Doc 8 Spec Jericho Snp
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REPORT TO MAYOR AND COUNCIL
PRESENTED: FROM: SUBJECT:
JULY 20, 2009 - SPECIAL MEETING COMMUNITY DEVELOPMENT DIVISION JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
REPORT: FILE:
09-108 6480-30-010
RECOMMENDATION(S):
That Council receive the report entitled “Jericho Sub-Neighbourhood Plan Update”, for information; That Council authorize inclusion of land lying between 199 Street and Latimer Creek in the SubNeighbourhood Plan as shown on Attachment C, subject to payment of costs associated with additional works relating to the expanded area, including municipal administration fees specified in Neighbourhood Plan Policy 07-221; and further That Council endorse the revised terms of reference for the Jericho Sub-Neighbourhood Plan, presented as Attachment D and the next steps outlined in this report. EXECUTIVE SUMMARY:
The proponents of the Jericho Sub-Neighbourhood Plan (SNP) held an open house on March 10, 2009. A summary of comments received at the open house is provided as Attachment A to this report. At its meeting of April 6, 2009, Council received delegations from property owners to the east and west of the proposed Jericho SNP area requesting consideration of inclusion within the plan area boundary and development process, which were referred to staff. Areas between 199 Street and Latimer Creek are recommended to be included in the SNP as Latimer Creek forms a distinct and logical geographical boundary. Areas west of the creek would best form part of a subsequent planning process to be completed in conjunction with the remaining areas of the West Latimer Neighbourhood Plan. Lands south of 80 Avenue and east of the Langley Events Centre form part of the East Latimer Neighbourhood Plan. Council has received a petition to undertake a planning process for this area, currently anticipated to be initiated in 2010. A revised terms of reference document for the Jericho SNP is provided for Council’s endorsement, which incorporates previous direction from Council to include lands immediately east of 200 Street as well as lands between Latimer Creek and 199 Street. Potential issues with respect to specific land use designations and phasing of the SNP area developments are also discussed. While there is agreement that commercial uses should be included at the southwest corner of 80 Avenue and 200 Street, staff feel that the timing of a major and standalone commercial development in this location is premature as there is not enough population in the neighbourhood to support such a development. Experience in the Township has demonstrated that residential development in the desired form will not necessarily follow the commercial development.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
Page 2 . . . PURPOSE:
This report provides Council with a summary of the March 10, 2009 open house comments and a revised terms of reference for the Sub-Neighbourhood Plan. Requests to include additional lands within the boundary of the sub-neighbourhood plan area are reviewed with a recommendation to include lands between 199 Street and Latimer Creek.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
Page 3 . . . BACKGROUND/HISTORY:
On July 23, 2007 Council gave first and second reading to an amendment to the Willoughby Community Plan to require that future Neighbourhood Plan (NP) boundaries follow natural drainage catchment boundaries so that detention facilities can be implemented properly and efficiently. At the same meeting, Council revised the Neighbourhood Plan Policy 07-221 to add provisions for a Sub-Neighbourhood Plan (SNP) process and authorized staff to initiate a SNP for the Jericho Campus of Care. The Report to Council on July 23, 2007 envisioned a SNP as follows: “a plan for a smaller area that is based on a use that is beneficial to the community, such as institutional, business park or cultural uses that would have little or no impact on the community in terms of schools and parks. Ideally, there would be no traditional residential uses in such applications, as there would be significant school and park impacts with residential uses. However, as the current proposal provides for some residential uses, a limit on traditional residential uses would need to be established before triggering school requirements.” On March 10, 2008 Council received a report with the terms of reference for the Jericho Sub Neighbourhood Plan (SNP) and passed a motion that: “staff identify and review the feasibility of including in the planning process those lands immediately across 200 Street on the east side, and, if appropriate, include these locations in the Jericho Sub Neighbourhood planning process”. On May 26, 2008 Council received a report outlining options and resolved to expand the SNP boundaries to include the Langley Events Centre site, Willoughby Community Park, the Gibbs Nursery site and the Mountainview Alliance Church site. On February 9, 2009, the proponents for the Jericho Sub Neighbourhood Plan made a presentation to Council on a preliminary concept plan for the area. Council endorsed the plan going forward for public consultation. DISCUSSION/ANALYSIS:
Public Consultation: The proponents held an open house on March 10, 2009. A summary of the comments compiled by the proponents’ consultant is included as Attachment A. Generally, there was mixed support for the plan, mainly due to a number of property owners who indicated that they would like their properties to be part of the plan area (discussed below). There was also some concern expressed about the proposed densities. Expansion of Boundaries: Several adjacent landowners attending the open house requested that their properties be included in the SNP area. On April 6, five delegations to Council requested that properties in two different areas be added to the SNP as shown on Attachment B: seven lots located west of 199 Street (Area A) and five lots south of 80 Avenue between the Langley Events Centre and 202A Avenue (Area B). The property located at the south west corner of 202A Street and 80 Avenue was not requested to be added, but has been included in Area B for discussion purposes only.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
Page 4 . . . Based on Council Policy 07-221, Neighbourhood Plan: Initiation and Process, Council may consider a sub-neighbourhood plan within the Willoughby Community Plan area, subject to the following conditions: •
The principal use must be an institutional, business park or cultural/civic use. Conventional residential development (fee simple and condominium development) may be permitted, but shall be multi family in form, preferably mid or high rise in a mixed use development, and designed as adult-oriented.
•
The proponent shall demonstrate that the proposal has very minimal impact on schools and parks in the area.
•
The full cost of the sub-neighbourhood plan shall be borne by the proponent(s), with no provision for reimbursement of any costs by the Township. In addition, the proponent shall pay the Township $1,000 per gross acre of land within the subneighbourhood plan area to offset staff administration costs such as providing information, liaison, reviewing proposals and public consultation.
•
The proponent shall prepare a terms of reference document in consultation with Township staff and receive the approval of Township Council before initiating work on the plan.
Based on information provided, the uses envisioned for the proposed additions to the SNP do not include institutional, business park or cultural/civic uses. High density residential uses are the likely uses for these two expansion areas. Council’s policy indicates that these uses are permitted, but they do not contribute to the main purpose of doing this SNP – provision of housing and facilities for people with health care needs and provision of civic/cultural facilities. The original intent of a SNP process is to focus on smaller areas of land proposed for institutional, business park and cultural/civic uses to allow these specialized types of land uses to be developed with residential and commercial uses as secondary uses. The SNP process was not intended as an alternative to a full neighbourhood planning process, which has been used successfully to guide development in the Township and elsewhere throughout the Lower Mainland to consider the needs of the neighbourhood in terms of land use, park and greenspace, school and servicing needs in a comprehensive manner. Area A Area A consists of lots along the west side of 199 Street immediately adjacent to the SNP boundary. Latimer Creek flows from south to north through most of these lots and forms a very well-defined ravine that effectively separates the eastern and western portions of most of the properties. The riparian area setbacks associated with the Creek severely restrict development potential on these lots. Even though institutional, business park or cultural/civic uses have not been contemplated, inclusion of the area east of Latimer Creek in the SNP does have some merit since this area forms part of the Jericho SNP geographically and services provided for the area east of 199 Street will be able to serve the west side of the street as well. Inclusion of the area west of the creek on the other hand is not supported. Access across the creek, other than individual driveways, would have to be provided from the west and would raise more questions about future development potential of properties located further west and requests to include more property in the SNP.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
Page 5 . . . Area B Council included the areas immediately east of 200 Street in the SNP to address overall vision and design concerns related to the 200 Street corridor as part of the SNP process. Inclusion of the area along 80 Avenue east of the Jericho SNP does not address the 200 Street corridor concerns. These lots are included in the East Latimer NP area. On June 9, 2008 Council received a request supported by more that 75% of the landowners in East Latimer to initiate a neighbourhood plan for that area. It is anticipated that a planning process for the East Latimer Neighbourhood Plan area can be initiated next year. Inclusion of these lots in the Jericho SNP will effectively cut the East Latimer area in half (see Attachment B). Recommendation It is recommended that portions of Area A lying between Latimer Creek and 199 Street, as shown on Attachment C, be added to the Jericho SNP subject to payment of additional costs associated with the expansion of the area by the respective property owners. Council Policy 07221 requires that the full cost of a SNP be borne by the proponent(s), with no reimbursement by the Township. In addition, the proponent is required to pay the Township $1,000 per gross acre of land to offset staff administration costs. Should the costs related to the expansion of the SNP to include Area A not be covered by the proponents, Schedule A of the draft Terms of Reference will be modified to exclude these additional areas. Terms of Reference: The terms of reference have been revised to include the addition of the Gibbs Nursery, Langley Events Centre, Willoughby Community Park and Mountainview Alliance Church sites, as well as the area between Latimer Creek and 199 Street; and to reflect the additional scope of work and the responsibilities of the proponent and the Township. The revised terms of reference are provided in Attachment D. The terms of reference provide a general outline of the issues to be addressed in the SNP, but the specific policies and requirements will be provided in the draft plan that Council will subsequently be asked to consider. The timing of the commercial node at the southwest corner of 80 Avenue and 200 Street is an issue that has been the subject of some discussion with the proponents. The Terms of Reference (Attachment D) provide the following: “Future commercial activities are not intended to impact the economic viability or delay the development of other town centres and will be planned to serve the needs of local residents, primarily of the sub-neighbourhood plan area. Large chain grocery stores, big box retail and other retail uses of a scale or designed or intended to serve beyond the sub-neighbourhood including the 200 Street traffic, or which would compete with the types of anchor retail services planned for Willoughby Town Centre and Langley’s Regional Town Centre, will not be permitted. The specific size/scale and phasing of anchor retail uses in the first development phase will be determined during the SNP process. Commercial developments will be coordinated in conjunction with other uses permitted in Phase 1 incorporated into the overall master plan for the Jericho sub-neighbourhood through urban design, and will not be freestanding projects.” (Section 1.0) These provisions generally reflect the terms of reference that Council received in March, 2008.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
