S3pm2_Aldergrove Community Plan Update

8/14/2019 S3pm2_Aldergrove Community Plan Update

1/25

REPORT TO

MAYOR AND COUNCIL

PRESENTED: MARCH 9, 2009 - SPECIAL MEETING REPORT: 09-30FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 6540 - 20SUBJECT: ALDERGROVE COMMUNITY PLAN UPDATE

RECOMMENDATION(S):

That Council receive this report entitled Aldergrove Community Plan Update, for information;

That Council authorize staff to proceed with the next steps in the Community Plan Updateprocess, as outlined in this report; and further

That Council endorse establishment of an Aldergrove Planning Committee comprising ofcommunity residents to provide input, liaison and guidance throughout the community planupdate process and authorize staff to prepare and bring forward the necessary bylaws andassociated terms of reference for Councils consideration and approval.

EXECUTIVE SUMMARY:

There have been two attempts to update the Aldergrove Community Plan since its adoption in1979. The first began in 1993 and concluded in 1996 when the Agricultural Land Commission(ALC) rejected the Township-initiated exclusion application. The second attempt in 2003 wasput on hold until servicing issues were resolved. Since then, Council has made commitments toupgrade the sewer by 2009 and the water supply by 2012.

In 2008, after receiving the report of the Aldergrove Task Force, Council resolved to refer thematter of a design charrette for the Aldergrove downtown core area to staff for review. A designcharrette is considered to be a logical first step in the community plan amendment process.However, the challenges of downtown Aldergrove go beyond planning, design and servicingissues, requiring the development of specific social and economic strategies. Furthermore,resolution of issues relating to the ALR are on-going with the ALC and the Ministry of Agricultureand Lands and form part of broader discussions in the content of harmonizing the policies of thethree agencies.

The draft terms of reference for an Aldergrove Core Planning Program have been prepared andare provided as Attachment A, which outline the process for a Planning Charrette. Subsequentplanning activities are also included, which would translate community ideas intocomprehensive development plans for the downtown area. The proposed downtown planningprogram would be integrated into a larger process for the Aldergrove Community Plan Update.The terms of reference for the Aldergrove Community Plan Update are also provided asAttachment B to this report.

It is recommended that a Council-appointed Aldergrove Planning Committee (APC) beestablished to provide input, liaison and guidance throughout the process. The terms ofreference for the APC will be forwarded to Council for approval at a later date.

PURPOSE:

This report updates Council on the process to update the Aldergrove Community Plan andprovides the draft terms of reference.


2/25

ALDERGROVE COMMUNITY PLAN UPDATEPage 2 . . .

BACKGROUND/HISTORY:

The Aldergrove area is designated as an urban and industrial growth area in the OfficialCommunity Plan (OCP). A community plan for Aldergrove was adopted in 1979. Subsequentamendments to the Community Plan have been made to reflect the changing needs of the area.In 1996, the Township submitted an Agricultural Land Reserve exclusion application forapproximately 500 acres of land adjacent to Aldergrove. The Agricultural Land Commission didnot endorse the application.

In 2003, Council received Terms of Reference for the Aldergrove Community Plan Update. ACommunity Visioning Program (consisted of a workshop with the Aldergrove CommunityEnhancement Committee and one with the community as a whole was conducted. ACommunity Vision Statement and Planning Principles were developed as a result of theprogram.

On August 16, 2004, Council endorsed the Community Vision Statement and PlanningPrinciples. Subsequently, land use options were developed and a Preferred Land Use Conceptwas presented to Council at a Special Closed meeting on February 7, 2005. The Townshipretained engineering consultants to evaluate long-term water and sewer capacity to service theprojected population for the Preferred Land Use Concept. Commitments have since been madeto upgrade the sewer system by 2009 and the water supply by 2012.

In 2007, Council established the Aldergrove Task Force (ATF) with a mandate to reviewcommunity issues and recommendations over the years in a comprehensive manner to includeconsiderations such as beautification, cleanliness, amenities, economic development, land use,servicing and policing. In 2008, the ATF presented a report to Council which assisted inpriortization of short-term actions. One of the actions is to undertake a design charrette with afocus on heritage character and mixed commercial / residential use for the Aldergrovedowntown core area.

On July 28, 2008, Council considered a motion for a design charrette for the downtownAldergrove area and resolved to refer the matter to staff for review.

DISCUSSION/ANALYSIS:

As noted in the previous section, Council received the original Terms of Reference for theAldergrove Community Plan Update in 2003. The Terms of Reference have now been revisedto reflect work that was completed (see Attachment B). The Terms of Reference call for acomprehensive review of existing documents, including considerations such as:

An urban boundary for Aldergrove that is consistent with the Official Community Plan; A strategy for downtown re-development;

Neighbourhood design guidelines including considerations such as mixed use, infillhousing, street layout, pedestrian activity and community focal points; Traffic impact analyses, including a review major street network and other servicing

issues; Location and type of community recreation facilities; An environmental strategy, including greenways, trails and ALR buffers; and An implementation strategy that incorporates infrastructure servicing plans.


3/25


The following table summarizes the key steps of the Aldergrove Community Plan Update.

