IOCO LANDS PRELIMINARY RESEARCH PUBLIC OPEN HOUSE
THE IOCO LANDS WERE PURCHASED BY BCG IN JANUARY 2015, FOLLOWING WHICH JAMES KM CHENG ARCHITECTS WERE APPOINTED TO LEAD THE PLANNING PROCESS. THE SITE IS APPROXIMATELY 250 ACRES IN TOTAL, 150 ACRES IN ANMORE AND 100 ACRES IN PORT MOODY. THE PROJECT IS IN THE INITIAL PHASE OF RESEARCH WHERE THE SITE CONTEXT, HISTORY, AND ENVIRONMENT ARE BEING CAREFULLY STUDIED. WE ARE WORKING CLOSELY WITH STAKEHOLDERS AND WE ARE KEEN TO HEAR WHAT THE COMMUNITY HAS TO SAY BEFORE EMBARKING ON THE DESIGN PHASE. SITE
LOCATION IOCO LANDS SEPTEMBER 2015 PLEASE PLACE A DOT TO INDICATE WHERE YOU LIVE IOCO LANDS NOVEMBER 2015 SITE PLAN IOCO LANDS JULY 2015 1921 1922 1930 1930 IOCO SCHOOL TOWNSITE SIDEWALK AND HOUSES EARL BELL’S HOUSE AERIAL PHOTO OF IOCO
1940 1941 1942 1970 1970 ANGLICAN CHURCH AND IOCO SCHOOL IOCO GROCETERIA BRIDGE OVER IOCO UNITED CHURCH CHARLEY LEGETT’S HOUSE BEING VILLAGE CREEK RELOCATED
TOWNSITE ARCHITECTURE IOCO LANDS SEPTEMBER 2015 1920 1924 1924 IOCO’S FIRST VIEW OF IOCO GROUP PORTRAIT OF IMPERIAL OIL WORKERS AT COMPANY PICNIC MAY QUEEN
1930 1930 1930 1935 COMMUNITY PICNINC ON BOWLING GREEN LAWN BOWLING IN IOCO LAWN BOWLING TOURNAMENT IN IOCO LAWN BOWLING IN IOCO
1935 1940 1950 1956 1983 IOCO BASEBALL TEAM ON FERRIES SHUTTLE PEOPLE FROM IOCO MAY DAY CELEBRATION IOCO SCHOOL GRADE 2 MEETING IN THE IOCO IOCO FIELD VANCOUVER TO IOCO COMMUNITY HALL.
LIFE IN IOCO IOCO LANDS SEPTEMBER 2015 3
1. BOWLING GREEN COVERED IN SNOW IN 1940 2. GROCETERIA CIRCA 1921 3. VILLAGE CREEK IN 1942 4. IOCO COMMUNITY PICNIC ON THE BOWLING GREEN CIRCA 1930S
1
2 4
IOCO THEN & NOW IOCO LANDS SEPTEMBER 2015 HOUSE 5 Runnels Residence HOUSE 12 Address: 303 Third Ave Potter Residence Structural Assessment: Address: 316 2nd Ave Relocation not recommended. Structural Assessment: HOUSE 13 Building not safe to enter and can- Relocation not recommended. Chivers Residence not be reconstructed. Demolition Upgrades to structure will affect its Address: 306 1st Ave HOUSE 6 recommended. Severe deteriora- heritage features. Evidence of roof Structural Assessment: Privately Owned tion of roof & floor structure has deterioration, as well as mold and House can be moved but will need Address: 307 Third Ave collapsed in some locations. water ingress. new foundations at new location.
HOUSE 11 Davis Residence Address: 306 2nd Ave Structural Assessment: Further Analysis Required. Building is in moderate condition.
HOUSE 4 Reynolds Residence Address: 207 Third Ave HOUSE 10 Structural Assessment: MacDonald Betterton Residence Relocation not recommended. Address: 304 2nd Ave Upgrades to structure will affect Structural Assessment: its heritage features. Deteriorated Relocation not recommended. Upgrades rafters & 2nd floor joists as well to structure will affect heritage features. as evidence of water ingress on Evidence of roof deterioration, as well as north side. water and mold ingress.