Page 6 . . . While there is agreement that commercial uses should be included at the southwest corner of 80 Avenue and 200 Street, staff feel that the timing of a major and stand-alone commercial development in this location is premature as there is not enough population in the neighbourhood to support such a development. Furthermore, staff believe that commercial uses should be: a) phased in conjunction with other (residential/institutional) uses in the SNP area; b) serve the needs of the local Jericho sub-neighbourhood plan area primarily; c) not compete with, or impact the viability of, other neighbourhoods; d) form part of a mixed use (inc. market housing) development project; and e) not be reliant on traffic along 200 Street. Experience in the Township has demonstrated that residential development in the desired form will not necessarily follow the less challenging commercial development. It is in fact through specific and strategic policies that community commercial centres, such as Walnut Grove, were able to establish and grow. Sustainable development principles support commercial development in locations that are designed for the neighbourhood not passing traffic and are central to the population to reduce dependence on automobiles. This has the benefit of creating communities based on strong, resilient neighbourhoods and not simply commercial districts dedicated to automobile access. Council has adopted the Yorkson NP which embodies these principles. The Willoughby Town Centre, in the Yorkson NP at 80 Avenue and 208 Street, provides a mixed use development and is in a location that will serve existing residents within walking distance. An application for the first phase of a development in this area has been submitted and is being submitted to Council for consideration. Staff support a mixed use development (commercial and residential integrated into one structure rather than separated and built at different times) at the southwest corner of 80 Avenue and 200 Street. Mixed use developments make alternatives to driving viable, support public transit and provide more opportunities for public interaction. In addition, staff has suggested that no retail use initially exceed a gross floor area of approximately 5,000 ft2, unless it is integrated and directly linked with other elements. This maximum floor area requirement can be increased once there is substantial population to support the proposal in the SNP area. The restricted commercial floorspace requirement has been used in the Township previously to direct larger stores to town centre locations and provide appropriately scale commercial development in other locations. The commercial development at the southeast corner of 200 Street and 72 Avenue is an example of a commercial area that was developed with this maximum floor area requirement for each individual commercial use. Given the relatively small existing population in the area, the concept of a stand-alone commercial project exceeding the recommended 5,000 ft2 maximum floor space would appear to mainly capitalize on the exposure provided by 200 Street rather than acting as an anchor for the neighbourhood’s local commercial needs. A recent study completed by Coriolis Consulting Corp. commissioned by the Township recommends that the Township does not allow neighbourhood-oriented commercial development along the 200 Street corridor, including at the corner of 200 Street and 80 Avenue, until such time as the residential component in the area is well underway. This is considered to be a strategic planning policy that would support and encourage the creation of opportunities for strong, resilient, attractive and pedestrian-oriented shopping districts.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
Page 7 . . . Next Steps: Subject to Council’s approval of the draft terms of reference, staff will communicate with all affected property owners to coordinate additional engineering and planning work related to the expanded area and to ensure payment of consulting and administration fees similar to the expansion previously approved by Council for the east side of 200 Street. To ensure efficient and effective completion of the SNP, the consultant team retained by the current Jericho SNP proponents will be requested to undertake the additional scope, rather than involving other consultants in the project. Staff will continue to work with the proponents and their consultant team to develop a draft land use concept plan for the SNP area for consideration by Council prior to engaging public input in an open house format. Further refinement of the plan may be necessary as public input is gathered prior to finalization of the SNP and consideration of any bylaw readings by Council. Based on the principles identified in this report, the SNP document will include an implementation and phasing strategy that will identify pre-requisites that must be addressed prior to Council’s consideration of a development application. Infrastructure servicing plans and other specific development requirements will also be included in the SNP document. Respectfully submitted, Paul Crawford MANAGER, LONG RANGE PLANNING for COMMUNITY DEVELOPMENT DIVISION ATTACHMENT A ATTACHMENT B ATTACHMENT C ATTACHMENT D
JERICHO SUB-NEIGHBOURHOOD PLAN PUBLIC CONSULTATION REPORT WILLOUGHBY NEIGHBOURHOOD AND SUB-NEIGHBOURHOOD PLAN BOUNDARIES PROPOSED ADDITION TO THE JERICHO SUB-NEIGHBOURHOOD PLAN REVISED TERMS OF REFERENCE
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
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ATTACHMENT A
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ATTACHMENT B WILLOUGHBY NEIGHBOURHOOD AND SUB-NEIGHBOURHOOD PLAN BOUNDARIES
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ATTACHMENT C PROPOSED ADDITION TO THE JERICHO SUB-NEIGHBOURHOOD PLAN
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ATTACHEMENT D
Township of Langley Jericho Sub-Neighbourhood Plan Framework Planning Agreement (Terms of Reference) July, 2009 1.0
INTRODUCTION / BACKGROUND The Township of Langley’s (TOL) Official Community Plan (OCP) and Willoughby Community Plan (CP) sets a broad vision for the municipality and the policy framework within which the Jericho Sub-Neighbourhood Plan (SNP) is to be completed. The SNP encompasses a total area of approximately 119 acres, as shown on Schedule A and includes parts of both the future Latimer East and Latimer West Neighbourhood Plans. The proponents' lands are composed of 37 acres of the overall SNP land area; the remainder composed of both public and private lands. Inclusion of lands between 199 Street and Latimer Creek are subject to payment of additional costs associated with the expansion of the area by the respective property owners and municipal administration fees specified in Neighbourhood Plan Policy 07-221. The SNP, which will form an amendment to both the OCP and CP, will demonstrate leadership in meeting OCP objectives and policies and principles of sustainability. The goal of the OCP/CP amendment is two-fold: Lands West of 200 St.: to create a large-scale, innovative and comprehensively planned adult- oriented neighbourhood with a general focus on health care, community activities, and personal services and support. These demographic groups may be active or non-active adults who seek independent living options or may require special care options from supportive home care to full care. The adult-oriented residential uses would be complemented by, but not limited to recreation opportunities, health care services, commercial uses and services, office and related employment opportunities intended to serve local residents. Lands East of 200 St.: to confirm land uses east of 200 Street involving: o
o
the Township's recreational precinct focusing on the new Municipal Recreation Centre which provides for a complementary range of institutional, recreational, and cultural activities; and adjacent private lands which focus on residential, commercial and office activities.
The SNP approach will require simultaneous dealings with a number of stakeholders to review the various elements to find an appropriate and generally acceptable balance between community, economic, and environmental needs, including:
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Page 19 . . .
land use sustainability subdivision patterns servicing and infrastructure transportation parks, open spaces and greenways amenities / facilities socio-economic implications financial plan commitments urban design / design guidelines environmental considerations (i.e.: watercourse and tree protection, wildlife/fish habitat, etc.) energy conservation
The land use components of the SNP may include:
•
• • • • • • • •
market oriented housing consisting of medium and high density independent living housing for people aged 55 years+ to be provided in conjunction with a lifestyle and health services co-operative that will provide health services, as they require it, to those purchasing units; supportive and full-care housing; local-scale commercial mixed use area (retail, office and market housing units); Commercial uses would provide for retail needs of both neighbourhood residents and motorists on 200 Street. mixed employment uses such as business office park uses; high density residential; mixed institutional (recreation / events centre / community park); high density mixed use (commercial / cultural / residential). institutional; and greenways.
Future commercial activities are not intended to impact the economic viability or delay the development of other town centres and will be planned to primarily serve the needs of local residents of the sub-neighbourhood plan area, adjacent office park employees, patrons of the Langley Events Centre, and secondarily serve drive-by traffic on 200 Street. Large chain grocery stores, big box retail and other retail uses of a scale or designed or intended to mainly serve 200 Street traffic or areas beyond the subneigbourhood or which would compete with the types of anchor retail services planned for Willoughby Town Centre and Langley’s Regional Town Centre, will not be permitted. The specific size/scale and phasing of anchor retail uses in the first development phase will be determined during the SNP process. Commercial developments will be coordinated in conjunction with other uses permitted in Phase 1, incorporated into the overall master plan for the Jericho sub-neighbourhood through urban design, and will not be free-standing projects. The SNP will also include servicing concepts for water, sanitary sewer, stormwater management, transportation, parks and recreation and other necessary infrastructure. The SNP will examine these issues within the broader area including all of the West Latimer Neighbourhood Plan area and a portion of the East Latimer NP area east of 200 Street.