Week 1 2 3 4 5 6 7 8 9 10 11 12

Phase 1: Project Initiation4.1.1. Terms of Reference to Council * 4.1.2. Assemble Technical Team (TT) *

4.1.5. ACE Reviews TORs * * * Phase 2: Background Research4.2.1. Update background research * * * * * 4.2.2. Update base mapping * * * * * 4.2.3. Compile background report * * *

Phase 3: Verify Vision and Principles4.3.1. Contact groups * * 4.3.2. Verify Vision and Principles * * * 4.3.3. Report to Council * 4.3.4. Open House * 4.3.5 Conduct Downtown Charrette (as

part of the Aldergrove Core Planning

Program)

*

Week 13 14 15 16 17 18 19 20 21 22 23 24

Phase 4: Develop Alternatives 4.4.1. Develop concepts/alternatives * * * * 4.4.2. Identify implications * * * * 4.4.3. Discuss concepts with TT * * * 4.4.4. Discuss concepts with Council * 4.4.5. Prepare displays for Open House * 4.4.6. Open House and questionnaire * *

Week 25 26 27 28 29 30 31 32 33 34

Phase 5: Develop Draft Plan4.5.1. Prepare a draft plan * * * 4.5.2. Prepare servicing plan * * * * 4.5.3. Review draft plan with TT * 4.5.4. Review draft plan with Council * 4.5.5. Review draft plan with ACE * 4.5.6. Prepare displays and Open House * *

Week 35 36 37 38 39 40 41 Phase 6: Finalize Community Plan4.6.1. Review draft plan based on input * 4.6.2.Prepare final draft and bylaw * * 4.6.3. Initiate bylaw process * * * 4.6.4. Public Hearing * 4.6.5. Finalize plan and bylaw adoption * *

Working with the ALC and the Ministry of Agriculture and Lands to achieve broader policyharmonization objectives, the Township is reviewing the Rural Plan with an objective to makethe OCP boundary consistent with the ALR boundary, as per the OCP, among other objectives.The review takes a long-term, Township-wide perspective and aims to maintain a balancebetween the need to accommodate urban growth and the need to protect and facilitate the agri-food community. This review to harmonize the policies of the agencies is expected to dovetailthe Aldergrove Community Plan Update process.


4/25


The idea of having a planning charrette for downtown Aldergrove dates back to the CommunityVisioning Workshop in 2003. The Aldergrove Task Force recommendation and Councilsresolution of July 28, 2008 suggest that there is considerable interest in starting work on thedowntown area before or in conjunction with the Community Plan Update process.

The various stakeholders in Aldergrove, including the residents, the landowners, the AldergroveCommunity Enhancement Committee, the School District, the ALC, the Federal Departments ofFisheries and Oceans and National Defence, Metro Vancouver, TransLink, utility companies,Councils Advisory Committees and other interested organizations, will be invited to participatein the Community Plan update process.

A charrette is a methodology that develops design strategies for an area. It is an exerciseinvolving residents, land owners, developers and municipal staff in developing concepts for aneighbourhood or community. A successful charrette promotes joint ownership of designsolutions and allows residents to help shape the future of their neighbourhood. The challengesof downtown Aldergrove go beyond planning and design issues. As a charrette by itself will notdeal with socio-economic issues, it is important to ensure co-ordinated strategies are developedas part of the Community Plan Update process, intended to address public safety issuesidentified by the Aldergrove Task Force.

One of the first tasks in the process, following a detailed description of all identified issues andprior to the design charrette, would be the preparation of a design brief. Following the initialdesign charrette, draft plans or strategy documents will be developed by refining the conceptsand designs, developed during the charrette; and policies, strategies and design guidelinesmust be devised to implement the plan. Further consultation with stakeholders is undertakenthroughout the process and prior to consideration for adoption.

Draft Terms of Reference have been prepared for an Aldergrove Core Planning Program (seeAttachment B). The draft terms of reference outline a process for a day-long Aldergrove CorePlanning Charrette and subsequent planning activities which would translate community ideasinto a comprehensive development strategy. Specific tasks and deliverables of the AldergroveCore Planning Program include:

Facilitation of design charrette; Technical evaluation of charrette options; Urban design and built-form analysis; Concept feasibility and market analysis; Consultation with stakeholders (property owners and community groups); and Formulation of development concept, which would include elements such as a land use

plan, streetscape plans, built-form and massing concept plan(s), and developmentpermit guidelines.

The proposed Aldergrove Core Planning Program and Downtown Charrette have beenintegrated into a larger planning process for the Aldergrove Community Plan Update (see Figure1 below and Section 4.3.5 of Attachment B).


5/25


Figure 1: Main Components of the Aldergrove Plan Update, including the Aldergrove Core Planning Program and Downtown Charrette

The proposed Aldergrove Core Planning Program and Downtown Charrette are logicalextensions to the Community Vision Statement and Planning Principles endorsed by Council in2004, as follows:

Community Vision Statement: To maintain the unique small town character and rural setting of Aldergrove, while continuing to develop a small community that has a vibrant local economy,

a vital downtown core, meets the needs of residents, and has an attractive rural character.

