THE SITE The Flavelle Oceanfront site is outlined below.

FLAVELLE OCEANFRONT DEVELOPMENT APPLICANT PROJECT TEAM We have assembled a talented and experienced team to guide the redevelopment of the Flavelle property.

FLAVELLE OCEANFRONT DEVELOPMENT Land Owner/Developer Flavelle Oceanfront Development is the real estate asset division of Mill & Timber, a Canadian owned family business based in Surrey, B.C.. Originally started as a sawmill operation in Merritt, B.C. in 1959, the company under the banner of Aspen Planers Group has diversified to trucking, logistics, forests management, and real estate development throughout B.C. and Alberta for the last 30 years.

Brook Pooni Associates Wensley Architecture Urban Futures Colliers International Urban Analytics Urban Planning & Architecture & Urban Design Demographic Consultant Commercial & Light Residential Analysis Communication Industrial Market Analysts Brook Pooni Associates is a Wensley Architecture Ltd. provides Urban Futures is a trusted expert Colliers International is the leading Urban Analytics provides advisory leading urban planning and land a full range of architectural, in demographic, economic, provider of brokerage services, real consulting services for residential development consultancy. Our planning, and interior design and housing forecasting, in estate management, valuation, real estate in best use land studies, team of skilled planners and services. Our firm is widely community lifecycle modelling, consulting, project management, project specific market evaluations, professionals brings industry- recognized for expertise in retail, in transportation zone modelling project marketing, and research. project audits, pricing strategies, leading knowledge, strong residential, mixed-use, and senior and analysis, in economic impact sub-market monitors, and community relationships and health-care projects. We are also assessments, and in land inventory consumer research. a solid understanding of local experienced in hospitality, office, and capacity analyses. perspectives. industrial, and institutional design.

GeoPacific Consultants Envirowest Bunt Perry + Associates Urban Systems Geotechnical Consultant Environmental Consultant Traffic Engineer Landscape Architecture Civil Engineer GeoPacific Consultants Ltd. Envirowest is a Canadian- Founded in 1993, Bunt & Associates P+A is a versatile landscape Urban Systems is an inter- is a specialized geotechnical owned professional consultancy is one of the largest specialist architecture and site-planning disciplinary professional practice engineering firm. GeoPacific’s committed to providing our clients transportation planning and firm offering a wide variety of providing strategic planning, services include: site investigation, state-of-the-art services in the engineering consulting companies design services. The range of our engineering, environmental site preparation and foundation environmental sector. in Western Canada. Our strengths experience gained over 35 years science, and urban design services design for residential, commercial, lie in providing enterprising of consulting includes the full to both public and private sector industrial, institutional, and solutions to urban transportation spectrum of landscape architecture clients throughout Western Canada. infrastructure projects. planning challenges and in from site design to urban assisting their clients in attaining design and the planning of new their project goals. communities.

FLAVELLE OCEANFRONT DEVELOPMENT APPLICANT RATIONALE Mill & Timber purchased the sawmill site in 2000. Since then, the sawmill has experienced numerous economic highs and lows. In recent years, the sawmill has experienced decreasing efficiency.

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Low Employment Efficiency Site Logistics & Transportation High Industrial Tax Rates

• Two-shifts with 101 people = under 10,000 • The mill does not have a rail spur. • The City of has the highest tax rate square feet/employee. • It takes approximately six hours for barges to for major industry amongst the Tri-Cities and reach the Second Narrows Bridge from the in the Lower Mainland, at $73.78 per $1,000 of Flavelle site. assessed value. • Finished goods produced at the site are (Surrey = $20/$1000, Richmond = $19/$1000) transported via truck. • The added volume causes traffic congestion and greenhouse gas emissions.

The Flavelle site is a 10-minute walk to Moody An OCP redesignation of the site will open up the The variety of proposed uses will not only create Centre Station and - higher waterfront to permit a mixed-use development new opportunities for businesses, but also levels of residential and employment density with the potential to have a public market, new support existing businesses, especially in Moody and a more diverse mix of uses are important parks, and waterfront trails. Centre. considerations for sites close to rapid transit.

FLAVELLE OCEANFRONT DEVELOPMENT SITE HISTORY The 34-acre Flavelle property has a long and storied history in the City of Port Moody.

