing they are relatively broad in land use terms, and they also deal with lot size and servicing policies neither of which can properly be incorporated as such in a zoning bylaw. For those interested in a more detailed·explanation of the Land Use or Development Policies incorp�rated in the Official Regional Plan we would draw attention to Appendix 'A'. For the purposes of the present review the following shorthand notes should suffice: Established Urban Areas (Urb - 1) Areas already c0mmitted and appropriate to the whole gamut of urban uses, residential, commercial, industrial and institutional. Limited Use Reserve Areas (RSV - 1) Areas with difficult site features and servicing problems that may be used only for rural and trans­ portation useso Institutional Reserve Areas (RSV - 2) Designate lands used or held for major public and semi-public uses including watersheds, airports and forest reserves •. Established Park Areas (PRK - 1) Designate lands that are in established public recreational use and having regional significance and are limited to that use. Potential Park Areas (PRK - 2) Earmarked for future acquisition for public recreational development and limited in the interim to rural uses • . ,)Pa� 27 Thus, if we now relate the Regional Plan policies and their implications to our five prospective sites we would fin� tN-? siJ;Ul:).,ti_Q;n, ':: s. . : · , Mr. Bunnell states In his letter of December 18th, 1968 is the only property that "The northern portion of Lot 602 dr�inage. As far owned by the Water District and not on c_on tinuation of the as a as we' re concerned11we · regard this porti0n pf District rn the The nor park to the south, re.ference, co�ta.ins t.iot: 692, to which Mr. Bunnell makes· of the proposed •-a:bou+ 27 acres and is a key portion On balance:, we may take it Capilano Lake College site. favour sale of this that the Water District would .nQi shown that the lake, spectacular site unless it could be unaffected and only dam and other installations would be ght to bear. then if considerable pressure were brou (1) Capilano Lake : Watershed activities protected by the present Reserve Status. A formal proposal (advanced by the 1,M,R,P,B, and discussed in the ensuing section) to replace this with a Park designation, was opposed by the District of North Vancouver basically in ord�r not to further prejudice any decisions that might be made in relation to the College Site Study. A land use policy change facilitating the College would, undoubtedly, encounter opposition from both the Lower Mainland Regional Planning Board - or at any rate its staff, and also from the Greater Vancouver Water District. The latter body would be unlikely to sell the land if we may judge from a letter from Mr. F. R. Bunnell, Commissioner of the Water District and addressed to Mr, v. J, Parker, Executive Director of the Lower Mainland Regional Planning Board. pect of the policies (2) Cleveland Park: No problem in resWater District. the of the Official Regional Plan or of undesirable for be At one time this lund was held to icipality was able development purposes. However, the munWater District to establish to the satisfaction of the been considered that no conflict would arise and it haspurposes for several as available for other than watershed years. It is worth exploring the position of the Water District in a little more detail since in his letter to Nr. Parker (December 18th, 1968) Mr. F, R. Bunnell advised that the use of watershed lands for other uses than water supply had last been discussed by the Administration Board on August 15th, 1968, when the following resolution was passed; As with the Capilano Lake site 1 (3) Inter-river - North: een the College (or we have a collision of interest., betw north) and both a other development possibilities to the Regional Park and watershed use. "Moved by Alderman E. G, Adams, Seconded by Alderman E. J. Broome designation of the (4) Inter-river South: The urban y include a College Official Regional Plan would certainlct is anticipated. campus, so no land use policy confli That this Administration Board of the Greater Vancouver Water District confirms the policy foll�wed since its inception, in reserving its watershed lands for water supply use and the exclusion, insofar as it can be carried out, of all individuals seeking entry for other purposes or uses. B lair Rifle Range and ( 5) Blair & vicinity : Although the carries a Reserve some of the other adjacent property Map, the intention n designation on the Current Stage Pla Map, is for the whole Plan ge clearly shown on the Long Ran If a site were area to be designated for urban uses. there would be no reason selected in this general vicinity, Plan Amendment to the to doubt passage of an appropriate Official Regional Plan. Carried" In�erestingly enough, the