Planning Principles:

1. Retain Rural Character and Community Identity2. Create a Compact Community3. Create a Caring Community4. Create a Vibrant Downtown as the Centre of the Community5. Develop a Strong Local Economy and Business Community6. Create Better Housing and Neighbourhoods7. Support Agriculture8. Protect the Natural Environment

9. Develop Effective Transportation10. Provide Good Community Facilities and Amenities11. Support Community-Based Decisions


6/25


On January 12, 2009, Council directed staff to work with Joseph Zaccaria of South Fraser OnTrax to develop a practice process in areas such as Aldergrove to demonstrate the benefits of acharrette and its impact on neighbourhood design. This initiative is contingent on a grant fromVanCity Credit Union. Staff will incorporate this initiative into the proposed Aldergrove CorePlanning Program, if the grant application is approved.

It is recommended that a Council-appointed Aldergrove Planning Committee (APC) beestablished to provide input, liaison and guidance throughout the process. The APC would becomprised of Aldergrove business owners, property owners, residents and stakeholders. Theterms of reference for the APC will be forwarded to Council for approval at a later date.

Financial Implications

In the 5-year financial plan completed last year, $75,000 was identified as a serviceenhancement for 2009 to fund a priority identified by the Aldergrove Task Force. This has beenincluded in the preliminary budget deliberations and if approved could be used to fund the CorePlanning Program for a downtown core strategy. A further $100,000 has been set aside andcarried forward from prior years for the Aldergrove Community Plan Update. This is intended tofund the engineering servicing plan and watercourse assessment and habitat balance analysis.If the service enhancement request of $75,000 included in the 2009 budget is not approved byCouncil, there will be an equivalent shortfall to fund the overall Aldergrove Community PlanUpdate.

Respectfully submitted,

Jason ChuSTRATEGIC PLANNERforCOMMUNITY DEVELOPMENT DIVISION

ATTACHMENT A Terms of Reference for the Aldergrove Downtown Planning Program

ATTACHMENT B Revised Terms of Reference for Aldergrove Community Plan Update


7/25


8/25

In 1996, the Township submitted an ALR exclusion application for approximately 500 acresof land adjacent to Aldergrove. The Agricultural Land Commission did not endorse theapplication.

The Aldergrove Fraser Highway Revitalization Program was initiated in 1997 to create anattractive and economically viable downtown. Implementation of the program resulted in a$4.56 million upgrade along the downtown section of Fraser Highway, includingundergrounding of overhead utility wires, new sidewalk pavers, new lamp standards,improved crosswalks and new street furniture. A transportation study was conducted as partof the revitalization program.

In 2003, Council received Terms of Reference for a review of the Aldergrove CommunityPlan. A Community Visioning Program (consisted of a workshop with ACE and one withthe community as a whole) was conducted and a Community Vision Statement and PlanningPrinciples were developed as a result. On August 16, 2004, Council endorsed theCommunity Vision Statement and Planning Principles. Subsequently, land use options weredeveloped and a Preferred Land Use Concept was presented to Council at a Special ClosedMeeting on February 7, 2005.

In 2005, the Township retained engineering consultants to evaluate long-term water andsewer capacity to service the projected population for the Preferred Land Use Concept, asfollows:

o Kerr Wood Leidal was retained to evaluate long-term sewer servicing options forEast Langley. The evaluation resulted in a recommendation to connect East Langley(including Aldergrove and Gloucester Industrial Estates) to the Greater VancouverSewer and Drainage District (GVS&DD) sewage collection system, as opposed tothe current practice to connect to the Joint Abbotsford Mission EnvironmentalSystem (JAMES) treatment plant.

o Associated Engineering was retained to review water supply capacity. The consultantconcluded that system upgrades were required to meet servicing requirements for theexisting OCP and further upgrades were necessary to meet the long term growthscenario.

o Subsequent to the engineering reviews, Council has made commitments to upgradethe sewer by 2009 and the water supply by 2012.

In 2007, the Aldergrove Task Force reviewed community issues and staff recommendationsover the years in a comprehensive manner to include considerations such as communitycleanliness, economic development, industrial park interface, and policing. In 2008, the ATFpresented a report which assisted in prioritization of short-term actions. One of the actions isto undertake a downtown charrette with a focus on heritage character and mixedcommercial/residential use.


9/25

1.2 Project PurposeThe Services requested through this RFP could be integrated into a larger planning process for theAldergrove Community Plan Update. More specifically, the tasks set out in this RFP seek to:

develop two or more land use and development concept options through a charrette processand subsequent refinement of options;

evaluate and obtain stakeholder feedback on the concept options; refine and recommend a preferred development concept option to serve as the land use

framework for the Study Area (see below); coordinate and integrate the preferred development concept with the findings and

recommendations of a potentially parallel process dealing with the entire Aldergrove area. provide specific design, zoning, land use and other policy recommendations to guide

implementation of the plan vision and concept; draft design guideline document(s) necessary to facilitate implementation of the design

vision and identity (public and private realm); recommend implementation measures and actions needed to realize the vision and concept

set out in the preferred development concept option (i.e. Zoning Bylaw Amendments,additional studies, actions by other parties).