HOUSE 3 HOUSE 9 MacFarlane Residence Belton Residence Address: 206 Third Ave Address: 300 2nd Ave Structural Assessment: Structural Assessment: House can be moved but will need House can be moved but will need new new foundations at new location. foundations at new location.
HOUSE 2 Kilvert Residence Address: 203 Fourth Ave Structural Assessment: HOUSE 8 House cannot be moved due to Clarke Residence its proximity to existing creek. Address: 207 2nd Street Roof deterioration and water Structural Assessment: ingress. Porch stairs and deck House can be moved but will need new framing in danger of collapse. foundations at new location.
HOUSE 7 Tremain Residence Address: 205 Second Ave LEGEND Structural Assessment: Relocation not recommended. Upgrades HOUSE 1 to structure will affect heritage features. Privately Owned Roof rafters partially collapsed & front Address: 200 Third Ave porch structure deteriorated. CANNOT BE MOVED
CAN BE MOVED
IOCO HALL Address: 200 4th Ave UNCLEAR NOTES Structural Assessment: Can be moved but will need new IOCO SCHOOL 1. This diagram does not refl ect foundations at new location. Address: 101 First Avenue the opinions of James KM Cheng Architects. It is based on a structural analysis done by Siefken Engineering in PRIVATELY OWNED June 2012.
2. Residences named according to IOCO STORE (Groceteria) Statement of Signifi cance report BCG LAND Address: 2001 Ioco Road prepared by Donald Luxton & Structural Report: Associates in 2008. Relocation not recommended. Upgrades to structure will affect its heritage features. All floor and wall framing to be replaced. IOCO CHURCH IOCO BOWLING GREEN Address: 1790 Ioco Road HERITAGE BUILDINGS IOCO LANDS SEPTEMBER 2015 1 2 3 4 5
6 7 8 9
10 11 12 FIRST AVE
6
SECONDS ST SECOND ST 14
7 12 IOC
THIRD AVE
SECOND AVE FOURTH AVE FOURTH 13 14 15 16 FIRST ST 8 FIRST ST 19
10 16 FIRST AVE
3 2 IOCO11 ROAD 1 4 15
18 17 13 CANADIA 9 17 18 19
5
TOWNSITE PHOTOS IOCO LANDS SEPTEMBER 2015
33 4#3"1 2 6#%4 " 6#%4 " % % 6#%4 " 6#%4 " % 33 6#%4 " 4#3 &7 &5 &3 %#"4#3 1'"#((#2 % !,"-. " (# "" (# ""
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%
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" %8 %7 %""3:3/71(# ""#"4" % # /31#""# /3/711 & & %""*(# "#;"'4"< "5;( ' $ ;## (# ###$"'" ( $ %""%(# ""5;(;## "
!" # !" ! " # ! $% # $ !$%"& !"# $ %& %'() *+ !"# $ %& %'() *+ !"# $ %& %'() *+
WATERCOURSE ASSESSMENT IOCO LANDS SEPTEMBER 2015 1 2 5
3 4
IOCO FIELD AND SCHOOLHOUSE CREEK
6 8 9
2
3 1 4 5
SUNNYSIDE ROAD
7
6 8 7 9
TERRESTRIAL HABITATS IOCO LANDS SEPTEMBER 2015 A BCD
A B
C D
SLOPE ANALYSIS IOCO LANDS SEPTEMBER 2015 90m
80m
70m
60m
50m
40m
30m
20m
10m
2 STOREY BUILDING BIG LEAF MAPLE WESTERN RED CEDAR DOUGLAS FIR WESTERN HEMLOCK PAPER BIRCH RED ALDER BLACK COTTONWOOD
Height: up to 10m Height: Up to 36m Height: Up to 60m Height: Up to 85m Height: Up to 50m Height: Up to 30m Height: Up to 24m Height: Up to 50m, but usually 25m