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Page 20 . . .
2.0
GENERAL FRAMEWORK These terms of reference will apply to the Jericho Sub-Neighbourhood boundaries as shown in Schedule A. Examination of the West Latimer Neighbourhood Plan Area (as shown on Schedule A) with respect to transportation, natural drainage features, servicing issues, tree and watercourse protection, land ownership, land use compatibility, future land use, greenway continuity, etc., will also be required to ensure that a logical and comprehensive planning approach is followed in preparing the SNP.
3.0
PARTICIPANTS IN THE SNP PROCESS The SNP planning process is a collaborative undertaking involving several parties, including: two property owners west of 200 St. (the Proponent-developer[s]); the TOL which is principally responsible for the lands east of 200 St.; other property owners within the SNP area; and other government agencies who may be involved as required. The Proponent will also be spearheading a public and stakeholder consultation strategy for all lands within the Study Area with input and assistance from the TOL for lands east of 200 Street.
3.1 St.
Jericho Development Proponent (Proponent) for Lands West of 200
The role of the Proponent is to: a) report to the TOL Project Coordinator; b) carry out the tasks outlined in Section 4.0; and bear responsibility for the following: i) Preparing the SNP; ii) Undertaking a comprehensive public consultation program; iii) Bearing the costs associated with providing all necessary background material (studies, analyses, mapping, etc.) to carry out the Planning process. The Proponent will be responsible for only the proportional share of the costs associated with the lands west of 200 Street. iv) Additional costs associated with providing necessary background material to carry out the planning process for lands east of 200 Street will be born by the TOL and other stakeholders identified by the TOL. v) Providing the draft SNP to the TOL for review, comment and final approval. It is anticipated that a number of interim design charrettes and meetings will be held with staff as the plan evolves through an iterative process and if any issues arise between the Proponent, the TOL and other stakeholders that require resolution. vi) Completion of the SNP to the satisfaction of the TOL. A report will be prepared and forwarded it to Council for consideration of approval. It is anticipated that the SNP and Rezoning approval processes will take approximately one to two years to complete.
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Page 21 . . .
3.2
Project Coordinator
The project coordinator will be appointed by and report to the Director of the Community Development Division of the Township of Langley and shall be responsible for: a) b) c) d) e)
3.3
overall project coordination; public relations on behalf of the TOL; coordination of meetings on behalf of the TOL; ensuring that the terms of reference have been satisfied; and preparing reports to Township Council.
Director of Community Development
The role of the Director of Community Development is to provide recommendations on the plan to Council.
4.0
JERICHO SUB-NEIGHBOURHOOD PLAN SCOPE OF WORK
4.1
Sub-Neighbourhood Plan Preparation Process (West of 200 Street) a. Collaboration with TOL and External Agencies Approvals: The Proponent will collaborate with the TOL throughout the SNP process. As part of this process, the Proponent will ensure the TOL is kept fully informed of meetings, discussions and correspondence with other agencies to ensure a coordinated and consistent approach in preparing the SNP. The SNP planning process will be undertaken by the Proponent, but under the direction and control of the TOL. The Proponent will also collaborate with other relevant agencies where appropriate throughout the SNP process. This may require obtaining comments and approvals from relevant agencies, for example, a letter of authorization or equivalent from the Department of Fisheries and Oceans. b. Public Consultation: The Proponent will prepare a public consultation program for review, input and sign-off by TOL staff. The process for preparing the SNP should provide opportunities for meaningful participation of all land and business owners, residents and other interested parties within the West Latimer neighbourhood catchment area and a portion of the East Latimer neighbourhood catchment area. TOL will review and comment on the Proponent’s proposed notification areas. The consultation program will involve: o 2-3 Public Open Houses to allow adjacent landowners and residents to review the draft plan as it is developed. o The Proponent will coordinate the preparation of display materials, advertisements, and notifications. o An additional Open House may be required following 1st/2nd Reading of the Sub Neighbourhood Plan and prior to Public Hearing. This Open House would be facilitated by the TOL, but display materials, etc. will be prepared by the Proponent and their Consultants only for lands west of 200 Street.
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Page 22 . . . Questionnaires or comment forms shall be reviewed by the TOL first and made available at each open house and shall be tabulated and the results provided to the TOL for a Council report following the open house. Originals are to be provided for TOL files. Periodic e-newsletters shall be provided if appropriate or necessary. o
c. Council Update: The Proponent shall be required to make a presentation to Council prior to each open house that provides a draft or revised draft of a plan for the SubNeighbourhood Plan. Other presentations may be required at Council’s request. d. Take Inventory: Review background studies undertaken to date. Review existing site conditions, features and issues including: o existing on-site improvements; o environmentally sensitive areas; including tree and watercourse protection; o on-site and off-site servicing capacity; including traffic constraints. o view opportunities; o site amenity opportunities; o site access opportunities and constraints; o trails and greenery opportunities; o land use opportunities and density options; o topographic conditions; o site heritage features or elements; Develop a list of issues that need to be addressed in the SNP. e. Sub-Neighbourhood Plan Format & Content: The SNP must be in sufficient detail to fully and clearly guide the future OCP Amendment implementation processes. i. o
o
o
o
Format: The SNP must be in a format generally consistent with existing Neighbourhood Plans and shall include plan objectives, land use plan description and policies, land use designations, land use densities, environmental protection policies and transportation and servicing plans. Background information on environmental issues, facility needs and transportation and servicing requirements will be provided in a background document. The SNP and background document are to include narrative, tables, graphics, and colour maps to fully explain existing conditions, context and the proposed development objectives and concept for the site. Note: the Proponent and the TOL will identify and mutually agree on all required plans including sections, elevations and perspectives.
ii. Process: o The SNP shall explain the planning process that was followed, including consultation with agencies, community residents, neighbouring land owners and tenants, and other interested parties, and how the process complied with regulatory requirements. o The SNP shall describe those issues and concerns that arose in the planning process and indicate how these matters were addressed.
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Page 23 . . .
OCP Conformance: o The SNP shall indicate how the planning and servicing concepts conform to the planning and development principles and guidelines of the Willoughby Community Plan and provide rationale for any new concepts or policies. o The overall intent of the SNP should be to build a comprehensively planned neighbourhood, including protection and preservation of natural features and environmentally sensitive areas, provision of a mix of specialty housing and employment opportunities, and increasing transportation choices along a major arterial. o These principles will need to be elaborated upon in the SNP where specific policy areas (land use, transportation, servicing, and implementation) are discussed. o The Proponent shall identify how the proposed land uses, building forms, roads, greenways and trail connections in the SubNeighbourhood Plan integrate with proposals in the current Willoughby Community Plan on adjacent land, identify any planning issues that may result and provide recommendations. iii. Sustainability: o The SNP shall clearly demonstrate the Proponent’s commitment and comprehensive planning approach to achieving a balanced economic, environmental, and socio-cultural neighbourhood development project. o Commitment to sustainability shall include details on how an appropriate level of sustainable development will be achieved on the site. These commitments will aim to meet or exceed sustainability principles and criteria for a healthy rate of growth in the TOL. o New servicing standards or other design solutions related to sustainability shall be accompanied by appropriate drawings and analysis of the benefits. o The Proponent will incorporate LEED Silver or equivalent building standards, and explore other sustainable site planning principles such as Smart Growth. iv. Site Analysis: o The SNP must be based on a thorough analysis of existing contextual and site conditions taking into account the recommendations of other detailed investigations. These factors must be explained in sufficient detail so that the review and use of the completed SNP will enable full understanding of the constraints and opportunities that have influenced plan preparation. o The analysis will include appropriate mapping and explanation of site location, natural features, built features, ownership and zoning – for both the SNP and the surrounding lands within the West Latimer area.
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Page 24 . . . o
The Proponent shall provide a review of stream classifications within the SNP’s West Latimer area and a habitat balance approved by the Department of Fisheries and Oceans (DFO) if relocating or removing yellow/red classified watercourses. A tree reconnaissance shall be undertaken to identify potential sites for park/open space/habitat use.
v. SNP Land Use Plan: o The land use plan consisting of a land use designation map and appropriate land use development policies for the neighbourhood will serve as the basis for the SNP. The Proponent is required to develop a plan that is innovative, achievable and sustainable, based on the objectives and policies of the OCP and other sustainable planning and development principles. o The SNP Land Use Plan must be in sufficient detail that will reflect the specific policies outlined in the SNP. o Development Permit Area Guidelines shall be included to define form and character of new development. vi. Infrastructure and Servicing: o The SNP shall provide analyses and conceptual schemes for infrastructure and servicing provisions within a sustainable design framework for the neighbourhood. o The SNP shall identify and to a reasonable extent locate proposed public utility infrastructure (road, water, sewer, stormwater management, etc.) in consideration of the ultimate requirements of the Latimer NP and natural catchment areas. o Capacities of existing municipal infrastructure shall be assessed and deficiencies fully analyzed. o Background analysis for infrastructure and servicing will be required for the following: Stormwater Management / Drainage Analysis: Review and address drainage requirements outlined in the Latimer Creek Master Drainage Plan (MDP) to ensure there are no planning issues or conflicts with other utilities and roads. The Proponent will ensure all drainage constraints and mitigation opportunities are reflected in the Land Use Plan. The Proponent should identify how stormwater Best Management Practices (BMPs) may be employed in the development design to control impacts on water quality, in compliance with the requirements of the Latimer Creek MDP and the commitments to DFO. Stormwater BMPs should consider both water quality and quantity. The Latimer Creek MDP identifies areas of flooding, channel sections with erosion and sedimentation concerns, two proposed detention ponds, and culverts that are obstructions to fish passage. An implementation strategy indicating required phasing, land acquisitions, financing requirements and interim works, if required, to support the proposed development phasing. The strategy should also identify which works could be included in the Township of Langley long range servicing plan. This will be guided by the principle that the owners within the SNP be responsible for financing and implementation of the required works.