representative of Davis, MacConnell & Ralston, Inc., mnde specific enquiries of the Greater Vancouver Water District and came up with a contrery position. We refer now to a comment that appears on page 35 of their report : "According to information obtained from the office of the Water District the proposed site would be released for sale at a current market price." This surprised us a little and we therefore checked with the Consultants who promptly confirmed the validity of their original statement. Page 31 Page 30 � ,i,; � I ring upon one of of North Vancouver and each has a bea. �e following the possible College sites, as. noted of reading, e passage-:,:has been re-arranged. fo,r_ �asfrom the ract ext but is otherwise a verbatim L.M.R.P.B. Table. (2) Regional Parks Proposals A regional parks system for the Lower &inland first took shape with the production of a report entitled "A Regional Parks Plan", prepared by the staff of the Lower Mainland Regional Planning Board, and submitted to the Parks Committee of the Lower Mainland Municipal Association in May of 1966. Capilano River Regional Park elopment (i) Natural Features and Existing Dev Dam through *Dramatic river runs from Cleveland o lower reaches int er deep canyon with evergreen cov th at First of open gravel extending to river mou Narrows. pe viewpoint *Generally in recreation use; landsca Board ks Par and fish trap at Dam; Vancouver group ca.mp ing lud development of canyon segment, inc nt of 21-acre pme and footbridges; private develo suspension section of canyon with totem park andreaches. er bridge; fishing and trails in low The Parks Plan was a broad ranging affair that identified the need for various types of park and recreation activity and then made recommendations for major :rarks and trail systems of regional significance, extending from Hope to the sea. Deservedly, the proposals received a great deal of support from the public, and from elected and appointed municipal officials. In large measure, the various dedicated regional parks obtained recognition and the support of regional land use policies with the adoption of the Official Regional Plan in 1966. Then , in a very broad statement of intent dated October 31st, 1968, the Lower Mainland Regional Planning Board indicated its intention to shepherd the other regional park proposals through the Official Plan amend­ ment procedure.Under normal circumstances, this would have been an unexceptional step for the Board to have undertaken, but due in part to a lack of the usual liaison between the Board"s staff and those of several area municipalities (ours included) the District of North Vancouver felt obliged to seek the deferral of the amendment. Of far greater importance than the procedural disagreement, how­ ever, was the fact that approval of the Park proposals would have largely pre-determined land use policy in reference to two of the projected College sites. As advisors to our Council and also to the Board of Capilano College, we considered that the park proposals embodied in the 1966 Regional Parks Plan should be examined most carefully in terms of local impact before ratification . Following upon the formal objection on the part of the District of North Vancouver, an exchange of views at staff level has taken place. (ii) Regional Park Development Proposals trail system *Develop as riverside park; create tbridge across below existing Capilano Park with foo develop ve; west-bank tributary near Marine Dri sites nic pic landscaping, parking areas and some in lower reaches. ng, hiking, fishing, *Provides for strolling, picnicki group camping. sightseeing, nature study, and some er reaches if *Possibility of some conflict in low extended directly Lion•s Gate Bridge approaches are Highway.* er Levels north to connect with Upp (iii) Effective Area 420 acres (iv) Status of Land 21 acres suspension bridge (private) 7 acres other private 20 acres Indian Reserve In Table 12 of "A Regional Parks Plan", the status, function and key features of each of the proposed regional parks is set out in a simplified form. Two regional parks were (and are) scheduled for the District light of current Brockton * An unlikely eventuulity in the Tunnel/Bridge Engineering studies. Page 32 • Page 33 � P JUM¥ ___,, 28 acres Joint Indian-Provincial II 21 5 Vancouver City, some leased fro m North Vancouver District 35 11 West 7 II NorthVancouver Vancouver District 66 II Greate r Vancouver Wat�r :Pi�trict II 2Q Creek bed. eoIIlilikritw· · · · ·-· .. . .: . . ..;.;._ ._. _ . ;._ .:...c.