1.3 Study AreaThe Study Area for this project is identified in the map below.


10/25

2.0 Scope of Services and Project DeliverablesThe Scope of Services to be provided by the Consultant includes, but is not limited to, the projectelements as follows:

2.1 Data Collection and Document Familiarization The Consultant will become familiar with the Township of Langley Official Community

Plan, existing studies, backgrounder documents, and Census data. (See section 4.0) Arrange data requests and information queries with staff.

Deliverables:1. data request list.

2.2 Aldergrove Core Planning CharretteThe Consultant will organize and conduct a one-day design charrette event involving Townshipstaff and community stakeholders, which may include:

the Aldergrove Community Enhancement Committee (ACE), the Aldergrove Task Force (ATF - whose structure and composition may be revised), and pre-registered community participants (with the Township managing advertising and

registration of the event).

Other consultants retained by the Township may participate in the charrette and subsequent steps inthe planning process, providing specialized input related to transportation, market analysis andhousing choices.

The charrette process is expected to produce multiple concepts that will be refined to a minimum of two concept options. Services to be provided by the Consultant include, but are not limited to, thefollowing:

develop a charrette design brief; assemble a design team and lead the charrette process; prepare a charrette presentation; as part of the charrette, produce a series of drawing products such as land use plans, built

form perspectives, site plan, conceptual layout, streetscape plan and cross-sections for eachconcept option;

assemble a catalogue of character/ photographic images of design features that illustratepotential design charrette concepts; and

complete a draft charrette summary report that packages and summarizes each conceptoption, the key elements of each option and outlines points of consensus that emerge fromthe process.

Deliverables:1. design brief (significant mapping and demographic information for the brief will be

provided by Township staff);2. conduct a one day charrette;3. prepare and deliver a charrette presentation; and


11/25

4. produce a draft charrette summary report compiling the outputs of the event,including, but not limited to (for all options):

o conceptual land use plans;o built form perspectives;o site plans;o conceptual layouts;o streetscape plans, cross sections and transportation network improvements

(walking, cycling, transit) in consultation with Parks Design andTransportation Engineering staff and consultants;

o catalogue of character/ photographic images of design features;o illustrating the concepts; ando summary of key elements and consensus points

2.3 Post-Charrette Workshop with Staff The Consultant will participate in a day follow-up workshop with staff to review and refine thecharrette concept options. Based on the follow-up workshop, the Consultant will finalize the draftcharrette summary report; and provide a summary breakdown of the resulting employment(office/retail) and residential floor space by block for each development concept option to allowTownship staff to conduct a capacity analysis.

Deliverables:1. refined charrette summary report;2. matrix/map outlining the gross floor area for each option by block employment floor

space (office/retail) and residential dwelling units.

2.4 Evaluation Matrix ReviewThe Consultant will:

review and provide comment on an evaluation framework prepared by Township staff; and participate in a preliminary evaluation of the charrette options with staff to identify key

concept elements.

Deliverables:1. provide comments and recommendations for refinement of evaluation framework; and2. attend a meeting with staff to undertake a preliminary evaluation of the charrette options.

2.5 Preliminary Built Form AnalysisThe Consultant will undertake preliminary analysis of the key design concepts critical to the successof each option proposed. This exercise will serve as a fatal flaw analysis and will be coordinatedwith the market study findings and recommendations and other relevant information deemedappropriate by the Consultant and staff.

Deliverable:1. A report summarizing the preliminary analysis of the concept options that considers the

following: synopsis of the key elements distinguishing the options from one another and

contributing to each concept;


12/25

concept feasibility in consideration of market study findings, transportationchallenges, and servicing capacity for proposed densities;

identification of existing zoning that may accommodate the proposed form(s); oridentification of key zoning elements needed in a new or amended zone;

general observations regarding the technical feasibility of the proposed use, builtform and massing; identification of factors that would affect feasibility of theform(s); and

suggestions or comments related to the proposed development standards andphasing necessary to realize the built form through development.

2.6 Consultation with Stakeholders to Review OptionsThe Consultant will:

develop an option comparison chart providing a framework for reviewing and comparingthe key elements of each concept this will be used to facilitate feedback fromstakeholders;

facilitate review of the concept options with Township staff, Aldergrove CommunityEnhancement Committee (ACE), Aldergrove Task Force (ATF), and Council. This stepwill serve to inform refinement and identification of key elements for a preferred planoption (or possibly a hybrid of options) and provide feedback on the factors that will beused to evaluate the options.

Staff and the Consultant will present the options at a public open house to be arranged by theTownship.

Deliverables:1. option comparison chart;2. facilitate up to four meetings with staff, ACE, ATF, Council; and3. participate in the public open house

2.7 Develop/ Refine a Preferred ConceptThe Consultant will:

meet with staff to finalize the concept elements to be included in a preferred option; prepare or refine a Preferred Concept based on the evaluation process and consultation

feedback; participate in a meeting with the staff to review the draft preferred option and review the

preliminary evaluation of all options; detail the feasibility of key development and built form elements of the preferred option

through architectural testing, which will identify the key regulatory changes necessary to

implement the land use plan; provide staff with refined employment (retail/office) and residential gross floor area figuresresulting from the preferred concept option, which will facilitate the capacity analysis to beconducted by staff.