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Emerson Mill - 1905 Flavelle Mill - 1926 Mill and Timber - 2015

1998 © 2013 All Rights Reserved Flavelle Cedar closed. *City of Port Moody drafts the Waterfront © 2013 All Rights Reserved and Area Economic Visioning document. 2000 Flavelle Cedar was bought and re-opened by Mill and Timber. 2003 *City of Port Moody reviews and updates its Waterfront and Area Economic Visioning document.

1955 2015 Mill sold to Canadian Collieries The Mill’s 1905 Ltd, but was still called Flavelle 110 year Manufacturing activity began Cedar. anniversary. on site with Emerson Lumber, built by J.S. Smerson. 1966 Production of shingles and shakes was discontinued.

1900 1920 1940 1960 1980 2000 2014 1912 *City of Port The site was purchased by Moody updates Robert Thurston and Aird its OCP. Flavelle and renamed the 1964 Thurston-Flavelle Mill. The Mill Flavelle Cedar purchased by became the Province’s largest Weldwood of Canada Ltd. – it 2008 cedar mill and the City’s most had 350 employees. prominent employer. *City of Port Moody undertakes an O cial Community Plan 1908 review where the Flavelle site is Mill was o cially incorporated designated as an area as Emerson Lumber Company for redevelopment. Limited.

1995 CITY OF PORT MOODY * The Waterfront and Area Economic Visioning Study proposes a mix of International Forest Products Waterfront and Area business park, commercial recreation, hotel, marina, and public market (Interfor) bought Weldwood Economic Visioning Study uses for the property. The study indicates that higher density residential Canada Ltd. and Flavelle Cedar. SEPTEMBER 1998 The Mill underwent a major uses will be considered in Moody Centre upon completion of rapid rebuild in order to modernize it. Year Five Review and Update transit using Transit-Oriented Development principles. SEPTEMBER 2003

The intent for the Flavelle site, as reflected in this study, was captured in Port Moody’s Official Community Plan (2008 & 2014).

www.cityofportmoody.com FLAVELLE OCEANFRONT DEVELOPMENT FLAVELLE & THE REGION Flavelle Oceanfront is located within a 10-minute walk of the on the Evergreen Line, which provides connections to Downtown and the Metro region.

Transit-Oriented Developments (TODs) are defined as “specific buildings or Transit Oriented Developments also contribute to shorter travel distances, less development projects that are fundamentally shaped by their close proximity to traffic congestion, and reduced traffic pollution. frequent transit.”

Transit-Oriented Developments typically include higher-density, mixed-use, pedestrian-friendly uses within walking distance to frequent transit, which encourages ridership and reduces reliance on private vehicles. Translink, Transit-Oriented Communities – A Primer on Key Concepts, 2011

KEY REGIONALKey Re TRANSITgion CONNECTIONSal Transit Connections

This map shows key transit services connecting regional centres in the Lynn Valley Metro Vancouver region

Horseshoe Bay Levels of service Capilano To Langdale, Nanaimo Park Royal and Bowen Island University High frequency rail service.

Lonsdale Quay FLAVELLE Expo Line Phibbs High frequency rail service. Exchange Guildford Way– Ungless Way Guildford Way– s u SITE Falcon Dr a B

e High frequency rail service. S Guildford Way– Sea Planes Moody Ioco Rd– Centre Newport Dr Lansdowne Dr Lafarge ¬ Evergreen Line (2016) West Coast Express HeliJet St Johns St– Guildford Way– Burrard St Johns– Moray St Douglas Johnson St High frequency rail service. SFU Queens St Waterfront Guildford Way– Kootenay St Johns St– Lincoln West Coast Express St Johns St– Williams St Inlet Town Centre Blvd Loop Barnet Hwy Centre Commuter rail service. Weekday peak hours. Vancouver Pinetree Way– City Centre Granville Clarke Rd– Lincoln Ave Glenayre Dr Coquitlam service operates on the same route. Central SeaBus Clarke Rd– Main Street– Como Lake Ave Regular passenger ferry. Stadium– Burquitlam Chinatown Science World Clarke Rd– Yaletown– B-Line Bus Services Roundhouse Bus routes providing fast and frequent service. North Rd– Foster Ave Early morning to late evening.