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Page 25 . . . Sanitary Sewer Service Analysis: Address sewer servicing requirements within the framework of the Municipal sanitary sewer plan model. The Proponent will be required to identify any modifications necessary to the Municipal sewer system as a result of the Jericho SNP.
Water Service Analysis: Address water servicing requirements within the framework of the Municipal water plan/model. The Proponent will be required to identify any modifications necessary to the Municipal water network as a result of the Jericho SNP. vii. Roads and Transportation: o The SNP will outline the roads and transportation provisions within a sustainable design framework for the neighbourhood. o The SNP will use the draft Road Network Plan included in the draft Master Transportation Plan as a basis for the refinement of the transportation network. o At the discretion of the TOL, the SNP must ensure consistency with current Township road plans along 200 Street and surrounding neighborhoods. o The SNP will specify how the roads, parking, trails, bicycle networks, and transit options fit with the overall Latimer area transportation network, and in particular along 200 Street. The Township is currently developing a Bicycle Route Plan whose recommendations must be implemented into the plan. o The SNP should have as a principle and where appropriate, the concept of maintaining a grid network of roadways which limits cul-desacs or dead end roads. o 200 Street, 72 Avenue, and 80 Avenue are all identified as arterial roads whose primary function is to service traffic movements. The SNP should ensure that direct access to these roads is minimized. Left turn movements will not be permitted with the exception of the intersections of the currently proposed collector/arterial intersections. No new full movement intersections along these roads will be approved unless agreed upon by the TOL. o The SNP should provide a summary of the Traffic Impact Study that will be required to be undertaken, along with outlining how the principles of sustainable transportation incorporating other modes of transportation including pedestrian, bicycle and pedestrian will fit within the overall development scheme for the neighbourhood. o Typical road cross-sections shall be prepared to the satisfaction of the TOL.
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Page 26 . . . viii. Environmental Considerations: o The SNP shall provide an overview of the environmental conditions and the necessary steps to ensure the protection of environmentally sensitive areas (i.e.: tributary of Latimer Creek and wildlife habitat). o The SNP shall demonstrate compliance with the provisions of the Subdivision and Development Control Bylaw including Tree Protection. ix. Socio-Economic Impacts: o At the discretion of TOL, the SNP shall provide an overview of the social and economic impacts stemming from development within the Sub-Neighbourhood Plan including impacts on parks and schools. o Financial contributions for future development of these facilities or other public amenities may be required through an Amenity Zoning charge or other provision. x. Community Facilities and Amenities: o The Jericho project will result in a demand for new facilities in the neighbourhood. o The SNP shall provide relevant detail on the community facilities and amenities that will need to be secured as the neighbourhood is developed. These may include: park site, greenway/trail provisions (including greenway cross-sections), social spaces, detention pond provisions, library, firehall, and other facilities. xi. Implementation: o The Jericho SNP shall generally describe those matters that are relevant to how and when the plan will be implemented, including: staging; subdivision and rezoning; land acquisition; development financing; infrastructure improvement phasing. xii. High Density Development o High density development shall conform with the policies outlined in Bylaw 4553 including: View and sight-line analyses and shadow impact studies must be undertaken at the rezoning and development permit stage for all buildings proposed for the site where views may be impacted. xiii. Development Permit Area Guidelines o The Jericho Neighbourhood will be designated as a mandatory Development Permit Area and all the requirements of a Development Permit Area shall apply to address form and character elements such as building placement and height, built form and character, transitions between uses, heritage values, environmental setbacks, tree preservation, safety and security, etc. The Proponent shall propose appropriate Development Permit Area guidelines to the satisfaction of TOL staff that will form part of the proposed OCP/CP amendment when the SNP is brought forward to Council for consideration.
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Page 27 . . . f.
4.2
Final Sub-Neighbourhood Plan: The Proponent shall prepare the SNP in a manner that will facilitate formal review by the TOL, and enable preparation of a report by TOL staff for consideration by Council. The Proponent shall assist the TOL as required with preparation of necessary documentation and drafting of the proposed OCP/CP amendment Bylaw for presentation to Council.
Sub-Neighbourhood Plan Preparation Process (East of 200 Street)
Additional costs associated with an expanded work scope by the proponent as defined below for lands east of 200 Street will be born by the Township and owners of land east of 200 Street unless specified by separate agreement between Township and the proponent. Such an agreement will stipulate the additional scope of work required by the Jericho proponent consultant team and the corresponding fees payable by the Township to undertake this additional work. a. General Planning for the east side of 200 Street shall follow the provisions of Section 4.1, however all planning policies, guidelines (including development permit guidelines), cross-sections and mapping will be prepared by the Township to the detail required for a plan document. The proponent will confirm that a typical building of the scale and massing recommended by the Township is practical on the site proposed. The Township will also provide an integrated network of roads, pedestrian walkways, bicycle paths, greenways and open spaces for lands to the east and required cross-sections. The proponent will be responsible for putting the mapping and cross-sections into a consistent format for the final documents. b. Public Consultation The proponent will be responsible for preparing additional display material for open houses, which will consist of larger maps and minor additional text and cross-sections which the Township will provide, but the Proponent will have to put in a consistent format. The proponent will be responsible for notifying a larger area of scheduled open houses. c. Infrastructure and Servicing: The proponent shall provide analysis of downstream sanitary capacity through to the Northwest Langley Wastewater Treatment Plant (not including plant capacity), and water facility capacity of the Willoughby Booster Station. d. Roads and Transportation: The proponent shall: 1. Analyze the intersection of 200 St. and 76 Ave.; 2. Calculate trip generation, distribution and assignment of the church and nursery sites; 3. Review the work undertaken (traffic study) by ISL on the events centre based on larger study area; 4. Analyze additional site accesses to the parcels of land to the east of 200 Street;
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Page 28 . . . 5. Provide a brief commentary on the assumptions for these sites within strategic EMME/2 model; 6. Provide cross-section requirements for 200 Street north of 76 Avenue (up to 80 Avenue) including median requirements, future rapid transit/bus lane requirements, etc.; and 7. Provide cross-section requirements for 76 Avenue between 202 Street and 200 Street, including the intersection configuration of 200 Street/76 Avenue. e. Environmental Consideration The Township will undertake an assessment of the watercourses and other environmentally sensitive areas east of 200 Street and will liaise with the Department of Fisheries and Oceans and Proponent to establish setback requirements. f.
Socio-Economic Impacts and Community Facilities and Amenities The Township shall provide information on socio-economic impacts and community facilities and amenities from development on the east side of 200 Street if necessary.
g. Implementation The Township shall provide implementation policies for the east side of 200 Street.
5.0
DEVELOPMENT PHASING (LANDS WEST OF 200 STREET ONLY) Another key component of the SNP is the implementation strategy that will identify the pre-requisites to development and development phasing, and specific requirements for development permits. This will be done through the SNP development process and subject to Council approval.
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Page 29 . . . 6.0
FINANCIAL CONSIDERATIONS The financial component in the SNP will set out a general strategy intended to cover costs associated with planning and building new parts of the neighbourhood, either directly or through levies and fees associated with development. a) The SNP will set out a general strategy outlining the financial strategy of the development proposal. This will be further refined at the Development Agreement stage of the rezoning process. b) The financial strategy for the SNP area will outline: Potential direct costs to the TOL (for lands owned by the Township only); How development costs will be paid; Any necessary phasing strategy for development of the neighbourhood; The costs of maintaining and replacing services and facilities; The impact on the general tax burden of new services and facilities; and The potential impact on the development cost charge program.
7.0
ADDITIONAL DOCUMENTATION Additional studies may be incorporated into the Jericho Neighbourhood SNP as required during its preparation and in consultation with the TOL.
The SNP should incorporate any detailed analysis that may be required by the TOL to be undertaken on a case-by-case basis for each specific area of the neighbourhood. Additional studies may include studies concerning geotechnical, hydrological, topographic, tree survey, tree evaluation report, tree summary schedule, etc. The SNP should indicate consistency with the findings and recommendations of these reports.