(Betula papyrifera) Bigleaf Maple (Acer macrophyllum) Douglas Fir (Pseudotsuga menziesii) Paper Birch Cottonwood - Balsam Poplar (Populus balsamifera ssp. balsamifera) A small to medium-sized The largest maple in Canada, A large tree, reaching heights These hardy, straight- tree, often with many stems, reaching heights of 36 of 85 metres on the coast trunked trees have large, up to 30 meters tall. In metres. When it grows in the and 42 metres in the Interior. sticky, fragrant buds. On the forests, it has a slender trunk forest, it develops a narrow Older trees have a long, coast, black cottonwoods that often curves before crown that is supported by branch-free trunk and a can reach 50 metres tall, but extending to the narrow, a stem free of branches for short cylindrical crown with balsam poplars usually reach oval-shaped crown. In the half its length. Those growing a fl attened top. There are only 25 metres. open, the crown is pyramid- in the open have a broad two varieties of Douglas-fi r - Poplars require ample shaped. Paper birch grows crown which is supported by coastal and Interior. moisture and plenty of on a variety of soils, and is a few large, spreading limbs. nutrients to grow well. They The two varieties of Douglas- abundant on rolling upland Bigleaf maple generally favour fl oodplains and moist fi r occur in quite different terrain and fl oodplain sites, grows on coarse, gravelly, upland sites with lots of light. ecosystems. The Interior but it also grows on open moist soils, such as those They do not grow well in the variety grows in a variety slopes, avalanche tracks, found near river, lake, or shade of other species. of habitats including open swamp margins and in bogs. stream edges, but it can forests with pinegrass and It doesn’t grow well in shade, occur on other moist soils mosses beneath. On the and consequently it often such as seepage areas. coast, the forests are much occurs in younger forests more productive. following a disturbance.
Western Red Cedar (Thuja plicata) Western Hemlock (Tsuga heterophylla) Red Alder (Alnus rubra) A large tree, up to 60 metres A large tree, it usually grows A medium-sized broad- tall when mature, with 30 to 50 metres tall. It has leaf tree, up to 24 metres drooping branches; trunk a rather narrow crown and tall. Trees growing in the often spreading out widely at conspicuously drooping new forest develop a slightly the base. growth at the top of the tree. tapered trunk extending Western redcedar grows best It has mostly down-sweeping up to a narrow, rounded in moist to wet soils, with branches and delicate crown. Trees in the open lots of nutrients. It is tolerant feathery foliage. have crowns that start near of shade and long-lived, Western hemlock usually the ground giving it a broad sometimes over 1,000 years. grows with many different cone shape. Red alder Western redcedar frequently tree species. Occasionally, it does not tolerate shade grows with western hemlock develops in pure groups of and occupies a site quickly and Douglas-fi r. On the north trees after a wind has blown after disturbance. It grows coast, it also grows with many trees over. Its shallow rapidly, often shading out amabilis fi r and spruces. rooting system makes it conifers such as Douglas- susceptible to being blown fi r. It tends to occur on sites over by wind as well as being rich in nutrients, including damaged by fi re. fl oodplains and streambanks.
