welcome to the open house - culturalcapital.surrey.ca filegrandview heights neighbourhood concept...

Grandview Heights Neighbourhood Concept Plan Area #3

In 2016 the City launched a planning process for the Grandview Heights NCP #3 neighbourhood. Since then we’ve completed background studies, worked with the community and stakeholders to develop a vision and explored different land use options. We’ve developed a draft Stage 1 plan and are looking for input on the draft plan this evening.

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´Grandview Heights NCP #3

100MetersScale

LegendGrandview Heights NCP #3

Plan Boundaries

It’s your neighbourhood. We want to hear from you.

WELCOME to the

OPEN HOUSE for GRANDVIEW HEIGHTS NCP #3

There are 8 display stations around the room. Please take the time to: > Visit each station and provide your input;> Talk to City staff and Citizen Advisory Committee members;> Share your thoughts and ideas; and> Complete the survey this evening at the survey station or online at surrey.ca/ghncp3.

TELL US ABOUT YOU

STATION 1: INTRODUCTION


Darts Hill Garden Park

RedwoodPark16

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NCP #3 Boundary

Existing Parks

Existing

Existing Collector

Existing Provincial Highway

Grandview Heights NCP #3 Plan Boundary

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CITY OF SURREY PLANNING AND DEVELOPMENT DEPARTMENT́

Where do you live?Please take a moment to place a sticker on the property where you live, own or represent. If you do not reside or own land in the area, place your sticky dot in the space below.

Place sticky dot here if you do not reside or live in the plan area.

WHAT’S BEEN DONE SO FAR?

HOW CAN I HELP SHAPE THE PLAN?

This new neighbhourhood plan will support the City’s Official Community Plan vision of a greener, more compact and connected city that is safer, healthier, more inclusive and vibrant.

The draft plan includes the protection of creeks and environmentally sensitive areas, the creation of new parks, residential neighbourhoods, roads, pathways, a school, commercial areas and mixed use developments. The purpose of the plan is to:

The City wants your feedback. Provide your input during the Open House and by completing the survey at surrey.ca/surveys. This input will help inform the creation of a Neighbourhood Concept Plan for the area. You can also contact staff for more information.

A�end Open Houses

- Share your ideas and input.

Stage 1 Stage 2

Winter 2016 - Spring 2017 Summer 2018 Spring 2017 - Winter 2017 Fall 2018 - Fall 2019

Purpose of the Plan

Contact UsYou can email us informa�on at [email protected] and stay updated by regularly visi�ng the website surrey.ca/ghncp3

STATION 1: INTRODUCTION


• Guide future development of the neighbourhood; and• Advance the planning principles related to green spaces, habitat protection, housing

choice, mobility, quality of life, and more.

Conduct background studies

Develop vision and principles

Explore land use options Develop servicing and financing plansFine tune land use map as neededDraft plan document

Identify preferred plan featuresDevelop draft land use mapBring draft land use map forward to Council for consideration and approval

Ge�ngStarted

Exploring Op�ons

Developingthe Plan

Refining the Plan

Complete SurveyGo online and complete the survey. Encourage your neighbours to complete it as well. surrey.ca/surveys

We are here

NCP Area #3 and #2 (Sunnyside Heights) are adjacent and share sewer and drainage infrastructure. From a servicing and financing perspective, Area #3 is the natural next step in servicing the Grandview Heights area.

NCP Area #3 is bounded by 16 Avenue and 20 Avenue, and 168 Street and 176 Street. It abuts the Agricultural Land Reserve to the south of 16 Avenue and 176 Street to the East.

The NCP area covers 121 Hectares (approximately 300 acres) of land and consists of approximately 75 properties except the City-owned Darts Hill Garden Park properties.

STATION 2: CONTEXT



ALR ALR

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NCP #3 Boundary

Existing Parks

Agricultural Land Reserve

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Grandview Heights NCP #3 Plan Boundary Context

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GRANDVIEW HEIGHTS GENERAL LAND USE PLAN

NCP Area ContextIn 2005, Surrey City Council approved the Grandview Heights General Land Use Plan (GLUP). It provides the framework for more detailed planning processes for neighbhourhood plans, such as Grandview Heights NCP Area #3.