-·"'·'"''·-··''· .. ',.,,,.,,,'. r,, The pr:lnciple-�f establishing.a continuous , linear, canyon und rive r park from the Cleveland Dam to the mouth of the Capilano River is one that we , in c ommon with many other agencies and individuals, e ndorse as a worthwhile regional issue . Howeve r, we cannot accept that the use of the prominent shelf nnd related benches near the Cleveland Dam would seriously detract from the Capilano River park proposal. The land is not accessible t o the public today, and if the stated attitude of the G.V.W.D. is maintained against the entry of any persons or uses other thnn those devoted to the watershed ( see previous section; on Official Regional Plan) then the 66 acres of G.V.W.D. land will be park in name only. Both the Dam and the lake are res o lutely artificial or man-made elements : we would suggest that an imaginatively and sympathetically handled College complex would not detract from the beauty of the Lake to the north or the rugged canyon to the south. Most of the river system would remnin unspoilt - or as unspoilt as the proximity o f residential devel0pment will reaso nably allow. I pc Lynn Canyon Regional Park ------------- --- - (i) Natural Features and Existing Development bed area *Attractive rugge d canyon und river Canyon is including Seymour and Lynn Creeks ; Lynnbed stretches, r rugged; Seymour has canyon, flat rive t between f0res green ever lush and fishing pools; increases creeks and throughout area; rainfall rapidly to north. Creek has bnd *Recreation and watershed area; Lynn trail and of at tractive naturalistic deve lopment rict; Seymour Dist ouver Vanc th bridge system by Nor ough the area in Cre ek is in G.V.W.D. wate rshed, alth presently 4ue stion is below the intake and is accessible to fishermen. (ii) Regional Park Development Pr o pos ----------- --- - als il syste m to *Develop as natural area; extend tranatu ralistic give access to entire area; retain s improve road �nd parking facilitvie p development; e lo e •; de along Seymour Creek; develop picnic ar a golf course. eing, *Provides for hiking, str o lling, sightsefishing. and golfing, nature study, pick:nicking, ow watershed *Small, a t tractive, developed area bel on Seymour to be ac4uired. (iii) Effective Area 1,300 acres. (iv) Status of Land 2 acres private 830 acres G.v.w.D. cate d 468 acres North Vancouver District dedi d. klan or reserved par Page 34 - -,, """""�-�:;;:;:;:,- =---,,...,�- �� ;:_, =-�-, -�.::: Page 35 : 111 I,. 1/1 I I 111 •: i I 1 :!11 'lI.i '' 1';:1:/i i'I,,I: i /1i:/i II, ,11i1 11 1:11 :1!·111' , ,I 1 11 ''.I ,,,111 'I' '11 iii' i i, i' f ./r1 1 ',/1 •I' I I!, :,11 I •·1: ·11 I 1 J 1 ,'' I :1 :1 ,I ,111 I I . ' '-· ... \, Commentary The boundary of the·proposed park is not in oµr judgment -altogether logical and consistent with the realities,of tte·terrain. Moreover, given the marked emphasis upon a "naturalistic development" in the foregoing description and analysis, a Golf Course appears a little out of place. Unfortunately, we have not been provided with any schematic appreciation of the regional park as envisag e d by the L.M.R.P.B., so that we cannot comment in depth at this stage. What can be said, though, is that the area offers two physically separate and distinct environments; canyon and river valley in the Lynn and Seymour Creeks and a ridge top bench of variable width between the two valleys. It is worth remarking, as we did in the case of the Capilano River Re gional Park, that the G.V.W.D. is likely to prove unenthusiastic ov e r the prospect of public access (and that includes park use) to the 830 acres within its control (a low-level dam on the Seymour has been referred to as one possibility in support of restricted access to and use of G.V.W.D. lands). If the College we re to be locat e d north of the r.i�y of North Vancouver Cemetery, it could, perhaps, be confined to land owned by the District of North Vancouver. This area is currently designated for park purposes in the Official Regional Plan. It was a coincidence, actually, that the L,M.R.P.B. initiative in regard to the parks amend­ ment to the Official Regional Plan was advanced at about the same time that municipal staff began their first, preliminary, investigations in connection with this College site study. Quite apart from the College, however, a tentative notion was also under consideration relative to the possibility of creating a comprehensive townsite on the inter-river benchland focussed around Rice Lake and extending as far south as the North Vancouver City Cemetery. Depending upon the type of development and upon the range of housing, a population of 18 - 25,000 could be accommodated. The land is well situated having reference to the Vancouver metro area and could be linked with the major road system via the Lillooet Road (and Second Narrows) and also Lynn Valley Road. ,,,, . . 1 '.·i le!�.· si·:et'C., s , picnic sp6t Park activities, trail Lynn and Seymour river valleys the could be organized intop" as·it were, by·a·system of the and linked "over e the parks that wo uld serv trails and communi ty more immediate sen,�,e. proposed townsite in a ives �.R.P. }?