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SCHEDULE A
PRESENTED: FROM: SUBJECT:
JULY 20, 2009 - SPECIAL MEETING COMMUNITY DEVELOPMENT DIVISION JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
REPORT: FILE:
09-108 6480-30-010
RECOMMENDATION(S):
That Council receive the report entitled “Jericho Sub-Neighbourhood Plan Update”, for information; That Council authorize inclusion of land lying between 199 Street and Latimer Creek in the SubNeighbourhood Plan as shown on Attachment C, subject to payment of costs associated with additional works relating to the expanded area, including municipal administration fees specified in Neighbourhood Plan Policy 07-221; and further That Council endorse the revised terms of reference for the Jericho Sub-Neighbourhood Plan, presented as Attachment D and the next steps outlined in this report. EXECUTIVE SUMMARY:
The proponents of the Jericho Sub-Neighbourhood Plan (SNP) held an open house on March 10, 2009. A summary of comments received at the open house is provided as Attachment A to this report. At its meeting of April 6, 2009, Council received delegations from property owners to the east and west of the proposed Jericho SNP area requesting consideration of inclusion within the plan area boundary and development process, which were referred to staff. Areas between 199 Street and Latimer Creek are recommended to be included in the SNP as Latimer Creek forms a distinct and logical geographical boundary. Areas west of the creek would best form part of a subsequent planning process to be completed in conjunction with the remaining areas of the West Latimer Neighbourhood Plan. Lands south of 80 Avenue and east of the Langley Events Centre form part of the East Latimer Neighbourhood Plan. Council has received a petition to undertake a planning process for this area, currently anticipated to be initiated in 2010. A revised terms of reference document for the Jericho SNP is provided for Council’s endorsement, which incorporates previous direction from Council to include lands immediately east of 200 Street as well as lands between Latimer Creek and 199 Street. Potential issues with respect to specific land use designations and phasing of the SNP area developments are also discussed. While there is agreement that commercial uses should be included at the southwest corner of 80 Avenue and 200 Street, staff feel that the timing of a major and standalone commercial development in this location is premature as there is not enough population in the neighbourhood to support such a development. Experience in the Township has demonstrated that residential development in the desired form will not necessarily follow the commercial development.
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Page 2 . . . PURPOSE:
This report provides Council with a summary of the March 10, 2009 open house comments and a revised terms of reference for the Sub-Neighbourhood Plan. Requests to include additional lands within the boundary of the sub-neighbourhood plan area are reviewed with a recommendation to include lands between 199 Street and Latimer Creek.
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Page 3 . . . BACKGROUND/HISTORY:
On July 23, 2007 Council gave first and second reading to an amendment to the Willoughby Community Plan to require that future Neighbourhood Plan (NP) boundaries follow natural drainage catchment boundaries so that detention facilities can be implemented properly and efficiently. At the same meeting, Council revised the Neighbourhood Plan Policy 07-221 to add provisions for a Sub-Neighbourhood Plan (SNP) process and authorized staff to initiate a SNP for the Jericho Campus of Care. The Report to Council on July 23, 2007 envisioned a SNP as follows: “a plan for a smaller area that is based on a use that is beneficial to the community, such as institutional, business park or cultural uses that would have little or no impact on the community in terms of schools and parks. Ideally, there would be no traditional residential uses in such applications, as there would be significant school and park impacts with residential uses. However, as the current proposal provides for some residential uses, a limit on traditional residential uses would need to be established before triggering school requirements.” On March 10, 2008 Council received a report with the terms of reference for the Jericho Sub Neighbourhood Plan (SNP) and passed a motion that: “staff identify and review the feasibility of including in the planning process those lands immediately across 200 Street on the east side, and, if appropriate, include these locations in the Jericho Sub Neighbourhood planning process”. On May 26, 2008 Council received a report outlining options and resolved to expand the SNP boundaries to include the Langley Events Centre site, Willoughby Community Park, the Gibbs Nursery site and the Mountainview Alliance Church site. On February 9, 2009, the proponents for the Jericho Sub Neighbourhood Plan made a presentation to Council on a preliminary concept plan for the area. Council endorsed the plan going forward for public consultation. DISCUSSION/ANALYSIS:
Public Consultation: The proponents held an open house on March 10, 2009. A summary of the comments compiled by the proponents’ consultant is included as Attachment A. Generally, there was mixed support for the plan, mainly due to a number of property owners who indicated that they would like their properties to be part of the plan area (discussed below). There was also some concern expressed about the proposed densities. Expansion of Boundaries: Several adjacent landowners attending the open house requested that their properties be included in the SNP area. On April 6, five delegations to Council requested that properties in two different areas be added to the SNP as shown on Attachment B: seven lots located west of 199 Street (Area A) and five lots south of 80 Avenue between the Langley Events Centre and 202A Avenue (Area B). The property located at the south west corner of 202A Street and 80 Avenue was not requested to be added, but has been included in Area B for discussion purposes only.
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Page 4 . . . Based on Council Policy 07-221, Neighbourhood Plan: Initiation and Process, Council may consider a sub-neighbourhood plan within the Willoughby Community Plan area, subject to the following conditions: •
The principal use must be an institutional, business park or cultural/civic use. Conventional residential development (fee simple and condominium development) may be permitted, but shall be multi family in form, preferably mid or high rise in a mixed use development, and designed as adult-oriented.
•
The proponent shall demonstrate that the proposal has very minimal impact on schools and parks in the area.
•
The full cost of the sub-neighbourhood plan shall be borne by the proponent(s), with no provision for reimbursement of any costs by the Township. In addition, the proponent shall pay the Township $1,000 per gross acre of land within the subneighbourhood plan area to offset staff administration costs such as providing information, liaison, reviewing proposals and public consultation.
•
The proponent shall prepare a terms of reference document in consultation with Township staff and receive the approval of Township Council before initiating work on the plan.
Based on information provided, the uses envisioned for the proposed additions to the SNP do not include institutional, business park or cultural/civic uses. High density residential uses are the likely uses for these two expansion areas. Council’s policy indicates that these uses are permitted, but they do not contribute to the main purpose of doing this SNP – provision of housing and facilities for people with health care needs and provision of civic/cultural facilities. The original intent of a SNP process is to focus on smaller areas of land proposed for institutional, business park and cultural/civic uses to allow these specialized types of land uses to be developed with residential and commercial uses as secondary uses. The SNP process was not intended as an alternative to a full neighbourhood planning process, which has been used successfully to guide development in the Township and elsewhere throughout the Lower Mainland to consider the needs of the neighbourhood in terms of land use, park and greenspace, school and servicing needs in a comprehensive manner. Area A Area A consists of lots along the west side of 199 Street immediately adjacent to the SNP boundary. Latimer Creek flows from south to north through most of these lots and forms a very well-defined ravine that effectively separates the eastern and western portions of most of the properties. The riparian area setbacks associated with the Creek severely restrict development potential on these lots. Even though institutional, business park or cultural/civic uses have not been contemplated, inclusion of the area east of Latimer Creek in the SNP does have some merit since this area forms part of the Jericho SNP geographically and services provided for the area east of 199 Street will be able to serve the west side of the street as well. Inclusion of the area west of the creek on the other hand is not supported. Access across the creek, other than individual driveways, would have to be provided from the west and would raise more questions about future development potential of properties located further west and requests to include more property in the SNP.
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Page 5 . . . Area B Council included the areas immediately east of 200 Street in the SNP to address overall vision and design concerns related to the 200 Street corridor as part of the SNP process. Inclusion of the area along 80 Avenue east of the Jericho SNP does not address the 200 Street corridor concerns. These lots are included in the East Latimer NP area. On June 9, 2008 Council received a request supported by more that 75% of the landowners in East Latimer to initiate a neighbourhood plan for that area. It is anticipated that a planning process for the East Latimer Neighbourhood Plan area can be initiated next year. Inclusion of these lots in the Jericho SNP will effectively cut the East Latimer area in half (see Attachment B). Recommendation It is recommended that portions of Area A lying between Latimer Creek and 199 Street, as shown on Attachment C, be added to the Jericho SNP subject to payment of additional costs associated with the expansion of the area by the respective property owners. Council Policy 07221 requires that the full cost of a SNP be borne by the proponent(s), with no reimbursement by the Township. In addition, the proponent is required to pay the Township $1,000 per gross acre of land to offset staff administration costs. Should the costs related to the expansion of the SNP to include Area A not be covered by the proponents, Schedule A of the draft Terms of Reference will be modified to exclude these additional areas. Terms of Reference: The terms of reference have been revised to include the addition of the Gibbs Nursery, Langley Events Centre, Willoughby Community Park and Mountainview Alliance Church sites, as well as the area between Latimer Creek and 199 Street; and to reflect the additional scope of work and the responsibilities of the proponent and the Township. The revised terms of reference are provided in Attachment D. The terms of reference provide a general outline of the issues to be addressed in the SNP, but the specific policies and requirements will be provided in the draft plan that Council will subsequently be asked to consider. The timing of the commercial node at the southwest corner of 80 Avenue and 200 Street is an issue that has been the subject of some discussion with the proponents. The Terms of Reference (Attachment D) provide the following: “Future commercial activities are not intended to impact the economic viability or delay the development of other town centres and will be planned to serve the needs of local residents, primarily of the sub-neighbourhood plan area. Large chain grocery stores, big box retail and other retail uses of a scale or designed or intended to serve beyond the sub-neighbourhood including the 200 Street traffic, or which would compete with the types of anchor retail services planned for Willoughby Town Centre and Langley’s Regional Town Centre, will not be permitted. The specific size/scale and phasing of anchor retail uses in the first development phase will be determined during the SNP process. Commercial developments will be coordinated in conjunction with other uses permitted in Phase 1 incorporated into the overall master plan for the Jericho sub-neighbourhood through urban design, and will not be freestanding projects.” (Section 1.0) These provisions generally reflect the terms of reference that Council received in March, 2008.