North Rd– Key Bus Connections Cameron St Key regular service bus routes connecting urban Olympic VCC– Commercial– Village Clark Brentwood Sperling– Production North Rd– Broadway Town Burnaby Lake City Way– Austin Rd Pitt Meadows W Broadway– W Broadway– Timing Sasamat St Macdonald St Granville St Renfrew Rupert Gilmore Centre Holdom Lake Way University UBC Evergreen Line: Moody Centre to Waterfront - 40 mins Millennium Line University Alma St– W Broadway– W Broadway– Broadway– E Broadway– E Broadway– E Broadway– West Coast Express: Moody Centre to Waterfront - 40 mins Blvd– W Broadway Arbutus St Willow St City Hall Main St Fraser St Clark Dr Lougheed Allison Rd Town Centre Evergreen Line Moody Centre Station to West Coast Express Moody Centre - 2 minutes walking Nanaimo King Edward Braid Maple Meadows Haney

e Millennium Line Place n i

a L Expo Line d a n a T C o M i Oakridge– Sapperton s s Joyce– ion C Collingwood Columbia Expo Line Scott Road

Langara– ity Patterson Port Haney Marpole New Loop Westminster Gateway Marine Metrotown Drive Street Guildford Whalley Blvd Exchange Royal Edmonds Surrey Central Bridgeport Oak YVR–Airport Templeton

Sea Island King George Centre Aberdeen King George Blvd– Lansdowne King George Blvd– / Richmond– King George Blvd– Brighouse King George Blvd– Fleetwood Abbotsford and Chilliwack Map: www.translink.ca Steveston Newton via BC Transit Exchange FLAVELLE OCEANFRONT DEVELOPMENT

Langley Centre South Surrey Cloverdale Park and Ride

South Delta Exchange Aldergrove Connection to

via BC Transit

Tsawwassen Ferry To Victoria, Nanaimo and Southern Gulf Islands Tsawwassen

Key Regional Transit Connections – FLAVELLE & MOODY CENTRE The two red distance circles shown in the figure below illustrate that the Flavelle site’s east boundary is within a 5 minute walk from the Moody Centre Station (400m radius circle), and that the entire site is within a 10-15 minute walk of the station (800m radius circle).

Evergreen Line and ite to Wes le s t Co vel as la t E F xp om re fr ss es tr e ESA Special m West Coast Feature 0 Express / CPR 0 8 rom Flavell ESA Special etres f e site 0 m to E Feature 40 ver gre Deep Water en L in e an City Park Rocky Recreation d City Park W Route e Point s t City Park C Park o a s t SITE E Kyle Creek: Potential x p NaturePark r e s s

Evergreen Line West Coast Express Moody Centre Station

Platform

Bike Route Evergreen Line Moody Future Future Potential Centre Station Connection Transit Station

Transit Oriented Development is a form of development that encourages higher residential and employment densities within a 15 minute walk of rapid transit to encourage alternative modes of travel and to get people out of their vehicles.

FLAVELLE OCEANFRONT DEVELOPMENT PRE-APPLICATION ENGAGEMENT Outreach Overview

The Flavelle project team has had 1,236 conversations with people through various engagement opportunities.

41 comments 492 canvassing 118 attendees at 33 discussions at 552 participants via the project conversations the Open House meetings and/or at kiosk events website tours

The Flavelle project team has had several meetings with representatives from local groups, including:

• Moody Centre Community Association – August 20, 2015 • Port Moody Ecological Society – September17, 2015 • Eagle Ridge Hospital Foundation – August 26, 2015 • Burke Mountain Naturalists, Marine Enhancement Society – • Port Moody Arts Association – September 4, 2015 October 2, 2015 • Tri-Cities Chamber of Commerce – September 11, 2015 • Old Mill Boathouse Society – November 9, 2015 • Port Moody Heritage Society – September 16, 2015

FLAVELLE OCEANFRONT DEVELOPMENT PRE-APPLICATION ENGAGEMENT What We’ve Heard

As we plan for the future, we will consider the site’s long history in Port Port Moody residents want to see something different at the Flavelle Moody, the surrounding neighbourhood context, the community’s ideas, and Oceanfront site. The community frequently refers to the site as a jewel and an the family and owner’s aspirations. opportunity for something special. We have developed six themes based on the feedback we’ve received to date, as well as municipal objectives.

Big ideas and feedback from the community: Questions and concerns from the community so far:

Public market Timing of the development

Retail shops, services, grocery stores, restaurants, and cafés Height and density

Mixed-use development with residential, employment, and Transportation impacts community amenities

Environmental context and impacts Expansion of Rocky Point Park and trail networks

Geotechnical Public access to the water’s edge (i.e. gathering spaces, boardwalk, etc.)