� ', representat arker, JJ,, tw. ;t Qf on cti rea i e 'l:h t favourable• .. Mr�V ,J .P tc{ ou± ·coricef)t s·:'WaS no the Board, clearly felt that a Executive Director of omparable urban development c town s ite or any other ial to the regional park facility. dic ance we form would be preju urn, just what imp ort received t in , us d ske a rker ly Mr. Pa park that had initial . attached to a re gional ent on comp l � a regiona some local recognitionook was that ample area would t d The position that we uate regional park an e4 ad an e tut ti ns co o park remain t ssibilities exist for Shore that that, indeed, other po th Nor e nal scale on th development on a regio ct with other land use claims• would no t be in confli e opinion that the land on Furthermore, we are of thbe used for a townsite (or for d the ridgetop that woul r) was not vital to the te a college, for that mattural order in the river valleys a preservation of the n raction . t which were the prime at at both the Rice Lakef th st gge su d oul w we � Finally, llege are also items t Co al ion Reg the d an e no townsite Admittedly, they wer regional significance.d with at the time that the factors to be reckone being formulated, but tb.nt Regional Parks Plan wasof itself - to deny their legitimacy is no reason - in and ate weight. ri or to deny them approp Page 37 - Page 36 - Il ( 3) Municipal Zoning (a) General Remarks.; (b) Status of College Sites sible College The zoning status of the five pos r essed in this exp be sites, in simplified form,could fashion; 'I The arrangements embodied in the Z.O��g Bylaw of the District of North Vancouver reflect the assess­ ment of development potential as of 1965. A Zoning Bylaw and its accompanying map are implementation tools ha�ing an effective lifespan of about five ¥ears in a rapidly growing community. In other words, assumin8 fairly continuous grow:th in the residential, commercial and industrial land use sectors, a c omprehensive over­ haul of a Zoning Bylaw would be justified every five or six years in relation to the objectives of an overall community plan. (i) Capilano Lake ce) P.R.O (Park Recreation & Open Spastatus quo the of on iti Essentially a recogn park areas. in the watershed and of pr oposed (ii) Cleveland Park gle-family with Primarily RS3 (Residential, Sin t cllld minimum a typical lot area of 7200 sq. fee width of 60 feet etc.) of a projected Portion zoned P.R.O. on the basis a local park . subdivision layout that included The Zoning Bylaw of 1965 had, as its basic policy reference, the Outline Development Plan for the District that appeared the previous year under the title of "Plan 1 64". In many ways this plan is still valid. Most of the key objectives and principles stand, although of necessity some of the details have had to change (for example, in reference to the public School System). (iii) Inter-River North Space) P.R.O. (Park , Recreation & Open c ed for this Various suggestions have been advanrse was a rea: at one time a small golf cou limitations the proposed but was rejected due to . of area and topography ous park The P.R.O. zoning reflects previ proposals. (iv) Inter-River South -family with Primarily RS1 (Residential, single of one acre) a minimum lot area upon subdivision The r ial). Portion zoned I4 (Interim Indust y removing sand municipality has been energeticall River area in and gravel from parts of the Inter- rehabilitation and acco rdance with a regrading plan se. cea s ion rat once gravel ope Unlike the development policies adopted for the Official Regional Plan, local zoning regulations must be c apable of detailed application through more zoning catego ries and at the scale of the individual lot. One cannot very well make use of "Reserve" categories, as a case in point. Thus, we have hnd to employ the P.R.O. zone or Park , Recreation and Open Space Zone, in lieu of a Reserve designation. In several instan c es it should be pointed out that we do not consider that a P.R.O. zone necessa rily represents a final solution to the land use policy question. Yet another impo rtant distinction that needs to be drawn between the Regional Plan and the local Zoning Bylaw is that a Zoning Bylaw can be changed at the local level by the appropriate municipal council, operating within the broad policy envelope of the duly approved Regional Plan, whereas any amendment to the Regional Plan itself (at present) entails a c umbersome three stage amendment procedure involving all of the member municipalities and their c01.mcils, not to speak of the provincial government. (v) Blair Rifle Range and vicini ty ly, one acre lot R.S.1 (Residential, single-fruni.O. zone, the RSl P.R minimum). Rather like the holding or e erv classification acts as