WELCOME TO THE ESTATES – NCP #3 - City of Surrey ... Estates Land Owner Meeting...NCP is around...

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GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan 1

HAZELMERE ESTATES – NCP #3

September 12, 2017

WELCOME TO THE

SUBURBAN LAND OWNER MEETING

THE LANDS WE ARE DISCUSSING TODAY?

2 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting

NCP #3

NCP

WEST CLAYTON NEIGHBOURHOOD CONCEPT PLAN

NEIGHBOURHOOD CONCEPT PLAN (NCP) BOUNDARIES?


Presenter

Presentation Notes

NCP is around 300 Acres in Size Bounded by 20 Ave to the North, 176 (Hwy 15) to the East, 16 Ave (ALR Boundary) to the South, and 168 Street (Sunnyside Heights NCP) to the West. Suburban Area identified in GLUP is located north of Darts’ Hill Park, 27 suburban sized properties.

WHY ARE WE HERE?

4

The City of Surrey is holding this Suburban Land Owner meeting in a portion of the Grandview Heights NCP #3 area, to:

1.Provide general background and update on the progress of the Grandview Heights (NCP) #3 planning process;

2.Gauge the level of support or opposition to land use changes (in the long term), Acreage and Suburban Residential uses and/or future urban densities.

GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting

The Big Question: Retain Suburban Lots

or Consider Urban Development in the Long Term?

GRANDVIEW – GENERAL LAND USE PLAN (GLUP) - 2005


NCP 3 Boundary

Suburban Area

Presenter

Presentation Notes

In 2005 a General Land Use Plan (GLUP) was completed for the majority of the Grandview Area, not located within a existing Land Use Plan area. (Grandview Corners, Hwy 99 Corridor, Rosemary Heights, North Grandview Heights.) GLUP reflects the ideas, suggestions and input received from the Grandview Heights community, with review and input from the Grandview Heights Citizen's Advisory Committee ("CAC"). It also reflects requirements and technical input by government agencies, the Surrey School District, environmental, heritage, and engineering consultants, and other stakeholders at the time. GLUP provides (General Concept for future Urban Areas in the City), as well as general types of uses, to be defined in several Neighbourhood Areas in greater detail in the Form of NCPs.

WHAT WAS CONSIDERED IN THE 2005 GENERAL PLAN


Suburban Density Review needed as Part of NCP process as GLUP is now over 10 years old and owner preferences may have changed.

Presenter

Presentation Notes

Residents in area in 2005 indicated a desire to remain suburban, with a transitional suburban density adjacent to the edge of the suburban lands. Urban Densities in the North East, and South East quadrants of the Plan identified with Cluster Housing Forms along the Southern Steep Slopes. Existing Institutional (Church use) maintained, as well as 12 Years have past since the GLUP, what owners desire now, will be considered in the NCP, which will include significant urban development areas in the rest of the NCP area. NCP will identify future Land Uses, Densities, Forms of Housing, Road network, Future Parks, Future Schools, Development Guidelines, Drainage Requirements, Sanitary Sewer, water, etc.

WHAT IS HAPPENING IN GRANDVIEW HEIGHTS?


NCP #3: Stage 1 Plan initiated on July 25, 2016.

Currently Underway.

WHAT SIZE LOTS CURRENTLY EXIST?


45 m

90 m

74 m

55 m 97 m

208 m

Example One Acre Lots Example Five Acre Lots 55 m

395 m

5 Acre Lots

1 Acre Lots

5 Acre Lot

Example One Acre Home

Example Five Acre Home

Presenter

Presentation Notes

Existing Condition: ~52 Acres in Total Area Existing Lots: Twenty ~1 Acre Lots (RA Zone) Five ~5 Acre Lots (RA Zone) Existing Dwellings: 25 Dwellings Septic Systems Only. Typical Housing Age 15-35 years Existing Population: ~75-90 persons ~<1 Units Per Acre/ ~1.6 People Per Acre

WHAT IS HAPPENING WITH GH #3 NCP?