Improve site connectivity and access

Mixed opinions regarding density and development form

Mixed opinions regarding a marina

FLAVELLE OCEANFRONT DEVELOPMENT PRELIMINARY VISION Flavelle Oceanfront’s vision is for an Oceanfront Community that supports a mix of uses, including a range of housing options, along with commercial, light industrial, and recreational uses to serve the needs of local residents and visitors.

The objective will be to create an urban village in the heart of Port Moody with connections to the rest of the Metro Vancouver region via the Evergreen Line and the West Coast Express. Port Moody residents want to see a unique vision developed for the Flavelle Oceanfront.

Six themes evolved through the pre-application engagement:

RESPECT FOR NATURE CONNECTIONS SPACES TO PLAY

HOMES TO LIVE PLACES TO WORK A LEGACY PROJECT

FLAVELLE OCEANFRONT DEVELOPMENT RESPECT FOR NATURE Kyle Creek opens to the west of the site into the Burrard Inlet. Opportunities to celebrate the natural history of the area will be integrated into the development.

South Schoolhouse Creek Chines Watershed Drainage System Kyle Creek Drainage System Slaughterhouse/Dallas Creek The Chines watershed area extends between Port Moody and Drainage System Coquitlam and includes five sub-watersheds. The Flavelle site is Pigeon Creek Drainage System

considered part of the Kyle Creek Drainage area. Suter Brook Drainage System

Any future redevelopment will ensure stormwater is managed Pipe appropriately. Watercourse Municipal Boundary

Management Boundary

Watershead Boundary

The Flavelle Shoreline

Envirowest has studied the Flavelle shoreline and divided it into five Reaches.

Prospective shoreline uses include:

• Reaches 1 + 2 – This portion of the shoreline exhibits sensitive intertidal and riparian environments. Objectives for these Reaches should be to maintain the existing natural environment and possibly reclaim some ecological functions associated with historic riparian environments. • Reaches 3, 4, + 5 – This portion of the shoreline contains log ramps and basins, moorage for barges, and storage areas for the existing mill use. Prospective uses along these Reaches could include small craft and transient moorage, and public piers and floats. Waterfront trails, public spaces, community amenities, and commercial uses (waterfront market) could be located on the top-of-bank.

FLAVELLE OCEANFRONT DEVELOPMENT CONNECTIONS Port Moody will soon be one of the best transit served communities in the Metro region. As the existing rail line and new transit infrastructure serve the community, development on the Flavelle site will improve community connections.

As the City of Port Moody continues to grow The City is currently updating its and prosper, Moody Centre’s traffic issues will Transportation Master Plan with a long term need to be addressed. vision for the community.

Metro Vancouver Commuting Modes and Complete Streets Greenhouse Gas Emissions (GHGs)

The transportation modes we choose and the distances we travel affect the Complete streets are streets that are designed for the safe movement of all amount of greenhouse gases emitted yearly. users of all ages and abilities, including pedestrians, cyclists, motorists, and transit riders (Smart Growth America, www.smartgrowthamerica.org, 2015). 1 2 3 4 5

0 GHGs emitted per person The proposed redevelopment of the Flavelle site presents a good Bicycle / Walking per year from a 15km round-trip commute opportunity for infrastructure that encourages multi-modal travel including:

Electric Trolley Bus .01 Tonnes per year GHGs emitted per person (20 passengers) per year from a 60 km round-trip commute • Well-connected bike and pedestrian pathways with linkages to SkyTrain electric light rail car .01 Tonnes per year Moody Centre Station, West Coast Express, and the future potential (20 passengers) Queen Street Station; New Hybrid diesel-electric bus .85 Tonnes per year • Sidewalks and signalized cross walks; (20 passengers) .21 • Bicycle repair stations;

New Diesel Bus 1.07 Tonnes per year (20 passengers) .27 • Awnings for weather protection; • Pedestrian-scaled lighting; and 1.79 Two-person car pool Tonnes per year (gasoline engine) .45 • Street trees and furniture to create a pleasant pedestrian environment.

Driver travelling 3.58 alone in car .9 Tonnes per year (gasoline engine)

Driver travelling alone in SUV or Van 5.21 1.3 Tonnes per year (gasoline engine)

Translink, Transport 2040: A Transportation Strategy for Metro Vancouver, Now and in the Future (2008) FLAVELLE OCEANFRONT DEVELOPMENT SPACES TO PLAY Rocky Point Park is a popular after work and weekend destination, while Kyle Creek is a more natural expression of open space. Residents have indicated they want more open space, trails, and connections.