13/25

Deliverables:1. final land use plan;2. streetscape plan(s), cross sections and transportation network improvement concepts;3. built form and massing concept plan(s);4. digital 3D model of preferred plan option (SketchUp preferred) please cost this as an

optional item;5. provide a breakdown of the following data by development block: total employment gross floor area - differentiating retail from office;

total residential dwelling unit by type townhouse and apartment;6. produce architectural testing of preferred concept elements for a minimum of two sites,

as determined by the Consultant and staff. Specific deliverables will include: scaled site plans with dimensions to illustrate how the proposed density can

be achieved, using a generic floor plan to identify the location and number of parking stalls, location of amenity space, location and dimension of setback areas, and location and dimensions of total landscaped areas;

building massing diagrams showing height; gross floor area, floor space ratio and units per hectare; building cross-sections; and brief explanation of how any potential impacts can be mitigated through

design, building placement, etc; also explaining which impacts can not bemitigated.

7. identify existing zoning categories that could accommodate the land uses and formsproposed in the Preferred Concept, or identify key components of new zone(s) necessaryto accommodate the proposed forms;

8. provide general observations regarding technical feasibility of the proposed uses, formand massing, and potential barriers that may hinder feasibility of the form;

9. provide phasing considerations for the Preferred Concept, transportation network andstreetscape improvements;

10. attend a meeting with staff to review and obtain feedback on a draft preferred conceptoption; and

11. participate in a Public Open House to present the Preferred Concept.

2.8 Policy and Implementation RecommendationsThe Consultant will:

make specific policy recommendations necessary to implement the vision and land useconcept set out in the Preferred Concept.

summarize specific follow-up actions and further study necessary to implement the visionset out in the Preferred Concept (i.e. Zoning Bylaw changes, development servicing,parking, etc).

Deliverable:1. Policy and Implementation Recommendations Report


14/25

2.9 Design Guideline DevelopmentThe Consultant will:

coordinate and align direction with staff for Design Guideline content; consider incorporating some of the existing elements in the current Design Guidelines into

the new ones, consistent with the overall spirit of the Community Vision Statement andPlanning Principles;

prepare a draft design guideline document intended to facilitate implementation of the visionset out in the Preferred Concept. This will include provisions addressing both the public andprivate realm where appropriate;

recommend Development Permit Area Objectives and Guidelines for inclusion in theAldergrove Community Plan; and

prepare a final Design Guideline Document.

Deliverables:1. attend Design Guidelines meeting with staff;2. Development Permit Area Objectives and Guidelines;3. Draft Design Guidelines Document;4. Final Design Guidelines Document; and5. Digital copies of all deliverables provided in PDF format and the native working

document format (such as Microsoft Word and Google SketchUp).

3.0 Project Organization and ManagementThe staff contact and project manager will be Jason Chu, Strategic Planner, who will coordinateinput from staff from other departments. In addition, there will be input from communitystakeholders, such as the Aldergrove Community Enhancement Committee (ACE), the AldergroveTask Force (ATF), the public at-large and Township Council.

4.0 Reports/Materials to be ProvidedUpon award of the project contract, the Township will provide the Consultant with the followinginformation:

Metro Vancouver Livable Region Strategic Plan Township of Langley Official Community Plan Aldergrove Community Plan Aldergrove Commercial Design Guidelines Bertrand Creek Enhancement Strategy Township of Langley Transportation Master Plan (draft) Township of Langley Zoning Bylaw and Consolidated Zoning Map 2006 Census Data for Aldergrove and the Township as a whole

other information and data as identified and agreed upon by staff and Consultant.


15/25

5.0 ScheduleThe preliminary schedule and milestones of the project, and associated deliverables, are as follows:

Preliminary Date MilestoneMarch 10, 2009 Issue RFPMarch 27 Proposal Closing DateApril 3 Consultant SelectionApril 17 2.1: Start-up MeetingApril 24 2.1: Data Requests DueMay 1 2.2: Design Brief and Charrette Presentation draft dueMay 8 2.2: Design Brief and Charrette Presentation final dueMay 23 2.2: Aldergrove Core Planning Charrette (It is critical that the Charrette be

completed by early June.)May 29 2.2: Charrette Summary Report draft dueJune 3 2.3: Post-Charrette Workshop with staff - review and refine optionsJune 12 2.3: Charrette Summary Report - final due

2.3: Gross Floor Area Matrix draft due2.4: Comments on Evaluation Matrix due

June 26 2.4: Preliminary Evaluation of Charrette Options with staff July 3 2.5: Preliminary Built Form Analysis final dueJuly 10 2.6: Option Comparison Chart final dueJuly - August 2.6: Meetings with stakeholders review optionsSeptember 16 2.6: Public Open House review optionsSeptember 21 2.7: Commence Detailed Evaluation & Preferred Option DevelopmentOctober 9 2.7: Draft Preferred Concept submitted to staff for reviewOctober 23 2.7: Review of Draft Preferred Concept & Evaluation with staff