Source: https://www.for.gov.bc.ca/hfd/library/documents/treebook/TreeBook.pdf TERRESTRIAL HABITATS IOCO LANDS SEPTEMBER 2015 1 Belcarra Ntnl Park 1 Anmore Townhall 1 Ioco Field
2 Burnaby Mountain 2 Sasamat Fire Dept 2 Recreation Centre Soccer Field 3 Bert Flinn Park 3 Anmore Elementary School 3 I.P. Field & R.P. Skate Park
4 Old Orchard Park 4 Pleasantside Elementary 4 Heritage Mtn Community Centre
5 Rocky Point Park 5 Heritage Woods Secondary 5 Westhill Youth Centre 19 1 6 Inlet Park 6 Heritage Mountain Secondary 6 Glenayre Community Centre 7 Town Centre Park 7 Aspenwood Elementary School 7 Heritage Woods Turf
12 8 Old Mill Park 8 Port Moody City Hall & Fire Dpt 8 Executive 12-Hole Golf Course
9 Chineside 9 Eagle Ridge Hospital 9 Coquitlam Town Centre Sports 8 12 10 Heritage Mtn Park 10 Mountain Meadows Elementary 10 Eagle Ridge Tennis Courts 3 11 Foxwood Park 11 Eagle Ridge Elementary School 11 Easthill Park Field & Tennis Courts 22 12 Noons Creek Park 12 Scott Creek Middle School 12 Northlands Golfcourse
13 Westwood Summit Tot Lot 13 Bramblewood Elementary School 13
14 Bramble Park 14 Summit Middle School 1 Anmore Grocery 1 1 24 15 Tanglewood Tot Lot 15 Gleneagle Secondary School 2 Marketplace IGA & Kins Market 3 4 7 16 Walton Park 16 Panorama Heights 3 Thrifty Foods 12 8 15 17 5 14 16 17 Coquitlam Town Centre Park 17 Pinetree Way Elementary 4 Marketplace IGA 7 131 18 Easthill Park 18 5 11 4 Coquitlam City Hall Coquitlam Centre 14 4 19 Indian Arm Provincial Park 19 Simon Fraser University 6 Safeway & Superstore 6 10 13 20 Barnet Marine Park 20 Moody Middle School 7 7-11 20 9 21 Eagle Ridge Park 8 7-11 & Canada Post 10 16 22 Ridge Park 9 My Fresh Market 4 17 11 23 Coquitlam River Park 10 Superstore 2 8 18 9 11 12 10 18 24 Cates Park 5 2 15 7 2 9 6 8 21 23 5 5 3 3 19 6 7 9 20 6 10
14 1 Village Creek 1 Rocky Point Pool 1 Imperial Oil
2 Schoolhouse Creek North 2 Rocky Point Kayak 2 Burrard Generating Station (Natural Gas) 3 8 6 3 Schoolhouse Creek South 3 Westhill Community Centre Pool 3 Pacific Coast Terminal 4 Mossom Creek 4 Buntzen Lake Canoe Rentals 4 Westridge Marine Terminal 6 7 5 Hett Creek 5 Cates Park Paddling Centre 8 4 6 Wilkes Creek 6 Deep Cove Canoe & Kayak
7 Turner Creek 7 City Centre Aquatic Complex 2 8 Hutchinson Creek 8 Vancouver Water Ski Club
9 Noons Creek 8 9 10 Scott Creek 1 Burrard Inlet 11 Hoy Creek 2 Sasamat Lake
12 Coquitlam River 3 Buntzen Lake 5 2 4 13 Suterbrook Creek 4 Lafarge Lake 1 1 5 Reservoir 5 1 1 Mossom Creek Hatchery 6 Deep Cove 5 2 Noons Creek Hatchery 7 Bedwell Bay 5 3 Hoy Creek Hatchery 2 8 Belcarra Bar 4 Pacific Wildlife Foundation 9 Woodhaven Swamp 7 6 5 Ioco Marina 6 Reed Point Marina 6 4 4 9 7 Rocky Point Boat Launch 1 8 11 8 Deep Cove Yacht Club
10 3 10 3 7 3 2
7 12 2 1 13 3
EXISTING LAND AND WATER AMENITIES IOCO LANDS SEPTEMBER 2015 West Coast Express
West Coast Express Stop
Railroad Used by IOL
Bus Routes
Evergreen Line
Evergreen Line Stop
Major Road Network
On Street Dedicated Bike Route
Off Street Dedicated Bike Route
Informal Bike Route (unmarked)
Trail (Hiking & Biking) EXISTING TRANSPORTATION AND TRAILS IOCO LANDS SEPTEMBER 2015 5
4 2 1 3
1 2 3 4 5
EXISTING TRAIL NETWORK IOCO LANDS SEPTEMBER 2015 Anmore