STATION 2: CONTEXT

Environmental StudyEnvironmental Study FindingsThe City of Surrey retained Associated Engineering Consulting Ltd. to complete an Integrated Stormwater Management Plan (Stage 1 ISMP) and Environmental Study. The final report is available online at surrey.ca/gh3ncp. The study findings provide context and environmental analysis for the plan, including:

• Watercourse classifications and recommended setbacks;

• Vegetation and wildlife analysis (including species at risk (SAR);

• Terrestrial Ecosystem Mapping (TEM) with rankings of vegetation values and significant trees;

• Wildlife habitat suitability mapping;

• Mapping of soils and terrain; and

• Conservation recommendations and enhancement opportunities for a wildlife corridor.


Steep Slopes Water Course Classifications

Wildlife Corridor Habitat Analysis Vegetation Analysis


STATION 2: CONTEXT

Existing Parks & Watercourses

CITY OF SURREY WATERCOURSE CLASSIFICATION SYSTEMSClassification Symbol Setback Description


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Legend

NCP #3 Boundary



C Fish Classifications

Existing Park

Riparian Area

Grandview Heights NCP #3 Green Infrastructure AreasCITY OF SURREY PLANNING AND DEVELOPMENT DEPARTMENT FOR COMMENT

*Setbacks are from top-of-bank. Setbacks are based on the City’s Streamside Protection setbacks within the Zoning Bylaw (Section 7A), and Sensitive Ecosystem - Riparian Development Permit Area (DPA).


STATION 2: CONTEXT

Heritage StudyEvery neighbourhood has a history. As part of this plan process a heritage consultant was retained to conduct a Neighbourhood Heritage Context Study. The study identifies cultural and historical features in the area. The final report is available online at surrey.ca/ghncp3.

TOP 3 PRIORITIES

SCHOOL

Community Amenities &

Schools

Healthy, Protected & Maintained Ecosystems

Recreation & Park

Opportunities

56% Several small parks

44% 1-2 large parks

19 people participated in the first survey and 464 in the second.

Highway oriented - 8%Neighbourhood - 46%

Mixed use - 37%None/other - 10%

FUTURE COMMERCIAL?

Detached Single Family

Semi-Detached Townhouse Apartment

37% 24% 21% 19%

WHAT TYPES OF HOUSING? HAZELMERE ESTATES

WHAT TYPE OF PARKS?

As part of the NCP planning process, the future redevelopment of Hazelmere Estates is being explored. Participants were asked what type of development they felt was appropriate.

26% 22% 45% 7%

Stage 1 Stage 2

We are here!

the future lives here.

TOP 3 THINGS PEOPLEWANT TO SEEAt the start of the NCP process participants were asked to identify the top 3 things they hoped to see as part of this NCP.

1. Provide appropriate housing/densities2. Consider changing transportation needs3. Develop new parks, natural spaces and trail systems

Participants preferred the idea of creating several park sites over the plan area, rather than creating one or two large parks.

Participants were asked to select the form of commercial development they felt most suited the future community.

Participants were asked to select the proportion of each type of residential building they would like to see in the overall community once it’s developed.

Participants were asked to rank the nine planning priorities developed with the Citizen Advisory Committee.

NEW HABITAT CORRIDORThe City’s Biodiversity Conservation Strategy identified the need for an east-west wildlife corridor connecting Darts Hill and Redwood Park. Survey participants preferred a central habitat corridor.

OtherAllUrban

PartUrban

StatusQuo

Grandview Heights NCP #3 NCP Planning Process

WHO PARTICIPATED90 people attended the first open house and115 attended the second.

This is what WE HEARD Grandview Heights NCP #3Work on a new neighbourhood concept plan (NCP) for Grandview Heights #3 area began in the Summer of 2016 with preparation, background studies and preliminary consultation. Throughout the process, we’ve been looking to the community to generate ideas and explore possibilities for this new neighbourhood. As part of the consultation we held two open houses (November 23, 2016 and November 27, 2017) and conducted two surveys. The following is an overview of what we’ve heard so far.