a res uncertain or are cts spe zone where development pro Page 3, Page :38 �". � (6-) SITE ANALYSIS may require further study or where it is decided to hold back on subdivision nnd use. (A) INTRODUCTION Summary Comment It is reasonable to expect the co-operation of the Municipality where rezoning is concerned from, say, RSl to RS3 to the Public Assembly Zone to accommodate the Capilano Cullege. Should the case arise where the proposed zoning (PUblio Assembly) �ould not be consistent with the policies of the Official Regional Plan, the Council of the District of North Vancouver would have to be persuaded to sponsor an amendment to the Regional Plan on behalf of the College Board. In nny event, it may be that with regard to Site (1) Capilano Lake, or Site (2) Inter-River North, the requisite support and approval may not be forthcoming, from the Regional Planning Board or its successor, the Greater Vancouver Regional District. •' five regional college sites in The following notes on the are made from more extensive ver the District of North Vancouof a report entitled "Criteria is data compiled on the bas " provided by Mr. Leslie Brooks. for College Site Selection sites were investigated inbut All 25 factors affecting the neering and appraising, areas involving planning, engi principles and policies. not those involving education prise the following: The factors in the report com 13. Orientation 1. Availability 14. Expansibility 2. Location 15. Flexibility 3. Environment 16. Educational Adaptability 4. Accessibility 17. Site Development 5. Size 18, Utilities 6. Shape 19. Public Service 7. Topography 20. community Use d a. Acquisition 21. Outdoer Activities Desire 9. Cost of Land 22. Undesirable ons 10. Soil Condition 23. Ma.:l,.ntenance Implicati ons i t 11. Sub-surface Condition a lic 24. Political Inip 12. Site Prepa.ration to be Considered 25. Master Planning Factors Page 41 Page 4f r:rsn r: i!lllllll/1 I (B) CAPILANO LAKE SITE. THE SIT.ES 1: Capilano Lake Site Location The Capilano Lake Site is loc ated on the west bank of the Capilano River at Clevel and Dam, and is bounded by Capilann Lake and River, Houlgate Creek and the West Vancouver District boun It is 2¾ miles north of the Upper Levels Higdary. hwa y via Capilano Road, and l¾ miles via Taylor Way, Ste ven s Dri ve, and the proposed access road in Wes t 1 Vancouver. Environment A very low density residenti al on the west, a wilderness pnr area adjoins the site it on the south and east, andk (Capilano Park) borders supplies water to the Greate Capilano Lake, which r Vancouver area, to the north. The open or distant view is lies up the Lake and toward Grouse Moun tain (north and east), while the remaining views are residential areas. Fog and of the park and nearby frequently at this site thr mist will occur more ui at the others because of its proximity to Capilano Lak The site is sheltered from all but nore and River. the rly win ds, whi ch are usually cold winds o ' ,...... .... 1 CAPILAJ.Jo LAI£!:. 111 / ./91 0 � ..·· --- ,,,,,,/- - //" { I , I t'ark. ...······ .. Utilities and Public Services . · ,. · -><···�·, 1·/�4/ /A/���� T\---,, .• Of the utilities, only sanita ry sewage disposal presents a problem. If the West Vancouver sewer system is large enough to han sewage would hnve to be pum dle the college effluent, ped to it. If the Nvrth Vancouver System is to be rel ied upon a new line may have to be installed from way (see also Site 2). Nobelow the Upper Levels High­ dif in providing other public ser ficulties are expected vices at an acceptable stnndard. · ··· ,· � <:·:.-:�--- ....:::::: · ·. . .... . .. Access and travel times ,{Li,,,, f'\ / ··....... · \i\ . . . . .:·:·-:::.:\ . ........ . . Page 42 400' .....k � 0Ec.. t9GS ·� �,�[ \ \\; \ '9' ( \�[ ...../; .,. ../··· Access to the site from the eas of the road across the dam (or t would require widening road structure) and from the , possibly, a new imposed west construction of a ' 25' Cor,tour lr,terval. road (3 lanes minimum) from Stevens Drive near Onslow Place to the site, a distance of 2200 feet. Both of these routes are considered necessary to serve the College when it reaches maximum enrollment. Of all the sites, travel times are mnst favourable for this college site. Depending upon the peak traffic volumes encountered on Capilano Road, it may be necessary to widen and upgrade that road. Site Characteristics The site is about 100 acres (gross) in area : additional acreage is available, but not necessarily contiguous to the site. The naturally terraced land ranges in elevation from 150 feet to 650 feet above sea level, and thus, by comparison with the other four sites, presents the greatest challenge to development. Rock is exposed at the dam and may occur throughout the site. Site Development As most of the flat land