City of Port Moody The Parks and Recreation Master Plan (2015) Parks and Recreation Master Plan February 2015 The Master Plan is a comprehensive, 10-year Plan that provides guidance on the acquisition and development of parks and open spaces, recreation facilities, and delivery of community services in the City. The plan indicates that additional parkland will be required for the growing population. Specific direction in the parks plan states a desire to work towards continuous waterfront parkland on the south shore, and an expansion of parkland west of Rocky Point Park as development occurs.

The following Parks exist locally and throughout the region and are precedents that could be considered on site.

Shoreline Trail Imperial Landing Park Hinge Park The Pier and Shipyards Westminster Pier Park (Port Moody) (Richmond) (Olympic Village, () (New Westminster) Vancouver)

Shoreline Trail is a 6km Imperial Landing is a 6.5 Hinge Park is a 0.6 hectare, The Pier and Shipyards This waterfront park offers trail that wraps around the acre linear park located urban sanctuary located are located at the Seabus a 600m boardwalk, festival shores of the Burrard Inlet, in Richmond’s Steveston along Southeast False Creek, Terminal in Lower Lonsdale. lawns, gardens, seating and extending from Old Orchard neighbourhood. Park within the Olympic Village The site offers a 700 foot picnic tables, volleyball and Park to Rocky Point Park. amenities include a one- neighbourhood. The Island pier, which extends over the basketball courts, public kilometre boardwalk, piers, is made up of rock, cobble, Burrard Inlet and offers 360 art, a playground, and a historic industrial artifacts, gravel, sand and boulders. degree views of Vancouver. water park. The Pier Park and direct linkages to the It offers habitat for a small The historic Shipyards and also connects with the Britannia Heritage Shipyard land and marine animals, Shipbuilder’s Square hosts City’s Waterfront Esplanade and Steveston Village. and is a sanctuary for birds. a number of community Boardwalk, creating 2.5km events throughout the year. of public space along the water’s edge. FLAVELLE OCEANFRONT DEVELOPMENT HOMES TO LIVE “It is projected that in 25 years, 16,000 more people will call Port Moody home and 70% of this growth will be concentrated in Moody Centre and Inlet Centre.” - City of Port Moody OCP

Transit Oriented Development principles The concentration of residential population indicate that higher residential densities around stops and stations minimizes the should be located around frequent transit walking distance between home and transit nodes and corridors, and should step down services, making transit travel more attractive to allow for integration with lower-density and helping to encourage ridership. neighbourhoods.

Millennials (Generation Y) represents the cohort born Older Canadians make up 29.6% of the total population of BC between 1980 and the mid-2000s (currently aged 15-35). and 22% of the total population in Port Moody.

In Port Moody, this cohort makes up almost a quarter of Older Canadians are: the city’s total population.

Millennials walk more and drive less. Staying in the labour force longer – working past 65.

Prefer to live within walking distance to shops, services, Choosing to “age in place” – staying in their home or within the amenities, transit. same community.

Prefer attached housing. Individuals who are 65 years or older are choosing to downsize to multi-family options.

Want access to convenient alternatives to driving. Seeking of a full continuum of housing choices to allow them to live independently and participate in their community for as long as possible.

Looking for housing units that can adapt as the resident ages. FLAVELLE OCEANFRONT DEVELOPMENT HOMES TO LIVE Many residents asked us how soon they could move-in. The population and demography of the future residents on the Flavelle site will have a variety of housing needs, which will require diverse housing forms, unit sizes, and tenures.

A variety of housing forms and tenures should be considered on the Flavelle site, including:

Concrete condominiums, doors to the street, Wood frame condominiums – 4-6 storeys, and through main lobbies condominiums above retail podium

Townhouses / Stacked Townhouses – 3-storey Sufficient demand for purpose-built rental wood frame and/or in podium (1-2 bedrooms)

FLAVELLE OCEANFRONT DEVELOPMENT PLACES TO WORK Port Moody’s economic development must include opportunities for people to work close to where they live. The site is currently the City’s largest private employer (with 100 jobs) and redevelopment will continue to ensure jobs in the community.

We engaged Colliers International Consulting to undertake a commercial market assessment to understand the demand for employment generating uses and to help define the opportunities for the site.