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Page 6 . . . While there is agreement that commercial uses should be included at the southwest corner of 80 Avenue and 200 Street, staff feel that the timing of a major and stand-alone commercial development in this location is premature as there is not enough population in the neighbourhood to support such a development. Furthermore, staff believe that commercial uses should be: a) phased in conjunction with other (residential/institutional) uses in the SNP area; b) serve the needs of the local Jericho sub-neighbourhood plan area primarily; c) not compete with, or impact the viability of, other neighbourhoods; d) form part of a mixed use (inc. market housing) development project; and e) not be reliant on traffic along 200 Street. Experience in the Township has demonstrated that residential development in the desired form will not necessarily follow the less challenging commercial development. It is in fact through specific and strategic policies that community commercial centres, such as Walnut Grove, were able to establish and grow. Sustainable development principles support commercial development in locations that are designed for the neighbourhood not passing traffic and are central to the population to reduce dependence on automobiles. This has the benefit of creating communities based on strong, resilient neighbourhoods and not simply commercial districts dedicated to automobile access. Council has adopted the Yorkson NP which embodies these principles. The Willoughby Town Centre, in the Yorkson NP at 80 Avenue and 208 Street, provides a mixed use development and is in a location that will serve existing residents within walking distance. An application for the first phase of a development in this area has been submitted and is being submitted to Council for consideration. Staff support a mixed use development (commercial and residential integrated into one structure rather than separated and built at different times) at the southwest corner of 80 Avenue and 200 Street. Mixed use developments make alternatives to driving viable, support public transit and provide more opportunities for public interaction. In addition, staff has suggested that no retail use initially exceed a gross floor area of approximately 5,000 ft2, unless it is integrated and directly linked with other elements. This maximum floor area requirement can be increased once there is substantial population to support the proposal in the SNP area. The restricted commercial floorspace requirement has been used in the Township previously to direct larger stores to town centre locations and provide appropriately scale commercial development in other locations. The commercial development at the southeast corner of 200 Street and 72 Avenue is an example of a commercial area that was developed with this maximum floor area requirement for each individual commercial use. Given the relatively small existing population in the area, the concept of a stand-alone commercial project exceeding the recommended 5,000 ft2 maximum floor space would appear to mainly capitalize on the exposure provided by 200 Street rather than acting as an anchor for the neighbourhood’s local commercial needs. A recent study completed by Coriolis Consulting Corp. commissioned by the Township recommends that the Township does not allow neighbourhood-oriented commercial development along the 200 Street corridor, including at the corner of 200 Street and 80 Avenue, until such time as the residential component in the area is well underway. This is considered to be a strategic planning policy that would support and encourage the creation of opportunities for strong, resilient, attractive and pedestrian-oriented shopping districts.
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Page 7 . . . Next Steps: Subject to Council’s approval of the draft terms of reference, staff will communicate with all affected property owners to coordinate additional engineering and planning work related to the expanded area and to ensure payment of consulting and administration fees similar to the expansion previously approved by Council for the east side of 200 Street. To ensure efficient and effective completion of the SNP, the consultant team retained by the current Jericho SNP proponents will be requested to undertake the additional scope, rather than involving other consultants in the project. Staff will continue to work with the proponents and their consultant team to develop a draft land use concept plan for the SNP area for consideration by Council prior to engaging public input in an open house format. Further refinement of the plan may be necessary as public input is gathered prior to finalization of the SNP and consideration of any bylaw readings by Council. Based on the principles identified in this report, the SNP document will include an implementation and phasing strategy that will identify pre-requisites that must be addressed prior to Council’s consideration of a development application. Infrastructure servicing plans and other specific development requirements will also be included in the SNP document. Respectfully submitted, Paul Crawford MANAGER, LONG RANGE PLANNING for COMMUNITY DEVELOPMENT DIVISION ATTACHMENT A ATTACHMENT B ATTACHMENT C ATTACHMENT D
JERICHO SUB-NEIGHBOURHOOD PLAN PUBLIC CONSULTATION REPORT WILLOUGHBY NEIGHBOURHOOD AND SUB-NEIGHBOURHOOD PLAN BOUNDARIES PROPOSED ADDITION TO THE JERICHO SUB-NEIGHBOURHOOD PLAN REVISED TERMS OF REFERENCE
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ATTACHMENT A
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ATTACHMENT B WILLOUGHBY NEIGHBOURHOOD AND SUB-NEIGHBOURHOOD PLAN BOUNDARIES
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ATTACHMENT C PROPOSED ADDITION TO THE JERICHO SUB-NEIGHBOURHOOD PLAN
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Page 18 . . .
ATTACHEMENT D
Township of Langley Jericho Sub-Neighbourhood Plan Framework Planning Agreement (Terms of Reference) July, 2009 1.0
INTRODUCTION / BACKGROUND The Township of Langley’s (TOL) Official Community Plan (OCP) and Willoughby Community Plan (CP) sets a broad vision for the municipality and the policy framework within which the Jericho Sub-Neighbourhood Plan (SNP) is to be completed. The SNP encompasses a total area of approximately 119 acres, as shown on Schedule A and includes parts of both the future Latimer East and Latimer West Neighbourhood Plans. The proponents' lands are composed of 37 acres of the overall SNP land area; the remainder composed of both public and private lands. Inclusion of lands between 199 Street and Latimer Creek are subject to payment of additional costs associated with the expansion of the area by the respective property owners and municipal administration fees specified in Neighbourhood Plan Policy 07-221. The SNP, which will form an amendment to both the OCP and CP, will demonstrate leadership in meeting OCP objectives and policies and principles of sustainability. The goal of the OCP/CP amendment is two-fold: Lands West of 200 St.: to create a large-scale, innovative and comprehensively planned adult- oriented neighbourhood with a general focus on health care, community activities, and personal services and support. These demographic groups may be active or non-active adults who seek independent living options or may require special care options from supportive home care to full care. The adult-oriented residential uses would be complemented by, but not limited to recreation opportunities, health care services, commercial uses and services, office and related employment opportunities intended to serve local residents. Lands East of 200 St.: to confirm land uses east of 200 Street involving: o
o
the Township's recreational precinct focusing on the new Municipal Recreation Centre which provides for a complementary range of institutional, recreational, and cultural activities; and adjacent private lands which focus on residential, commercial and office activities.
The SNP approach will require simultaneous dealings with a number of stakeholders to review the various elements to find an appropriate and generally acceptable balance between community, economic, and environmental needs, including:
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Page 19 . . .
land use sustainability subdivision patterns servicing and infrastructure transportation parks, open spaces and greenways amenities / facilities socio-economic implications financial plan commitments urban design / design guidelines environmental considerations (i.e.: watercourse and tree protection, wildlife/fish habitat, etc.) energy conservation
The land use components of the SNP may include:
•
• • • • • • • •
market oriented housing consisting of medium and high density independent living housing for people aged 55 years+ to be provided in conjunction with a lifestyle and health services co-operative that will provide health services, as they require it, to those purchasing units; supportive and full-care housing; local-scale commercial mixed use area (retail, office and market housing units); Commercial uses would provide for retail needs of both neighbourhood residents and motorists on 200 Street. mixed employment uses such as business office park uses; high density residential; mixed institutional (recreation / events centre / community park); high density mixed use (commercial / cultural / residential). institutional; and greenways.
Future commercial activities are not intended to impact the economic viability or delay the development of other town centres and will be planned to primarily serve the needs of local residents of the sub-neighbourhood plan area, adjacent office park employees, patrons of the Langley Events Centre, and secondarily serve drive-by traffic on 200 Street. Large chain grocery stores, big box retail and other retail uses of a scale or designed or intended to mainly serve 200 Street traffic or areas beyond the subneigbourhood or which would compete with the types of anchor retail services planned for Willoughby Town Centre and Langley’s Regional Town Centre, will not be permitted. The specific size/scale and phasing of anchor retail uses in the first development phase will be determined during the SNP process. Commercial developments will be coordinated in conjunction with other uses permitted in Phase 1, incorporated into the overall master plan for the Jericho sub-neighbourhood through urban design, and will not be free-standing projects. The SNP will also include servicing concepts for water, sanitary sewer, stormwater management, transportation, parks and recreation and other necessary infrastructure. The SNP will examine these issues within the broader area including all of the West Latimer Neighbourhood Plan area and a portion of the East Latimer NP area east of 200 Street.