will be required for parking areas, many buildings will be built in steep ground. Construction costs will therefore be higher than where the buildings are built on relatively flat ground. Landscaping would entail finding suitable means Qf breaking up parking areas into smaller units (e.g. by terracing) and of preserving the natural tree cover where possible. Ownership and Estimated Cost of Acguisition Ownership is divided into approximately the following proportions: A. Greater Vancouver Water District c. District of North Vuncouver (leased to City of Vancouver Ul".til April 30, 1974) �' B. City of Vancouver (Capilano Park) 1 6Cf/o 4(% Page 43 � ' LEVE LAND PARK SITE • It may be possible for the Dis trict of North Vancouver to acquire by exchange all of the City's land wit the College site. The GVWD has declared some hin of their land surplus and had inf orm ed Dav is, Mac con nell, Ralston that it could be pla ced on the market, The District Land Agent est value ef this site at t1, irnat.P,,s +he present market 31�,000. ____: Further Information Required ____ _ - The analysis of this site lack of accurate ground su has been handicapped by a rvey information. In addition, test drilling for roc k sho uld pre ced e the architectural or site planni ng stage. An engineering feasibility study should be the best method and cost inv commissioned te determine olv Cleveland Dam and in constru ed in crossing the route into West Vancouver viacting the main access Stevens Drive. Non-College Benefits ,i .' Als� to be considered are the benefits which might accrue to the community through the est abl ishment of the college on tl,is site. When access is provided from both N erth Vancouver and West Vancouver established across the Capilana road link will have been It would be difficult to prevent this link o River. fro m bec omi ng a part of the major street system on the Nor th Sho re, a factor which should be borne in min This would have the disadvantd from the beginning. age of possibly disturbing some West Vencouver residents traffic using Stevens Drive buwho might resent C..,llegE, would be that the College tra t an offsetting advantage divided with corresponding savffic would tend to be improvements (e.g. Capilano ings in.respect to road Road). ... ·... . ... ·...... .... ·.: _� ..;f . ....·. ·. ..· .. . Page 44 - 7 - 0' 2.00' 4oo' ' Contour Interval.. 2 / ..../'.: ·· ... illili/ 11 t11 il � j I 11 I:/ :J l! . 2. Cleveland Park Site Location ... .-:;.:: ;:___ .. -·· .. _.,._ - --· ···· ..... , · ,t The Cleveland Park site is located east of Capilano Lake and at the foot of Grouse Mountain. The north-east boundary Zollows the B. C. Hydro powerline and the West boundary runs along Nancy Greene Way for about 1200 1 ; the remaining boundaries would follow Creeks or the edge of residential development, The site is 2½ miles north of the Upper Levels Highway via Capilano Road, and 2¾ miles via Cliffridge, Montroyal and Lonsdale. Environment Residential development would occur along the southern boundary and along N.ancy Greene Way. The remaining adjacent areas are likely to remain in their natural state for some time to come. The site enjoys a south­ westerly exposure with a distant, panoramic view extending from Capitol Hill to the Lions. Some fog or mist can be expected to drift onto the site from Capilano River and Lake. Utilities and Public Services Sanitary sewage disposal will present a major problem for this site as for the Capilano Lake site. It may be necessary to extend a line from south of the Upper Levels Highway (some 3 miles at an estimated cost of $300,000) to give the College adequute service. Water service would be supplied from new tanks on Grouse Mountain. The remaining utilities and public services can be made available without difficulty. Access and Travel Times Capilano Road and Nancy Greene Way would serve as access to the site from the west, and as it will probably be the main entrance to the campus, Capilano road may have to be widened. Cliffridge would serve as an alternate access. Travel times are comparable to those for the Capilano Lake Site for people living in North Vancouver, but some 2 minutes longer for residents of West Vancouver. Page 45 --�=-..:-.c-·-.�·-c...,.