Office Retail Market Industrial Market

Colliers’ findings indicate that local-serving office Recent market trends show developers favour There is an opportunity to intensify the south area tenants (i.e., dentists, doctors) would be the the construction of transit-oriented street retail of the site with unique employment generating primary consumers of office space in the Tri-Cities. neighbourhoods. users to serve as a transition between the existing manufacturing and other light industrial uses on Office uses will be integrated with other uses Future residents of Flavelle Oceanfront should Murray. There is a demand for industrial space, including commercial and residential. These be able to access small-scale convenience which could be phased in smaller building blocks spaces should focus on attracting local-serving grocer, food and beverage establishments, and would be flexible in design. The opportunity office users within the technology and service health and personal care, and additional service to attract creative industries could be supported commercial sectors. commercial uses. There is an opportunity with Live / Work design studios. to create “destination retail” on site, taking Two key considerations of high tech companies advantage of the waterfront locale and focusing when choosing future office locations include on offering unique shopping, eating, and drinking proximity to rapid transit and high amenity establishments. locations.

FLAVELLE OCEANFRONT DEVELOPMENT A LEGACY PROJECT The site has a long and celebrated history in Port Moody. The redevelopment will capture the site’s many stories to reflect the past, present, and future of the site.

Past Present Future

The Flavelle Sawmill is the last remaining sawmill The residents of the City of Port Moody have The redevelopment of the Flavelle Site will invite on Burrard Inlet. The redevelopment of this site signalled a desire to see something different residents and visitors onto a waterfront that has should celebrate the site’s history through the along their waterfront. The proximity of the been inaccessible and privatized for over 100 re-use of industrial elements reflective of the site to the additional rapid transit currently years. The public realm should include improved sawmill industry. under construction should encourage a mix of connections to the water’s edge and existing uses and appropriate densities to support the trail network, new park and open space that development of a transit-oriented community. is unique to the community, and public art to strengthen the “City of Arts”, thereby creating a unique “made in Port Moody” waterfront.

FLAVELLE OCEANFRONT DEVELOPMENT KNITTING THE THEMES TOGETHER The project team has developed a preliminary vision and land use concept plan.

The site’s legacy, the surrounding neighbourhood context, ideas from the community, and the family and owner’s aspirations have been integrated into our preliminary land use concept plan and vision for the Flavelle property.

FLAVELLE OCEANFRONT DEVELOPMENT KNITTING THE THEMES TOGETHER The project team has developed a preliminary vision and land use concept plan.

The site’s legacy, the surrounding neighbourhood context, ideas from the community, and the family and owner’s aspirations have been integrated into our preliminary land use concept plan and vision for the Flavelle property.

FLAVELLE OCEANFRONT DEVELOPMENT FREQUENTLY ASKED QUESTIONS Over the course of our community engagement, we have received questions regarding the future of the Flavelle site.

COMMUNITY DEVELOPMENT SAFETY

How will this project contribute to the community? How will the site be accessible by emergency As indicated in the OCP’s Overall Community Vision vehicles? (Section 3.1) a unique, safe and vibrant community is a Access and circulation will be determined throughout top priority for residents. the planning process, but the property will be easily accessed by emergency vehicles.

ECONOMIC DEVELOPMENT FUTURE DEVELOPMENT

What economic development opportunities are What type of built form is envisioned for the offered by the redevelopment of the site? Flavelle site? The provision of direct and indirect employment The built form will be influenced by consultation during and post construction, an increase in tourism, with stakeholders, advisory groups, the City, and the a demand for local businesses and services, and the general public. Detailed designs will be developed provision of diverse employment opportunities on through the rezoning process and development site. permit and will be consistent with the OCP’s vision.

TRAFFIC AND TRANSPORTATION ENVIRONMENT

How will traffic, parking, cyclists, and pedestrians How will the natural environment be impacted by be addressed? development on the Flavelle site? Future traffic and circulation concerns will be We are committed to protecting the environment and mitigated through a comprehensive traffic analysis will ensure minimal disturbance to the surrounding that will address potential traffic, circulation, and habitat during development and after construction. It parking issues during and after construction. The is expected that the site’s redevelopment will provide redevelopment will develop and implement options to the opportunity to enhance the existing degraded solve potential traffic impacts. shoreline.

GEOTECHNICAL

Is the site geotechnically stable?

A study has been completed that indicates the ground is appropriate for redevelopment. Sound engineered solutions will be designed and implemented to ensure any redevelopment is geotechnically sound.

FLAVELLE OCEANFRONT DEVELOPMENT