• Council authorized City Staff to begin the process of preparing a Stage 1 NCP for Grandview Heights NCP #3.

• Initial Public Open House #1

• Select a Citizen’s Advisory Committee (CAC) to work with the City to develop the NCP.

July 25th 2016

November 23rd 2016

Development Applications may be processed and

advanced to Council for Consideration, but not finalized until Stage 2

Complete.

Open House #1

January-February 2017

• Public Open House #2 – Draft Land Use Options

• Public Open House #3 – Preferred Land Use Concept

• Develop a Preferred Land Use Concept

• Present Draft Stage 1 Report to Council

Open House #2 Open House

#3

November/December 2017

February 2018

March 2018

• If Stage 1 is approved by Council, initiate Stage 2

April 2018

• Landowner petitions received by City

We Are Here

January – April 2016

Complete

CAC #1

CAC #2

CAC #3

CAC #4

CAC #5

CAC #6

CAC #7

• Background studies, including an environmental study, heritage study, and an integrated stormwater management plan (ISMP).

• Develop Terms of Reference • City Staff works with the CAC,

landowners and other stakeholders, as required, to develop Draft Land Use Options.

Presenter

Presentation Notes

NCP petition received by City in Early 2016 with majority of landowner in the NCP area (>50% properties, and >70 Land) in support of NCP for the Area; Council initiated NCP in July 2016, with First Public Open House held in November 2016. Citizen Advisory Committee (CAC) Formed in Early 2017 consisting of several land owners and representatives of land owners in the area. CAC meets every couple of months with staff, and provides feedback to City, as well as representing the Neighbourhood. Several Background Studies initiated and underway/complete (Environmental Study and ISMP, Heritage Study, South Surrey Transportation Study (Linked to NCP #4, NCP #2) Hwy 15 Currently working on Planning Principles and Vision to present to the Community in Fall 2017 Two additional Public Open Houses planned before Council consideration of a Stage 1 Land Use Concept Plan. Public to be provided opportunity to comment of Vision, Planning Principles, Land Use Concept Options, in Stage 1. Public Open House #2 expected this Fall, with Public Open House #3 expected in Early 2018. IF Stage 2 Plan initiated, it will provide details on Transportation Network, Engineering Servicing (Sewer, Water, Draiange), Financing, Fees, Amenities, and Design Guidelines. Development Applications may proceed in Stage 2 but may not be finalized until Stage 2 is completed

WHAT IS THE PULSE OF THE NEIGHBOURHOOD?

10

What do you want this area to look like 5, 10, 25+ years from now?

Presenter

Presentation Notes

Question becomes: What do you want this area to look like in 5, 10, 15, 25+ Years? We want to get the pulse of the suburban land owner residents who currently live in the area, and see IF ideas have changed since 2005 GLUP was completed?

KEY OVERALL NCP #3 PLANNING ISSUES


Interface of new housing with established

suburban areas

Interface of new housing with Dart’s

Hill Garden Park

Sanitary strategy: sewer connections

to pump station

Low-impact stormwater

management strategy

ALR buffer and interface

Riparian area protection

Location of future school site(s)

Access limitations onto Highway 15

and 16 Ave

Sensitive interface with existing

suburban areas north of 20

Avenue

Type, form & density of new housing?

ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING

LAND USE PLANNING CONSIDERATIONS


A. Existing central core of 1 Acre / Estate Lots. (Maintain or Change?)

A




B B

B B

B. 19 Ave,169 St, 18 Ave, current

dead ends. (Future Connections)




C. Transition of properties along 168 St and 20 Ave. (Alternative Land Uses next to major roads?)

C




D. Transitional property south of 18 Ave, adjacent near Dart’s Hill Park (Development Potential?)

D




E. Transition to the East (Suburban or Urban interface?)

E

NCP - LAND USE PLANNING CONSIDERATIONS

17 Suburban Land Owners Meeting

F. Effect of Urban Development West of 168 Street in Sunnyside Heights (Pressure on Suburban Lands?)

GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan

F




A. Existing central core of 1 Acre / estate Lots. (Maintain or Change?)

B. 19 Ave,169 St, 18 Ave, current dead ends. (Future Connections)

C. Transition of properties along 168 St and 20 Ave. (Alternative Land Uses next to major roads?)

D. Transitional property south of 18 Ave, adjacent near Dart’s Hill Park (Development Potential?)

E. Transition to the East (Suburban or Urban interface?)

F. Effect of Urban Development West of 168 Street in Sunnyside Heights (Pressure on Suburban Lands?)

B B

B B

F

C

D

E A

SIMILAR SUBURBAN POCKET AREA EXAMPLES


Rosemary Heights Central

West Clayton

East Clayton (Aloha Estates) Sunnyside Heights (South of 16 Ave)

Fleetwood Enclave (Southwest Fleetwood)

Presenter

Presentation Notes

There are several other instances of “Suburban” pockets being considered within previous NCP areas in Surrey have had mixed outcomes. Aloha Estates area of East Clayton NCP, maintained 1 acre lots for 10+ years, then petitioned for Plan for Urban Densities completed in 2013. (Development occurring now) West Clayton NCP (Approved 2015), maintains section of 1 Acre Estates, has been petitioned by Residents to consider additional density only 2 years after completing plan. (Maintaining density for now, with increased pressure for future redevelopment) Fleetwood Enclave (Suburban pocket of 5 acre lots), plan initiated by Council to provide transition of densities to surrounding lots. (Completed in 2013) Southern portion of Sunny side Heights NCP (Suburban in NCP), is being reviewed currently now that pump station constructed as part of NCP. (Review currently underway) Rosemary Heights Central NCP Review for Suburban Lands currently underway due to influx of development applications for more density in the area. (Currently under review)

THINGS YOU MAY WANT TO CONSIDER…

ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING 20 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting

The GLUP land use plan provides guidance but does not dictate the future land uses proposed as part of the GH#3 NCP.

A NCP “Land Use Designation” provides ‘guidance’ to City Council for consideration of future (Long Term) rezoning development requests.

The City does not “Rezone” any of the lands in the NCP Area, and residents can choose to remain on their existing properties indefinitely, based on current zoning. In the future, if Subdivision or Rezoning considered, it would be considered in accordance with NCP Land Use Concept.

THINGS YOU MAY WANT TO CONSIDER…


The City does not/will not provide/pay for urban “Services” in the area, as Development will be required to pay for any future Urban Sanitary Sewer/ Water/ Drainage infrastructure.

Future amenities, parks, schools, infrastructure planning will be based on the land uses determined in the NCP process.

The City could develop criteria for minimum lot consolidation and land owner support needed to initiate urban development application as part NCP process.


THREE POSSIBLE WAYS TO PROCEED?


No Change to Suburban Core long term;

Status Quo Suburban Development surrounding

*OPTION 1* No Change to

Suburban Core long term;

Transitional Urban Density Changes around outside periphery only

*OPTION 2* *OPTION 3* Restrict Change to 1 Acre

Estate Core for ~ 10-15 Years;

Allow Change for Outside Periphery Short Term and Urban Change to Core Long Term with Conditions

Presenter

Presentation Notes

Although there are multiple was to plan for the area, 3 possibilities are most likely, and we would like to receive your feedback on your preferences, in the Short and Long Term.


OPTION 1 – NO CHANGE TO SUBURBAN, LONG TERM


OPTION 1 SHORT TERM 5-10 YEARS: Preserve Core Estate development

long term; Allow only limited Suburban

re-development opportunities along periphery.

LONG TERM 15-25+ YEARS: Allow for ultimate ½ Acre Suburban

Uses in Core, Allow other Suburban uses

transitioning along periphery.