What We’ve Heard Work on a new neighbourhood plan for Grandview Heights NCP #3 began in the summer of 2016. We started with background studies and formation of a Citizen Advisory Committee (CAC). We also met with Hazelmere Estates area residents to discuss long term plans for the suburban estate area.

Throughout the process, we’ve been looking to the community to generate ideas and explore possibilities for this neighbourhood. As part of the consultation we held two open houses and conducted two surveys. The community input from these engagement processes influenced the land use concept options that were developed and reviewed previously and played a role in the draft plan being presented today.


STATION 3: WHAT WE HEARD

Planning PrinciplesDid we get it right?During the last open house and online survey, we asked participants to rank the nine draft planning principles that were developed at the beginning of this plan process. Below the principles are ranked based on your feedback. Did we get it right? Are these principles ranked appropriately?

Beside each principle place a sticker in the column that reflects how you think that principle is or should be ranked.

#1 Provide For Community Ameni�es & SchoolsPublic schools, gathering spaces and community spaces should be easily accessible and integrated within the community.

#3 Ensure Healthy, Protected & Well-maintained EcosystemsThe protection of sensitive ecosystems is important. Best practices in environmental conservation and stewardship and the incorporation of natural areas will be prioritized.

#2 Provide Parks & Recrea�on Opportuni�esParks and recreation facilities should be easily accessible and integrated within the community. The City is committed to providing adequate parkland for all residents of Surrey. This means new parks within walking distance of everyone.

#4 Limit Impacts on the Agricultural Land ReserveSensi�ve transi�ons should be provided along the ALR edge to minimize conflict between farming uses and urban uses.

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School

#5 Provide Appropriate HousingIt is beneficial to include a variety of housing types in a community. Higher density housing should be located near community amenities and services, along major roads and around the periphery of the plan. An emphasis should be placed on the quality of urban design to foster community identity and encourage social interaction.

Planning PrinciplesDid we get it right?

#7 Provide Roads that Encourage Cycling, Walking & TransitNeighbourhood access and road designs should foster interconnec�on with streets, trails and greenways that promote cycling, walking and transit.

#6 Ensure Appropriate Servicing & Infrastructure ImprovementsService to urban standards using best practices, including storm water management systems to protect existing streams and downstream agricultural lowlands.

#8 Include Opportuni�es For Neighbourhood Commercial Commercial amenities and community gathering spaces should be easily accessible and integrated within the community.

#9 Consider ViewsThe location and design of buildings should be sensitive to views: both looking into the neighbourhood and out into the ALR.

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Store

Draft Land Use Concept

Grandview Heights Neighbourhood Concept Plan Area #3!

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Neighbourhood Commercial

Mixed-Use Apartment [4 Storeys]

Apartment [4 Storeys]

Townhouse (23-28 UPA)

Rowhouse/Townhouse (20-23 UPA)

Multiple Residential (15-20 UPA)

Semi-Detached or Detached Residential(12-15 UPA)

Detached Residential (10-12 UPA)

Institutional

Institutional or Multiple Residential Flex

Potential School Site

Landscaped Buffer

Riparian Area

Future City Park

Future Neighbourhood Park

Existing City Park

Biodiversity Corridor Park

Biodiversity Corridor Pond

) Potential Detenion Pond

Special Road(Consideration to Steep Slopes)

Flex Road

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Greenway

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Grandview Heights NCP #3 Land Use Concept Plan

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STATION 4: LAND USE


Land UsesLand Use Plan Designation

Detached Residential

Semi-Detached or Detached Residential

Multiple Residential

Row House/ Townhouse

Townhouse Apartment Mixed Use Apartment


Density range 10-12 UPA

12-15 UPA

15-20 UPA

20-23 UPA

23-28 UPA

Up to 1.5 FAR

Up to 1.5 FAR

Up to 0.5 FAR

Type of Ownership

Fee Simple

Fee Simple Strata Fee Simple or Strata

Strata Strata or Rental Strata or Rental N/A

Building Forms Types

Front Access Detached Lot or

Lane Access Detached Lot

Smaller Detached lots

with lane access; or Semi-

Detached lots with lane access.