Belcarra Skytrain
David Avenue West Coast Express
ExtensionReserve Highways
Site Roads
IOCO Rd David Avenue
Port Moody
Guildford Way West Coast Express Barnet Hwy
Simon Pinetree Way St Johns St Fraser Lougheed Hwy
University Coast Meridian Rd Meridian Coast
Pitt River Bridge
7B 7 7 1 Lougheed Highway Cape Horn Port Mann
North Rd
Exhibit 2
Ioco Lands Master Plan REGIONAL TRANSPORTATION CONTEXT 4608.11 April 2015 & IOCO LANDS SEPTEMBER 2015 N
Belcarra Belcarra
Anmore Anmore
Bedwell Bay Rd Bedwell Bay Rd
East Rd 5% +30%
Existing Vehicle Patterns Sunnyside Rd
First Ave 70% Projected Vehicle Patterns Sunnyside Rd
First 30% Ave -30% Belcarra Vehicles First Ave and Ioco Road Anmore Vehicles Belcarra Vehicles SITE SITE David East Rd Combined Belcarra & Anmore Anmore Vehicles Avenue Major Intersections Combined Belcarra & Anmore Reserve Forest Major Intersections Forest Park Way +90% +60% Park Way
30% 35%
David Avenue David Avenue
Heritage -30% 95% -90% Heritage Ioco Rd Mtn Blvd Ioco Rd Mtn Blvd 35% Barnett Hwy Barnett Hwy
Guildford Way Guildford Way
Ioco
Rd Ioco
Rd
Murray St Clarke St Murray St Clarke St St John St St John St
Existing Vehicle Patterns Projected Vehicle Patterns (showing David Avenue Reserve) & &
N N Belcarra Belcarra
Anmore Anmore
Bedwell Bay Rd Bedwell Bay Rd East Rd East Rd
Summer Volume 30% Higher Projected Vehicle Patterns Sunnyside Rd
Existing Vehicle Patterns Sunnyside Rd First
Ave
First
Ave Belcarra Vehicles Belcarra Vehicles Anmore Vehicles Anmore Vehicles SITE David Combined Belcarra & Anmore SITE Combined Belcarra & Anmore Avenue Major Intersections Projected Summer patterns Reserve using David Av. Reserve Forest Forest Park Way Major Intersections Park Way
Summer Volume 50% Higher David Avenue David Avenue
Heritage Heritage Ioco Rd Mtn Blvd Ioco Rd Mtn Blvd
Barnett Hwy Barnett Hwy
Guildford Way Guildford Way
Ioco Ioco Rd Rd
Murray St Murray St Clarke St Clarke St St John St St John St
Existing Summer Vehicle Patterns Projected Summer Vehicle Patterns (showing David Avenue Reserve) & & TRAFFIC ANALYSIS IOCO LANDS JULY 2015 Existing Peak Hour Traffic Patterns N
380 150 100 (30) 280 350 310 (100) 35 55 (35) 200 (175) 135 (90) (65) 375 135 (70) 65 (45) To Belcarra 145 Local (Anmore Residents) Non Local West bound East bound 105 50 (65) (50) 315 90 (135) (60) Anmore
d 220 Bedwell Bay Rd 80 50 100 120 110
Local (Anmore Residents) Non Local
650 Sunnyside Rd
First
230 Ave 80 120 140 130 East Rd SITE
Local (Belcarra Residents) Non Local Forest
Park Way West bound East bound April Road North of Hummingbird Dr Approx. 100m East of 1st Ave
290 160 130
180 230 200 (50) 40 (0) 65 (70) 1 (6) 405 (210) 7 10 (7) Local (Anmore Residents) Non Local
(7) 8 20 (5) (270) 495 (4) 1 1 (95) (6) 4 2 (2) (2) 95 7 (10) 1 (2) (4) Traffic Count Locations 25 25 (35) West bound East bound TURNING MOVEMENTS Locations: Heritage (15) 20 David Avenue 50 - Bedwell Bay Rd & Sunnyside Rd (3) 3 (55) 100 - April Rd & Ioco Rd Mtn Blvd (155) 130 (140) Ioco Rd 155 - Sunnyside Rd & East Rd (210) Dates: - Thursday, July 16th: 7-10am, 3-6pm (145) 125 - Sunday, July 19th: 2pm-6pm (0) 140 (175) 1 26% 35% 155 (155) 50% (140) TUBE COUNTS 860 130 1 (0) 440 Locations: 56% 49% 260 30% - East Rd north of Hummingbird Dr 340 420 370 - Ioco Rd 100m east of 1st Ave (230) 160 17% 16% 19% 115 Dates: (50) 40 (220) 1 - July 16th - July 26th (50) 40 (0) Local (Ioco Residents) Non Local 0 (0) Guildford Way