November 6 2.7: Draft Deliverables dueNovember 13 2.7: Review Deliverables with staff November 27 2.7: Final Deliverables dueDecember 9 2.7: Public Open House Preferred Concept presented for public inputDecember 18 2.8: Policy & Implementation Summary Report draft dueJanuary 6, 2010 2.9: Design Guideline meeting with staff January 20 2.9: Design Guidelines draft dueJanuary 29 2.9: Design Guidelines - final due

6.0 BudgetThe Township expects the Scope of Services will require an estimated total of 50 - 60 professionaldays. Proponents should describe in their proposed schedule of fees and expenses, how the effortsof the project team shall be employed, and describe the time allocation of various professionals tothe work tasks proposed. Please note that the Township will accommodate hardcopy printing of project deliverables whenever possible and this should be reflected in the proposal budget.


16/25

Community Development Division

Aldergrove Community Plan Update

Terms of Reference

1. INTRODUCTION

The Township of Langley will be undertaking a comprehensive update of the AldergroveCommunity Plan in 2009-2010. The update will include, but is not limited to, developmentof an ALR exclusion/inclusion policy, update of land use designations, examination ofdowntown re-development, and in cooperation with the Engineering Division,consideration of volume limitations on Fraser Highway.

The Township will appoint a project coordinator and staff team, consisting ofrepresentatives of the Community Development, Engineering, Parks, and FinanceDivisions, with the Community Development Division leading the overall process.

An Engineering consultant will be required to conduct detailed technical work such asservicing analysis and transportation planning.

The Terms of Reference, including the Work Program, assume resolution and approval ofrevised Agricultural Land Reserve (ALR) boundaries by the Agricultural LandCommission.

2. BACKGROUND

The Aldergrove area was designated as an urban growth area in the overall Township OfficialCommunity Plan in 1979. A community plan for Aldergrove was adopted in the same year.(The Aldergrove Community Plan is actually older than the OCP!) Subsequent amendmentsto the Community Plan have been made to reflect the changing needs of the area.

The Township has undertaken several key community development and engineeringinitiatives in Aldergrove since 1979. Some of the initiatives include: In 1993, the Aldergrove Enhancement Committee (ACE) prepared the Aldergrove

Community Enhancement Strategy, which was endorsed by the Township Council. Thegoal of the Strategy is to maintain the country image and rural setting of Aldergrove,while continuing to develop a small community that has a viable local economy, meetsthe needs of residents, and has an attractive country character.

The Aldergrove Building Design Guidelines were developed in 1995 to encourage andguide faade improvement and quality development in the downtown area. The

Attachment B


17/25

Page 1

Guidelines assist landowners and developers with decisions in selecting architecturalstandards and principles consistent with the form and character of the downtown area.

In 1996, the Township submitted an ALR exclusion application for approximately 500acres of land adjacent to Aldergrove. The Agricultural Land Commission did notendorse the application.

The Aldergrove Fraser Highway Revitalization Program was initiated in 1997 to createan attractive and economically viable downtown. Implementation of the programresulted in a $4.56 million upgrade along the downtown section of Fraser Highway,including undergrounding of overhead utility wires, new sidewalk pavers, new lampstandards, improved crosswalks and new street furniture. A transportation study wasconducted as part of the revitalization program.

In 2003, Council received Terms of Reference for a review of the AldergroveCommunity Plan. In early 2004, a Community Visioning Program (consisted of aworkshop with ACE and one with the community as a whole) was conducted and aCommunity Vision Statement and Planning Principles were developed as a result. OnAugust 16, 2004, Council endorsed the Community Vision Statement and PlanningPrinciples (see Attachment 1).

Based on the Community Vision Statement and Planning Principles, land use optionswere developed and a Preferred Land Use Concept was presented to Council at aSpecial Closed Meeting on February 7, 2005.

In 2005, the Township retained engineering consultants to evaluate long-term waterand sewer capacity to service the projected population for the Preferred Land UseConcept, as follows:

o Kerr Wood Leidal was retained to evaluate long-term sewer servicing optionsfor East Langley. The evaluation resulted in a recommendation to connect EastLangley (including Aldergrove and Gloucester Industrial Estates) to the GreaterVancouver Sewer and Drainage District (GVS&DD) sewage collection system, asopposed to the current practice to connect to the Joint Abbotsford MissionEnvironmental System (JAMES) treatment plant.

o Associated Engineering was retained to review water supply capacity. Theconsultant concluded that system upgrades were required to meet servicingrequirements for the existing OCP and further upgrades were necessary to meetthe long term growth scenario.

Subsequent to the engineering reviews, Council has made commitments to upgrade thesewer by 2009 and the water supply by 2012.

In addition to the above key initiatives, in 2007 the Aldergrove Task Force (composed ofCouncillors Kositsky, Long and Ritchter) reviewed community issues and staffrecommendations over the years in a comprehensive manner to include considerations such as

community cleanliness, economic development, industrial park interface, and policing. In 2008,the Task Force presented a report which assisted in prioritization of achievable short-termactions for 2008 and beyond. Staff will present implementation plans for the priority items. TheAldergrove Community Plan Update is one of the priority items and the Terms of Referencedefine the scope of work, work program and timeline for the update.