Attached Residential

Townhomes, Duplex, Triplex,

or Quadplex

2 - 2 ½ Storey Townhouse

(Wide)

3 Storey Townhomes

(Narrow)

4 Storey Apartments

4 Storey 1st Floor

Commercial/ Retail

1 to 2 Storey Commercial / Retail and/or

Office

Typical Zones RF-13, RF-10, CD

RF-10, RF-SD RM-15, RM-23, CD

RM-23, RM-30, CD

RM-30, CD RM-45, RM-70, CD

RM-70, C-15 C-5, CD

Illustrative Example(s)

Concept Design Illustration

Photo Example's

STATION 4: LAND USE

HOW IT MAY LOOK - EXAMPLES OF FUTURE BUILDING FORMS

Residential & Mixed UseSTATION 4: LAND USE


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Mixed-Use Apartment [4 Storeys]

Apartment [4 Storeys]

Townhouse (23-28 UPA)

Rowhouse/Townhouse (20-23 UPA)

Multiple Residential (15-20 UPA)

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Detached Residential (10-12 UPA)

Institutional

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Potential School Site

Landscaped Buffer

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Future City Park


Existing City Park


Biodiversity Corridor Pond

) Potential Detenion Pond

Special Road(Consideration to Steep Slopes)

Flex Road

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Greenway

Existing Lots




Grandview Heights NCP #3 Land Use Concept Plan

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The draft land use plan focuses on locating residential development around the periphery of the NCP area along major roads and future transit served roads such as 20 Avenue, 168 Street and Highway 15. The density varies to provide a sensitive transition between different residential building forms (e.g. single family homes, townhouses). Densities generally transition from higher to lower housing forms.A neighbourhood village node is proposed at 177 Street and 20 Avenue. This node would include higher densities such as townhouses and 4-storey mixed use buildings (retail/commercial on the ground level and residential above).

Row House Example Detached Residentia (Front Access) Example Townhouse Example

Mixed Use Residential Example Semi-Detached Example Detached Residential (Rear Access) Example

Parks & Open SpaceSTATION 5: COMMUNITY AMENITIES


New parks and open spaces are critical components of a green, liveable, connected neighbourhood. The plan includes protected riparian areas, a 50m wide wildlife corridor, new neighbourhood parks, and expansion of Darts Hill Garden Park, which is a city level park serving the Grandview Heights area. In total 50.7 Ha (125.4 Acres) of new parkland is proposed.

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Future Community Park


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Greenway

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NCP #3 Boundary

Grandview Heights NCP #3 Parks and Open Space

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The Neighbourhood Parks are spaces so that all residents are within walking distance to their local park. The riparian areas will also provide connectivity through parks allowing for enjoyment and interaction with nature. Darts Hill Garden Park will be expanded for additional tree protection and for public use.An additional green space levy will be applied to this plan area for the acquisition of the 50 meter wide wildlife corridor. This is in support of the Surrey Biodiversity Conservation Strategy (BCS), and the important connection through this plan area between Redwood Park and Fergus Watershed Biodiversity Preserve, which are both biodiversity hubs in the BCS.

Riparian AreaBiodiversity Corridor ParkBiodiversity Corridor PondExisting Community ParkFuture Community ParkFuture Neighbourhood ParkTOTAL

15.912.22.9

19.911.510.272.6

5.3%4.0%1.0%6.6%3.8%3.4%

24.2%

TYPE OF PARK ACRES % PLAN AREATrail Next to Stream Example Fencing Next to Riparian Example Residential Next to Park Example Playground (Active Park) Example

Riparian Example

Wildlife Corridor Example

Potential School SitesSTATION 5: COMMUNITY AMENITIES


The need for new schools is determined by the population forecast for an area. Based on projections, the Surrey School District will be required to purchase and develop at least one elementary school site in this neighbourhood.When selecting school locations, site criteria includes:


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Potential Future School Sites

NCP #3 Boundary

Grandview Heights NCP #3 Potential Future School Sites

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• fairly flat terrain;• approximately 7 acres in size;• accessible from local or collector roads; and• preferably located near public parks.