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Page 20 . . .
2.0
GENERAL FRAMEWORK These terms of reference will apply to the Jericho Sub-Neighbourhood boundaries as shown in Schedule A. Examination of the West Latimer Neighbourhood Plan Area (as shown on Schedule A) with respect to transportation, natural drainage features, servicing issues, tree and watercourse protection, land ownership, land use compatibility, future land use, greenway continuity, etc., will also be required to ensure that a logical and comprehensive planning approach is followed in preparing the SNP.
3.0
PARTICIPANTS IN THE SNP PROCESS The SNP planning process is a collaborative undertaking involving several parties, including: two property owners west of 200 St. (the Proponent-developer[s]); the TOL which is principally responsible for the lands east of 200 St.; other property owners within the SNP area; and other government agencies who may be involved as required. The Proponent will also be spearheading a public and stakeholder consultation strategy for all lands within the Study Area with input and assistance from the TOL for lands east of 200 Street.
3.1 St.
Jericho Development Proponent (Proponent) for Lands West of 200
The role of the Proponent is to: a) report to the TOL Project Coordinator; b) carry out the tasks outlined in Section 4.0; and bear responsibility for the following: i) Preparing the SNP; ii) Undertaking a comprehensive public consultation program; iii) Bearing the costs associated with providing all necessary background material (studies, analyses, mapping, etc.) to carry out the Planning process. The Proponent will be responsible for only the proportional share of the costs associated with the lands west of 200 Street. iv) Additional costs associated with providing necessary background material to carry out the planning process for lands east of 200 Street will be born by the TOL and other stakeholders identified by the TOL. v) Providing the draft SNP to the TOL for review, comment and final approval. It is anticipated that a number of interim design charrettes and meetings will be held with staff as the plan evolves through an iterative process and if any issues arise between the Proponent, the TOL and other stakeholders that require resolution. vi) Completion of the SNP to the satisfaction of the TOL. A report will be prepared and forwarded it to Council for consideration of approval. It is anticipated that the SNP and Rezoning approval processes will take approximately one to two years to complete.
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3.2
Project Coordinator
The project coordinator will be appointed by and report to the Director of the Community Development Division of the Township of Langley and shall be responsible for: a) b) c) d) e)
3.3
overall project coordination; public relations on behalf of the TOL; coordination of meetings on behalf of the TOL; ensuring that the terms of reference have been satisfied; and preparing reports to Township Council.
Director of Community Development
The role of the Director of Community Development is to provide recommendations on the plan to Council.
4.0
JERICHO SUB-NEIGHBOURHOOD PLAN SCOPE OF WORK
4.1
Sub-Neighbourhood Plan Preparation Process (West of 200 Street) a. Collaboration with TOL and External Agencies Approvals: The Proponent will collaborate with the TOL throughout the SNP process. As part of this process, the Proponent will ensure the TOL is kept fully informed of meetings, discussions and correspondence with other agencies to ensure a coordinated and consistent approach in preparing the SNP. The SNP planning process will be undertaken by the Proponent, but under the direction and control of the TOL. The Proponent will also collaborate with other relevant agencies where appropriate throughout the SNP process. This may require obtaining comments and approvals from relevant agencies, for example, a letter of authorization or equivalent from the Department of Fisheries and Oceans. b. Public Consultation: The Proponent will prepare a public consultation program for review, input and sign-off by TOL staff. The process for preparing the SNP should provide opportunities for meaningful participation of all land and business owners, residents and other interested parties within the West Latimer neighbourhood catchment area and a portion of the East Latimer neighbourhood catchment area. TOL will review and comment on the Proponent’s proposed notification areas. The consultation program will involve: o 2-3 Public Open Houses to allow adjacent landowners and residents to review the draft plan as it is developed. o The Proponent will coordinate the preparation of display materials, advertisements, and notifications. o An additional Open House may be required following 1st/2nd Reading of the Sub Neighbourhood Plan and prior to Public Hearing. This Open House would be facilitated by the TOL, but display materials, etc. will be prepared by the Proponent and their Consultants only for lands west of 200 Street.
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Page 22 . . . Questionnaires or comment forms shall be reviewed by the TOL first and made available at each open house and shall be tabulated and the results provided to the TOL for a Council report following the open house. Originals are to be provided for TOL files. Periodic e-newsletters shall be provided if appropriate or necessary. o
c. Council Update: The Proponent shall be required to make a presentation to Council prior to each open house that provides a draft or revised draft of a plan for the SubNeighbourhood Plan. Other presentations may be required at Council’s request. d. Take Inventory: Review background studies undertaken to date. Review existing site conditions, features and issues including: o existing on-site improvements; o environmentally sensitive areas; including tree and watercourse protection; o on-site and off-site servicing capacity; including traffic constraints. o view opportunities; o site amenity opportunities; o site access opportunities and constraints; o trails and greenery opportunities; o land use opportunities and density options; o topographic conditions; o site heritage features or elements; Develop a list of issues that need to be addressed in the SNP. e. Sub-Neighbourhood Plan Format & Content: The SNP must be in sufficient detail to fully and clearly guide the future OCP Amendment implementation processes. i. o
o
o
o
Format: The SNP must be in a format generally consistent with existing Neighbourhood Plans and shall include plan objectives, land use plan description and policies, land use designations, land use densities, environmental protection policies and transportation and servicing plans. Background information on environmental issues, facility needs and transportation and servicing requirements will be provided in a background document. The SNP and background document are to include narrative, tables, graphics, and colour maps to fully explain existing conditions, context and the proposed development objectives and concept for the site. Note: the Proponent and the TOL will identify and mutually agree on all required plans including sections, elevations and perspectives.
ii. Process: o The SNP shall explain the planning process that was followed, including consultation with agencies, community residents, neighbouring land owners and tenants, and other interested parties, and how the process complied with regulatory requirements. o The SNP shall describe those issues and concerns that arose in the planning process and indicate how these matters were addressed.
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Page 23 . . .
OCP Conformance: o The SNP shall indicate how the planning and servicing concepts conform to the planning and development principles and guidelines of the Willoughby Community Plan and provide rationale for any new concepts or policies. o The overall intent of the SNP should be to build a comprehensively planned neighbourhood, including protection and preservation of natural features and environmentally sensitive areas, provision of a mix of specialty housing and employment opportunities, and increasing transportation choices along a major arterial. o These principles will need to be elaborated upon in the SNP where specific policy areas (land use, transportation, servicing, and implementation) are discussed. o The Proponent shall identify how the proposed land uses, building forms, roads, greenways and trail connections in the SubNeighbourhood Plan integrate with proposals in the current Willoughby Community Plan on adjacent land, identify any planning issues that may result and provide recommendations. iii. Sustainability: o The SNP shall clearly demonstrate the Proponent’s commitment and comprehensive planning approach to achieving a balanced economic, environmental, and socio-cultural neighbourhood development project. o Commitment to sustainability shall include details on how an appropriate level of sustainable development will be achieved on the site. These commitments will aim to meet or exceed sustainability principles and criteria for a healthy rate of growth in the TOL. o New servicing standards or other design solutions related to sustainability shall be accompanied by appropriate drawings and analysis of the benefits. o The Proponent will incorporate LEED Silver or equivalent building standards, and explore other sustainable site planning principles such as Smart Growth. iv. Site Analysis: o The SNP must be based on a thorough analysis of existing contextual and site conditions taking into account the recommendations of other detailed investigations. These factors must be explained in sufficient detail so that the review and use of the completed SNP will enable full understanding of the constraints and opportunities that have influenced plan preparation. o The analysis will include appropriate mapping and explanation of site location, natural features, built features, ownership and zoning – for both the SNP and the surrounding lands within the West Latimer area.
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Page 24 . . . o
The Proponent shall provide a review of stream classifications within the SNP’s West Latimer area and a habitat balance approved by the Department of Fisheries and Oceans (DFO) if relocating or removing yellow/red classified watercourses. A tree reconnaissance shall be undertaken to identify potential sites for park/open space/habitat use.
v. SNP Land Use Plan: o The land use plan consisting of a land use designation map and appropriate land use development policies for the neighbourhood will serve as the basis for the SNP. The Proponent is required to develop a plan that is innovative, achievable and sustainable, based on the objectives and policies of the OCP and other sustainable planning and development principles. o The SNP Land Use Plan must be in sufficient detail that will reflect the specific policies outlined in the SNP. o Development Permit Area Guidelines shall be included to define form and character of new development. vi. Infrastructure and Servicing: o The SNP shall provide analyses and conceptual schemes for infrastructure and servicing provisions within a sustainable design framework for the neighbourhood. o The SNP shall identify and to a reasonable extent locate proposed public utility infrastructure (road, water, sewer, stormwater management, etc.) in consideration of the ultimate requirements of the Latimer NP and natural catchment areas. o Capacities of existing municipal infrastructure shall be assessed and deficiencies fully analyzed. o Background analysis for infrastructure and servicing will be required for the following: Stormwater Management / Drainage Analysis: Review and address drainage requirements outlined in the Latimer Creek Master Drainage Plan (MDP) to ensure there are no planning issues or conflicts with other utilities and roads. The Proponent will ensure all drainage constraints and mitigation opportunities are reflected in the Land Use Plan. The Proponent should identify how stormwater Best Management Practices (BMPs) may be employed in the development design to control impacts on water quality, in compliance with the requirements of the Latimer Creek MDP and the commitments to DFO. Stormwater BMPs should consider both water quality and quantity. The Latimer Creek MDP identifies areas of flooding, channel sections with erosion and sedimentation concerns, two proposed detention ponds, and culverts that are obstructions to fish passage. An implementation strategy indicating required phasing, land acquisitions, financing requirements and interim works, if required, to support the proposed development phasing. The strategy should also identify which works could be included in the Township of Langley long range servicing plan. This will be guided by the principle that the owners within the SNP be responsible for financing and implementation of the required works.