� ............._ �.. Site Characteristics A site of 100 a cres (gross) has been outlined on the plan. The upper area averages a 15% slope in the western half and 20 - 22% in the egstern half. The lower area averages 1QJ6. Several creeks of varying size cut &cross the site in roughly parallel lines at right angles to the slope, The elevation varies from about 625 feet to 875 feet above sea level. Expansi0n possibilities are limited a t this time, but should more of the watershed area be openei up, the additional land requirements could be met . Site Development Similar comments to . those for the Capilano Lake Site apply to this site . In addition, the several creeks tha t cross the site will present difficuJ.ties in the parking areas and perhaps for service vehicles to other parts of the site, Ownership anc Estimated Cost of Acquisition '}her3 would a ppear to be no difficulty in acquiring this site. The GVWD, which owns 75 a cres of the land, }ms agreed that this area does not dra in into Capilano Lake and is therefore surplus t• its requirements. The remaining 25 acres is owned by the District of North Vancouver. The District Land Agent estimates the present ma~ket value of this site at $1,565,000 (same as Cnpilane Lake Site). Non-College Benefits Should the college be located on this site some 250 single-family residenti al lots would be eliminated from the potential calculated for the Cleveland Park subdivision. This r epresents a reductim1 in ultimate elementary school popula tion of some 180 pupils ,r approximately 5 classrooms. An annex proposed for this ar ea would not be required . A reductio11 in ul timnte secondary school enrollment would also occur. Page 46 LY~ t....1 Fb.5~1&LC: C A~YOl,.J FLJTuee ._ACCE.~S . 3 J ~ • ••• • •• •• ~~~;.~;,,:· · .. .. .. .. / / ······\••... . \ . . · ·. . •i /.· ... ·· · .· • . •• . ,.. / •.· ••• • •.. ,. . •• .··· ·,• . ,;,od • :/ :-· • ..p<. ./ / / · · _ / ... · · -- Soo' .. / .· . • ••• ••• •• ••. .•• . ...• ••• .. .• ··············... : -·· ··:: ····· ,· : / :/ :... t:---: _../ .... .••· , · . •• . .•. ······ ·,.. •,•• . . • •• \_:·, ;' . ' ;. ,>• .. .. ;i ' .· i_ • ' / INTER- RIVER NORTH SITE. 3. Inter- river North Site -Location located North of the North This particular site is ludes all t he reasonably Vancouver Cemetery and incetery and the committed flat land between the cem rk. The site is about Pa portions of Lynn Canyon from the Trans-Canada one mile up Lillooet Road hange arrangements may Highway, but future intercnsiderably. lengthen this distance co Environment ) will be develo�ed, Lynn Canyon Park ( regional uits, to the north and rs mainly for wilderness pu und to the east and west of gro ep ste e th possibly in eJuth. The cemetery lies to the the site. ces Utilities and Public Servi in providing utilities longer Few problems are expected. Sewer lines will be anc services to the site Inter-river South Si te. for this site than for thedential area develops around Unless a significant resi to the area would serve only in Rice Lake, a bus servicereside ntial area south of the ll sma a the campus and y therefore be The quality of service ma cemetery. poor. Access and Travel Times via Immediate access will be Lillooet Road. ed from the Trans-Canada How access will be achiev rkway is not known at Pa Highway or :Mount Seymour s are about 2 minutes longer me ti el Trav this time. te. r-river South si e Int the an th Site Characteristics rea: res (gross) in a The sit e is about 105 acailable but in relatively steep additional acreage is av area is less than 1(".f'fa slope. e ground, About 75% of th ion from about 450 feet te at ev el The land ranges in and is well dr�ined. d 600 feet above �ea level, C. Hydro power line an A GVWD wa termain c,nd n B. stern part of the site. ea Lillooet Road cr oss the Page 47 4 A view to the south is likely if a fnir amount of clearing is done : the campus should be visible from the south. Site pevelopment i/ To judge from the topographic information available, little difficulty should be encountered in the Lillooet Road alignment develepment of the site. could be improved but would still have to cross the site. CeMETel2.Y. I A::>ss1e.Le. FUTUlc!.E:.. Acc.E:!::,'5 t .-·1 ··. . �- . Ownershi}' and Estimated Cost of Acquisition About 25 �cres lie within the Greater Vancouver water­ However, as this land does not drain into shed area. the Seymour above the proposed dam site it roy be Except for two smc..11 private released by the GVWD. unserviced lots the remnining 80 acres is owned by the District of North Vancouver. The District Land A€61lt eettoates the present market value •f the site at $550,000. 0 - i tz../ w. .... ....,.__.,._____...,____...,.-_._______ _ Further Informa +ion Required Accurate ground survey information is lacking. ,---...:..,-..-'-'-'-------. 1-..------------, · ··· · · · \'-�v'V \ i ( 1!. ____J Page 48 o' .Zpo' o:e.c..19'ii:>B ,.