The location of future school site(s) for this neighbourhood will be determined in consultation with the Surrey School District as part of the NCP process.Five potential school sites have been identified based on the above criteria. Ultimately, the location will be determined by where the Surrey School District is able to purchase land. A school site will need to be identified before the finalization of the Stage 2 Land Use Plan.

Transportation NetworkSTATION 6: TRANSPORTATION NETWORK


The transportation plan for the neighbourhood is based on the guiding principles identified in the City’s Transportation Strategic Plan. The modified grid road system being used takes into account property lines, trees, environmental protection, topography and adjacent land uses. The proposed transportation network is designed to foster interconnection between streets, trails and greenways to promote cycling, walking and using transit.More in-depth transportation modeling and design analysis will be conducted as part of the Stage 2 Planning Process.

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V:\Policy&Long Range\GIS_ANALYSIS\GRANDVIEW_HEIGHTS_AND_SOUTH_SURREY\NCP_3\Grandview_Heights_NCP3_LANDUSE_May2018\GH NCP3 Preferred LU Roads and Circulation Map May 2018.mxd

Grandview Heights NCP #3 Future Road and CirculationExisting Provincial Highway

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Street ProfilesSTATION 6: TRANSPORTATION NETWORK


Currently 168 St and 16 Ave are designated as Arterial Roads. They are primarily intended for through traffic, and have restricted access. Public transit mainly uses arterial roads, and they are important routes for emergency services.Typical arterial roads in Surrey are planned with:

• 4 travel lanes (2 lanes per direction), • Landscaped median, • Bike lanes or cycle tracks• Grass boulevards with street trees, • Sidewalks, • Streetlights, and • No parking.

• 2 travel lanes (1 lane per direction), • Bike lanes or cycle tracks• Grass boulevards with street trees, • Sidewalks, • Streetlights, and • Parking on at least 1 side of the road.

• Two-way travel, • Grass boulevards with street trees, • Sidewalks, • Streetlights, and • Parking on at least one side of the road.

Currently, 20 Ave is designated as a Collector Road. 18 Ave, 174 St and 171 St will be identified as future Collector roads. Collector roads usually: allow traffic flow within larger neighbourhoods; distribute traffic between local roads and arterial roads; and provide connections between adjacent arterial roads.Typical collector roads in Surrey are planned with:

Local roads are identified throughout the plan area. They primarily serve local traffic, provide connections within communities, access to properties, and usually have on-street parking. There are several current local road standards, because of factors such as: differing land uses, connectivity, Neighbourhood Concept Plan vision, and environmental protection.Typical local roads in Surrey are planned with:

ARTERIAL COLLECTOR LOCAL

Stormwater ManagementSTATION 7: UTILITIES & SERVICING


Area #3 is located within the Sam Hill Creek watershed, which contains fish-bearing streams that drain through the agricultural lowlands to the little Campbell River. To mitigate potential drainage problems and protect these important streams, an integrated stormwater management plan (ISMP) is under way. It is expected that as part of the ISMP recommendations future dentention ponds will be required to support future development in Area 3.The Land Use Plan shows several potential locations where stormwater management ponds may be required. The size, number and exact location of the ponds will be determined as part of the Stage 2 Engineering and Servicing review (only after a preferred land use concept plan is approved by City Council in Stage 1).

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Sanitary Sewer ServicingSTATION 7: UTILITIES & SERVICING


Currently, there is no municipal sanitary infrastructure in Area #3. New sanitary infrastructure and upgrades to the Fergus sanitary pump station will be required to support the proposed land uses and densities within the Neighbourhood. Three conceptual sanitary servicing options are listed below and illustrated on the map.