Notes The local vehicle movement proportions estimated on the number of local residential units Exhibit 1 Turning movement values above 10 have been rounded to the nearest multiple of 5 & Existing Peak Hour Traffic Patterns Ioco Lands Master Plan September 8, 2015 4608.11 TRAFFIC ANALYSIS IOCO LANDS SEPTEMBER 2015 FORT LANGLEY, BC ROBERT’S CREEK, BC
1 2 1 2
3 3
1. ROBERT’S CREEK GENERAL STORE 2. GUMBOOT CAFE 3. LIBRARY
4 5 STEVESTON, BC
1 2
6
3
1. HERITAGE BUILDING TRANSFORMED INTO AN ART STUDIO 2. HERITAGE BUILDING TRANSFORMED INTO A BED & BREAKFAST 3. HERITAGE BUILDING TRANSFORMED INTO A CAFE 4. BEDFORD LANDING MASTERPLANNED COMMUNITY 1. HERITAGE BUILDING TRANSFORMED INTO STEVESTON’S MUSEUM 5. VIBRANT PUBLIC SPACES 2. ACTIVE BOARDWALK 6. LOCAL ECONOMY IN BEDFORD LANDING 3. RECREATIONAL WATER ACTIVITIES TOWNSITE PRECEDENTS IOCO LANDS SEPTEMBER 2015 TOWNSITE RESIDENTIAL RESIDENTIAL DEVELOPMENT Single-family housing Innovative Housing Types Duplexes Multiple Family Housing Bed & Breakfast Small affordable residences Transitional Senior Housing Cafe (Assisted Living Facility) Retail Townhouses Recreational Club Multi-level housing Single Family homes maintaining the existing character of the neighborhoud
TOWNSITE MIXED-USE Adaptive Re-use of Heritage Buildings Live-work community Townhouses Grocery Medical Clinic Gelateria Library Gallery/Art shop Artist’s work space Woodworking school Café / Bakery Bistro / Restaurant Brewery Farmer’s Market RS-5 Retail WATERFRONT PROTECTED AREAS Viewing platform & Pier Day-lit salmon creeks Biodiversity education Parks Beach area for swimming Picnic Areas Beach seine Trail network Pier Biking trail network Expand existing Marina Protect & Enhance: Sea-bus -Trees and Forest Fish Market -Watershed Restaurant -Riparian Areas Non-motorized dock -Wildlife and Habitat Canoe/kayak/paddleboard rental
USES SUGGESTED BY THE PUBLIC IOCO LANDS NOVEMBER 2015 PROTECTED AREAS TOWNSITE MIXED-USE Day-lit salmon creeks Adaptive Re-use of Heritage Buildings Parks Live-work community Picnic Areas Townhouses Trail network Grocery Biking trail network Medical Clinic Protect & Enhance: Gelateria -Trees and Forest Library -Watershed Gallery/Art shop -Riparian Areas Artist’s work space -Wildlife and Habitats Woodworking school Café / Bakery Bistro / Restaurant Brewery Farmer’s Market Retail
RESIDENTIAL DEVELOPMENT
Innovative Housing Types Multiple Family Housing Small affordable residences Cafe Retail Recreational Club Single Family homes maintaining the existing character of the neighborhoud
TOWNSITE RESIDENTIAL WATERFRONT Single-family housing Viewing platform & Pier Duplexes Biodiversity education Bed & Breakfast Beach area for swimming Transitional Senior Housing Beach seine (Assisted Living Facility) Pier Townhouses Expand existing Marina Multi-level housing Sea-bus Fish Market Restaurant Non-motorized dock Canoe/kayak/paddleboard rental
USES SUGGESTED BY THE PUBLIC IOCO LANDS NOVEMBER 2015