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Page 25 . . . Sanitary Sewer Service Analysis: Address sewer servicing requirements within the framework of the Municipal sanitary sewer plan model. The Proponent will be required to identify any modifications necessary to the Municipal sewer system as a result of the Jericho SNP.
Water Service Analysis: Address water servicing requirements within the framework of the Municipal water plan/model. The Proponent will be required to identify any modifications necessary to the Municipal water network as a result of the Jericho SNP. vii. Roads and Transportation: o The SNP will outline the roads and transportation provisions within a sustainable design framework for the neighbourhood. o The SNP will use the draft Road Network Plan included in the draft Master Transportation Plan as a basis for the refinement of the transportation network. o At the discretion of the TOL, the SNP must ensure consistency with current Township road plans along 200 Street and surrounding neighborhoods. o The SNP will specify how the roads, parking, trails, bicycle networks, and transit options fit with the overall Latimer area transportation network, and in particular along 200 Street. The Township is currently developing a Bicycle Route Plan whose recommendations must be implemented into the plan. o The SNP should have as a principle and where appropriate, the concept of maintaining a grid network of roadways which limits cul-desacs or dead end roads. o 200 Street, 72 Avenue, and 80 Avenue are all identified as arterial roads whose primary function is to service traffic movements. The SNP should ensure that direct access to these roads is minimized. Left turn movements will not be permitted with the exception of the intersections of the currently proposed collector/arterial intersections. No new full movement intersections along these roads will be approved unless agreed upon by the TOL. o The SNP should provide a summary of the Traffic Impact Study that will be required to be undertaken, along with outlining how the principles of sustainable transportation incorporating other modes of transportation including pedestrian, bicycle and pedestrian will fit within the overall development scheme for the neighbourhood. o Typical road cross-sections shall be prepared to the satisfaction of the TOL.
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Page 26 . . . viii. Environmental Considerations: o The SNP shall provide an overview of the environmental conditions and the necessary steps to ensure the protection of environmentally sensitive areas (i.e.: tributary of Latimer Creek and wildlife habitat). o The SNP shall demonstrate compliance with the provisions of the Subdivision and Development Control Bylaw including Tree Protection. ix. Socio-Economic Impacts: o At the discretion of TOL, the SNP shall provide an overview of the social and economic impacts stemming from development within the Sub-Neighbourhood Plan including impacts on parks and schools. o Financial contributions for future development of these facilities or other public amenities may be required through an Amenity Zoning charge or other provision. x. Community Facilities and Amenities: o The Jericho project will result in a demand for new facilities in the neighbourhood. o The SNP shall provide relevant detail on the community facilities and amenities that will need to be secured as the neighbourhood is developed. These may include: park site, greenway/trail provisions (including greenway cross-sections), social spaces, detention pond provisions, library, firehall, and other facilities. xi. Implementation: o The Jericho SNP shall generally describe those matters that are relevant to how and when the plan will be implemented, including: staging; subdivision and rezoning; land acquisition; development financing; infrastructure improvement phasing. xii. High Density Development o High density development shall conform with the policies outlined in Bylaw 4553 including: View and sight-line analyses and shadow impact studies must be undertaken at the rezoning and development permit stage for all buildings proposed for the site where views may be impacted. xiii. Development Permit Area Guidelines o The Jericho Neighbourhood will be designated as a mandatory Development Permit Area and all the requirements of a Development Permit Area shall apply to address form and character elements such as building placement and height, built form and character, transitions between uses, heritage values, environmental setbacks, tree preservation, safety and security, etc. The Proponent shall propose appropriate Development Permit Area guidelines to the satisfaction of TOL staff that will form part of the proposed OCP/CP amendment when the SNP is brought forward to Council for consideration.
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Page 27 . . . f.
4.2
Final Sub-Neighbourhood Plan: The Proponent shall prepare the SNP in a manner that will facilitate formal review by the TOL, and enable preparation of a report by TOL staff for consideration by Council. The Proponent shall assist the TOL as required with preparation of necessary documentation and drafting of the proposed OCP/CP amendment Bylaw for presentation to Council.
Sub-Neighbourhood Plan Preparation Process (East of 200 Street)
Additional costs associated with an expanded work scope by the proponent as defined below for lands east of 200 Street will be born by the Township and owners of land east of 200 Street unless specified by separate agreement between Township and the proponent. Such an agreement will stipulate the additional scope of work required by the Jericho proponent consultant team and the corresponding fees payable by the Township to undertake this additional work. a. General Planning for the east side of 200 Street shall follow the provisions of Section 4.1, however all planning policies, guidelines (including development permit guidelines), cross-sections and mapping will be prepared by the Township to the detail required for a plan document. The proponent will confirm that a typical building of the scale and massing recommended by the Township is practical on the site proposed. The Township will also provide an integrated network of roads, pedestrian walkways, bicycle paths, greenways and open spaces for lands to the east and required cross-sections. The proponent will be responsible for putting the mapping and cross-sections into a consistent format for the final documents. b. Public Consultation The proponent will be responsible for preparing additional display material for open houses, which will consist of larger maps and minor additional text and cross-sections which the Township will provide, but the Proponent will have to put in a consistent format. The proponent will be responsible for notifying a larger area of scheduled open houses. c. Infrastructure and Servicing: The proponent shall provide analysis of downstream sanitary capacity through to the Northwest Langley Wastewater Treatment Plant (not including plant capacity), and water facility capacity of the Willoughby Booster Station. d. Roads and Transportation: The proponent shall: 1. Analyze the intersection of 200 St. and 76 Ave.; 2. Calculate trip generation, distribution and assignment of the church and nursery sites; 3. Review the work undertaken (traffic study) by ISL on the events centre based on larger study area; 4. Analyze additional site accesses to the parcels of land to the east of 200 Street;
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Page 28 . . . 5. Provide a brief commentary on the assumptions for these sites within strategic EMME/2 model; 6. Provide cross-section requirements for 200 Street north of 76 Avenue (up to 80 Avenue) including median requirements, future rapid transit/bus lane requirements, etc.; and 7. Provide cross-section requirements for 76 Avenue between 202 Street and 200 Street, including the intersection configuration of 200 Street/76 Avenue. e. Environmental Consideration The Township will undertake an assessment of the watercourses and other environmentally sensitive areas east of 200 Street and will liaise with the Department of Fisheries and Oceans and Proponent to establish setback requirements. f.
Socio-Economic Impacts and Community Facilities and Amenities The Township shall provide information on socio-economic impacts and community facilities and amenities from development on the east side of 200 Street if necessary.
g. Implementation The Township shall provide implementation policies for the east side of 200 Street.
5.0
DEVELOPMENT PHASING (LANDS WEST OF 200 STREET ONLY) Another key component of the SNP is the implementation strategy that will identify the pre-requisites to development and development phasing, and specific requirements for development permits. This will be done through the SNP development process and subject to Council approval.
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Page 29 . . . 6.0
FINANCIAL CONSIDERATIONS The financial component in the SNP will set out a general strategy intended to cover costs associated with planning and building new parts of the neighbourhood, either directly or through levies and fees associated with development. a) The SNP will set out a general strategy outlining the financial strategy of the development proposal. This will be further refined at the Development Agreement stage of the rezoning process. b) The financial strategy for the SNP area will outline: Potential direct costs to the TOL (for lands owned by the Township only); How development costs will be paid; Any necessary phasing strategy for development of the neighbourhood; The costs of maintaining and replacing services and facilities; The impact on the general tax burden of new services and facilities; and The potential impact on the development cost charge program.
7.0
ADDITIONAL DOCUMENTATION Additional studies may be incorporated into the Jericho Neighbourhood SNP as required during its preparation and in consultation with the TOL.
The SNP should incorporate any detailed analysis that may be required by the TOL to be undertaken on a case-by-case basis for each specific area of the neighbourhood. Additional studies may include studies concerning geotechnical, hydrological, topographic, tree survey, tree evaluation report, tree summary schedule, etc. The SNP should indicate consistency with the findings and recommendations of these reports.
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Page 30 . . .
SCHEDULE A
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