Option 1: Gravity Trunk Sewer (through Agriculture Land Reserve) Option 2: Gravity Trunk Sewer (contained within Area #3)Option 2A: Option 2 + Pump Station and Forcemain

GRANDVIEW HEIGHTS AREA #3 – SANITARY SEWER FUNCTIONAL DESIGN

www.opusinternational.ca ©OPUS INTERNATIONAL CONSULTANTS (CANADA) LTD | MARCH 2018 PAGE 1 OF 24

Executive SummaryIn preparation for the upcoming development of Grandview Heights Neighbourhood Concept Plan (NCP) Area #3 (Area #3), a functional design for a community sanitary sewer trunk was prepared. The functional design takes into account the existing site conditions, desktop reviews of the environmental and geotechnical conditions, and projected land use of the area. Two primary options were prepared for consideration: Option 1 is a gravity sewer that maximises gravity collection, but is partially routed through the Agricultural Land Reserve (ALR); and Option 2 is a gravity sewer that avoids the Agricultural Land Reserve (ALR) completely. A variation of option 2 was also developed, that included the addition of a pump station and forcemain (Option 2A).

Figure ES-0-1: Alignment Options for the Proposed Sanitary Catchment

At the time of this assignment, land use concepts are still in the early development stage, and the population estimates provided by the City are high level. The total population projection for the area is in the range of 9,000 to 13,000 people.

The options were evaluated using various criteria, namely, functionality, capital cost, and a Triple Bottom Line (TBL) analysis. The TBL analysis was used to evaluate less intangible factors such as environmental, social, and economic criteria.

From a functionality point of view, Option 1 is the preferred option as it has the potential for gravity collection forup to 95% of the area. Option 2 is the least preferred as its potential for gravity collection is only around 70% of the area.

A sanitary servicing strategy will be completed as part of the Stage 2 Engineering and Servicing review (only after a preferred land use concept plan is approved by City Council in Stage 1).

Water ServicingSTATION 7: UTILITIES & SERVICING


The existing water infrastructure in Area #3 doesn’t have sufficient capacity to service future development. A system of new feeder mains, pressure reducing stations and distribution water mains will be required to support the proposed land uses and densities within the Neighbourhood. A water servicing strategy will be completed as part of the Stage 2 Engineering and Servicing review (only after a preferred land use concept plan is approved by City Council by City Council in Stage 1).

Name the neighbourhood We need a name! As part of the planning process we need your help choosing a name to replace Grandview Heights NCP#3. The name should capture the character of the community. Below are some possible options generated from local community or historical figures.

Here are examples of other Grandview Heights NCP areas that were renamed: Morgan Heights, Sunnyside Heights, Orchard Grove and Redwood Heights.

INSPIREDBY...

POSSIBLENAME

LIKE IT?PLACE STICKERHERE

Darts Hill Dart’s Hill Garden Park

Sam Hill Creek

Grandview Heights & forested hillside

Darts Wood

Sam’s Hill

Sam’s HillHighlandsGrandviewRidgeTraditional Name(consult with First Nations)

Other names?(write suggestions on sticky note and add to board)


STATION 8: COMMENTS & QUESTIONS

www.surrey.ca/city-services/20607.aspx.


Name the neighbourhood FOR SHARING YOUR FEEDBACK

Thank-you

NEXT STEPS - PROJECTED TIMELINE*

After reviewing the boards, let us know what you think. Complete the online questionnaire at our survey stations or at home by going to surrey.ca/surveys.

Spring 2018 - Review public feedback and refine planSummer 2018 - Draft Stage 1 Report to Council for consideration & approvalFall 2018 - If Stage 1 is approved by Council, staff will initiate Stage 2*Timeline may change as NCP proceeds.

This evening:

fill out the online questionnaire at a survey station.

At home:

fill out the online questionnaire by going to the website.

FOR MORE INFORMATIONVisit the website: www.surrey.ca/ghncp3

Email: [email protected]

STATION 8: COMMENTS & QUESTIONS

Provide your feedback by comple�ng the online survey at www.surrey.ca/surveys. The survey will be available un�l June 22, 2018.

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