18/25

Page 2

3. SCOPE OF WORK

3.1. The project boundaries are shown in Map 1.

This planning project will undertake a comprehensive review and update of theexisting Aldergrove Community Plan.

Consultation will take place with stakeholders as follows:: On-going consultation through meetings or open houses:

landowners and residents within the planning area; broader community; Aldergrove Community Enhancement Committee; Agricultural Advisory Committee; Heritage Advisory Committee; Recreation, Culture and Parks Advisory Committee; Economic Development Advisory Committee;

Langley School District The City of Abbotsford; Agricultural Land Commission; Federal Department of Fisheries and Oceans; and Federal Department of National Defence.

Provision of draft(s) for review Metro Vancouver Translink; Greater Vancouver Sewer and Drainage District (GVS&DD); Ministry of Transportation; Terasen

BC Hydro Telus

3.2. The updated plan will be developed in accordance with the provisions of the LocalGovernment Act and will provide for development of a complete community in theAldergrove area. Demographic, economic, environmental, transportation, servicingand technological projections will be incorporated to ensure that the needs of thecommunity will be provided and sustained in the foreseeable future. Innovativemethods, improved techniques and imaginative land use patterns will be examined.The plan should respect existing development by minimizing the impacts of changewhere possible, incorporate elements of the areas character into the plan andrespect sensitive features of the environment.

3.3. The updated plan shall contain the following:

An urban boundary for the Aldergrove community that will be consistentwith ALR boundary;

projected population in the area; neighbourhood boundaries (based on elementary school catchment areas

and arterial roads);


19/25

Page 3

overall population, density and housing mix range for each neighbourhood; guidelines for design of neighbourhoods (including such considerations as

mixed use, compact building design, infill housing, street layout, location ofparks and schools, location of commercial areas and community centres,greenways, pedestrian links, and environmental stewardship);

location of community focal points; location and form of commercial uses, including local, service and highwayoriented commercial development, as well as industrial uses, if appropriate;

location and type of community recreation facilities (community centres andcommunity parks);

identification and preservation of heritage resources; major road, cycle, pedestrian and transit network; water, sanitary sewer and storm drainage systems; an ALR exclusion/inclusion policy; an outline of a transportation strategy to examine the long-term regional

transportation needs, specifically the need for an east-west bypass and the

upgrading of Highway 13 (264 Street); an environmental strategy, including greenways, trails, ALR buffers, andenvironmental protection guidelines and integration of the environmentalassessment into the plan;

an implementation strategy that incorporates a servicing and roadinfrastructure plan;

energy efficiency planning considerations; and policies regarding provision of institutional uses.

3.4. The plan shall be developed to integrate with planned development of the adjacentarea in the City of Abbotsford.

3.5. A broad outline of the expected scope of work includes the following:

obtain public input on the issues, concerns, and opportunities for planupdate;

collect data as necessary; develop alternative concept plans; obtain public input on the alternatives; recommend a preferred alternative and refine the concept incorporating

public and municipal input; prepare a draft community plan; assess social, economic and infrastructure impact of the draft plan; obtain public input on the draft plan; and prepare a final community plan.


20/25

Page 4

4. WORK PROGRAM

The work program will be delivered in phases as described below. The steps outlined arefor discussion purposes, but are not intended to be all inclusive.

Phase 1: Project Initiation

4.1.1. Submit Terms of Reference (TORs) to Council for information.

4.1.2. Assemble Township staff (Technical Team).

4.1.3. Review TORs with the Aldergrove Community Enhancement Committee (and theAldergrove Task Force if applicable)

Phase 2: Background Research (completed in 2003, minor updates required)

4.2.1. Conduct a thorough review of the area and update all background documentation.

4.2.2. Update base mapping using a storyboard template. Legal Topography Natural environment (including ESA, watercourses and inclusive watersheds) Agricultural Land Reserve (and exclusion application history) Views and Vistas Heritage Resources (per Heritage Listing) Water, storm and sanitary mains Natural gas, hydro, cable and fibre optic lines Current plan designations and zoning maps Existing and planned parks, trails and community focal points School catchment areas Demographic, historic and projected by neighbourhood Development trends:

residential housing stock (single family vs. multi-family, rental vs.owned)

commercial and industrial floorspace, including historic vacancy ratesand sale price

Existing and planned roads, bike lanes and emergency routes with trafficcounts

4.2.3. Using the updated base mapping, compile a background report by incorporatingthe Community Vision Statement and Planning Principles developed in 2004. Thebackground report will facilitate activities in Phase 3.


21/25

Page 5

Phase 3: Verify Community Vision Statement and Planning Principles(Except for section 4.3.5, all items were completed.)

4.3.1. Contact affected groups and agencies including the Aldergrove CommunityEnhancement Committee, the City of Abbotsford, Agricultural Land Commission,the Fraser Valley Regional District, the Greater Vancouver RegionalDistrict/Translink, Greater Vancouver Sewer and Drainage District (GVS&DD), theMinistry of Transportation, Department of Fisheries and Oceans, Ministry ofEnvironment, Ministry of Water, Land and Air Protection, Federal Department ofFisheries and Oceans and Department of National Defense.