··· 400 1 ' c&Oo 251 Contour Interval. INTER .. RIVER SOUTH SITE. ·-------------� 4. Inter-river South Site Location The Inter-river South Site is located south of the North Vancouver Cemetery and includes all of the flat ground lying roughly between the B. C. Hydro Power line on the east and Lillooet Road on the West. The site is about¾ mile north of the Trans-Canada Highway, but if the accepted interchange arrangement between the Trans-Canada Highway and Mount Seymour Parkway precludes a direct takeoff for the Inter­ river area the distance to the site will be much greater. Environment Residential development, some of fairly high density, will border �n the site to the west and south; the cemetery is to the north, and steep sloping ground to the east. The site will be very conspicuous for an area extending from Westlynn to the edge of Seymour Heights. Utilities and Public Services This area is relatively easy to supply with the requisite utilities and services. As mentioned for the Inter-river North Site, bus service may prove to be inadequate. The site is well-drained. Access and Travel Times Access will depend upon what arrangements result from connecting Mount Seymour Parkway to the Trans-Canada Highway. Upon this factor also hinges the question of travel time. With a direct connection to either the Trans-Canada Highway or Mount Seymour Parkway the average travel time for a student or faculty member would be comparable to the time for the Cleveland Park Site. West v�ncouver students would have to travel 2 minutes longer, Glenmore students 6 minutes longer, with Lonsdale students 1 minute less, Lynn Valley students 4 minutes less and Dollarton students 9 minutes less for the Inter-river South site than for the Cleveland Park Site. Page 4� Jllllli\t � Site Characteristics The site is somewhat less than 100 acres ( gross) with very limited chances for expr,,nsion. However, most of the land is relatively flnt. If expansion of the site were requiredJand could be'used north of the cemetery or beside Lynn Creek on the sanitary fill disposal area. The land ranges in elevation from about 150 feet to 275 feet above sea level. As with the Inter-river North Site, this site is crossed by a watermain, a powerline and Lillooet Road. Site Development It is not expected that any major problems would occur in the development of this site. Its prominent location will call for some consideration of its relationship to adjacent land development. Gravel removal from the site will alter the present contours to conform with a prescribed and acceptable grade. Ownership and Estimated Cost of Acquisition Of ru.l the sites, this one has the greatest percentage Qf land in private ownership (40%). The remaining land is owned by the District of North Vancouver. Expropriation may be necessary to assemble the site. The District Land Agent estimates the present market value for the site at $1,200,000. Non-college Benefits Based on a 1965 study of ultimate development potential for the comparable area, approximately 290 single-family dwellings and 385 apartments would not be constructed on this site should it be used as a college c2mpus. This would reduce the number 0f elementary school children expected from the area by some 315 (9 class­ rooms). There would also be fewer secondary school students coming from this area. 5, Site in Vicinity of Blair Rifle Range LocP.tion The exact location of this site cannot be given. Land uses in the Blair Rifle Range have not been fully investigated (the range is now a Federal­ Piovincial land bank project), and the major street pattern east of berkley has not been settled. The site would be from l¾ to 3 miles from the Trans­ Canada Highway via Mount Seymour Parkway. Environment The campus would very likely to be surroun1ed by low density residential development. Views to and from the site would be limited. Utilities and Public Services The District of North Vancouver Engineering Department rsuggests that there will be problems with extending utilit:es to the site. This would certainly be true if development of the campus pre�eded residential development in the area. Public services should be adequately met. Access and travel times Access to the site is expected to be by way of Mount Seymour Parkway which is likely to be adequate for This location would be 1 to 2 minutes this purpose. further than the Inter-river South Site from ar0as west of the Seymour River. Site Characteristics and Development As a site cannot be delineated at this time little can be said about site characteristics and development. Ownership and Estimated Cost of Acquisition Unless part of the Bkir Rifle Range is sold by the Federal and Provincial Governments for the college site almost the whole of the site would be located on Some private land District of North Vancouver Land. comprised of small, isolated, unserviced lots may also be included. Page 50 Page 51 I I ! I i The District Land Agent estimates the present market value of this site at $980� 000 . Non-College Benefits A 100 acre campus in this area would displace about 350 homes, representing an elementary school population of about 260 pupils. The classroom requirement would therefore be reduced by about 7 classrooms. Secondary school enrollmen i; would also be less. ( C) .P