4.3.2. Using the background report prepared in Phase 2, review the Community VisionStatement and Planning Principles developed in 2004 with groups and agencies.

4.3.3. Report to Council on process and findings to date.

4.3.4. Organize and attend a public open house to review the Community VisionStatement and Planning Principles. Prepare and administer a questionnaire toobtain public input. Identify and prioritize any issues.

4.3.5. Organize a charrette or workshop to gather ideas and perspectives from thecommunity for the development of a vibrant downtown core, a key component ofthe Community Vision Statement and one of the Planning Principles endorsed byCouncil in 2004. The results of the Community Workshop would be considered inthe development of Alternative Concept Plans in the following phase.

Phase 4: Develop Alternative Concept Plans

4.4.1. Develop alternative land use concepts, based on public input, showing proposedcommunity structure, a hierarchy of centres, residential, commercial and industrialareas and open space components.

4.4.2. Identify financial, social and servicing implications of the different concepts,including a review of the impact of development on the existing road network.

4.4.3. Discuss the alternative concepts with Technical Team.

4.4.4. Discuss the alternative concepts with Council.

4.4.5. Prepare displays for and attend a public open house for the purpose of presentingthe draft concepts and associated consequences.


22/25

Page 6

Phase 5: Develop Draft Community Plan

4.5.1. Prepare a draft community plan including all the elements listed in Section 3.3

4.5.2. Prepare a servicing plan for the planning area. This will include a review of theimplications of the development of a short, medium and long term future roadnetwork. Public transit, bicycle and pedestrian plans must also form part of theservicing plan.

4.5.3. Review the draft plan with the Technical Team.

4.5.4. Present the draft plan to Council.

4.5.5. Present the draft plan to ACE.

4.5.6. Prepare displays and attend a public open house for the purpose of presenting adraft community plan. Obtain and review agency and public feedback.

4.5.7. Prepare and administer a questionnaire to obtain public input. Compile andanalyze results.

Phase 6: Finalize Community Plan and OCP Amendment Process

4.6.1. Review draft plan, considering input from the public open house and commentsfrom outside referral agencies.

4.6.2. Prepare a final draft of the community plan and necessary bylaw documents toamend the Township of Langley Official Community Plan.

4.6.3. Initiate bylaw process pursuant to the Local Government Act.

4.6.4. Review submissions from the public hearing, recommend changes to the draft plan,if necessary, and incorporate the recommended changes into the final draft plan.


23/25

Page 7

Map 1: Project Boundary


24/25

Page 8

Week 1 2 3 4 5 6 7 8 9 10 11 12 Phase 1: Project Initiation4.1.1. Terms of Reference to Council * 4.1.2. Assemble Technical Team (TT) * 4.1.5. ACE Reviews TORs * * *

Phase 2: Background Research4.2.1. Update background research * * * * * 4.2.2. Update base mapping * * * * * 4.2.3. Compile background report * * *

Phase 3: Verify Vision and Principles4.3.1. Contact groups * * 4.3.2. Verify Vision and Principles * * * 4.3.3. Report to Council * 4.3.4. Open House * 4.3.5 Downtown Charrette (or Workshop) *

Week 13 14 15 16 17 18 19 20 21 22 23 24

Phase 4: Develop Alternatives 4.4.1. Develop concepts/alternatives * * * * 4.4.2. Identify implications * * * * 4.4.3. Discuss concepts with TT * * * 4.4.4. Discuss concepts with Council * 4.4.5. Prepare displays for Open House * 4.4.6. Open House and questionnaire * *

Week 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 Phase 5: Develop Draft Plan4.5.1. Prepare a draft plan * * * 4.5.2. Prepare servicing plan * * * * 4.5.3. Review draft plan with TT * 4.5.4. Review draft plan with Council * 4.5.5. Review draft plan with ACE * 4.5.6. Prepare displays and Open House * *

Phase 6: Finalize Community Plan4.6.1. Review draft plan based on input * 4.6.2.Prepare final draft and bylaw * * 4.6.3. Initiate bylaw process * * * 4.6.4. Public Hearing * 4.6.5. Finalize plan and bylaw adoption * *


25/25

Attachment 1: Community Vision Statement and Planning Principles endorsed byCouncil on August 16, 2004.

Community Vision Statement: To maintain the unique small town character and rural setting of

Aldergrove, while continuing to develop a small community that has a vibrant local economy, avital downtown core, meets the needs of residents, and has an attractive rural character.

Planning Principles:1) Retain Rural Character and Community Identity2) Create a Compact Community3) Create a Caring Community4) Create a Vibrant Downtown as the Centre of the Community5) Develop a Strong Local Economy and Business Community6) Create Better Housing and Neighbourhoods7) Support Agriculture8) Protect the Natural Environment9) Develop Effective Transportation10) Provide Good Community Facilities and Amenities11) Support Community-Based Decisions

S3pm2_Aldergrove Community Plan Update

Documents

Transcript of S3pm2_Aldergrove Community Plan Update