1 ACRE ESTATE CORE WITH OPTION FOR ½ SPLITS

SUBURBAN TRANSITION

SUBU

RBAN TRAN

SITION

SUBURBAN TRANSITION

POSSIBLE ISSUES: Urban (Sewer/Water/ Drainage)

services would not be made available for future development.

Interface issues adjacent to future urbanizing lands to the east.

High value land (Large Estates) would be difficult to acquire, consolidate and develop in the long term.

Population density would not support transit, or other urban amenities.

Limited market for 1 Acre and ½ development.

Land ownership will l change over time and people may desire change in the future.


OPTION 2 – PRESERVE CORE, TRANSITION PERIPHERY


OPTION 2 SHORT TERM 5-10 YEARS: Preserve Suburban Core long term. Transitional Urban Single family uses

with buffers over time. LONG TERM 15-25+ YEARS: Allow for only Suburban

development uses in Core area in the long term.

Urban development along periphery roads with buffers between urban and suburban lands.

ISSUES: Places limits on development

types along outer core. Not all landowners may want to

maintain large acreages indefinitely.

Population density may not support transit, or other urban amenities.

Land ownership changes over time and new land owners may desire change in the future.

Road Connections for additional density may impact Core Suburban lands, unless buffering in place.

DENSITY TRANSITION

DENSITY TRAN

SITION

DENSITY TRANSITION

1 ACRE ESTATE CORE WITH OPTION FOR ½ ACRE SPLITS

BUFFER

BUFFER

BUFFER

BUFFER


OPTION 3 –MAINTAIN CORE NOW, DEVELOP LATER


OPTION 3 SHORT TERM 5-10 YEARS: No Change to Core short term. Allow Urban opportunities

surrounding Core (with buffering), based on longer term change.

LONG TERM 15-25+ YEARS: Require certain criteria/percentage

of landowners support before any urban development application can be brought forward.

Require large lot consolidation criteria before an application can proceed in Suburban Core Area.

Re-development to urban densities in Core in long term if conditions are met.

ISSUES: Estate core lands may be

difficult to acquire, consolidate and develop in the long term.

May be difficult to provide road access (frontage) to periphery lots if redevelopment does not commence in core area.

DENSITY TRANSITION

DENSITY TRAN

SITION

DENSITY TRANSITION

BUFFER

BUFFER

BUFFER

BUFFER

Preserve Core (10-15 Years) Allow potential change

with Conditions in future

OPTION 4 –OTHER ALTERNATIVES


OPTION 4 SHORT TERM 5-10 YEARS: ? LONG TERM 15-25+ YEARS: ?

Presenter

Presentation Notes

There are other ways to plan for the area in the long term, and IF the options proposed don’t hit the mark, please let us know your ideas? We will then document and consider your ideas as part of the NCP’s larger planning process, where you will have future opportunities to comment.

WEST CLAYTON NCP ACREAGE AREA PETITION


WHAT IS CURRENTLY EXISTING? WHAT WILL HAPPEN NEXT?

27

1.Land owners complete the survey and return it to the City by September 26, 2017.

2.Planning & Development Department will review your feedback and comments.

3.City will then consider landowner feedback when developing a Land Use Concept Plan for Grandview Heights #3 NCP Stage 1 Public Open House(s) expected in Fall of

2017 and Early 2018. All land owners in NCP will be invited to attend

future public meetings for NCP.

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After completing the feedback form, please place it in the comment box, or submit it by September 26, 2017 via: Fax: Attn: Markus Kischnick 604-591-2507, or Mail: Attn: Markus Kischnick , City of Surrey, Planning & Development Department, 13450 104 Ave, Surrey BC, V3SX 3A2 Email: [email protected]


HOW TO PROVIDE YOUR FEEDBACK?


mailto:[email protected]

NCP QUESTIONS OR COMMENTS

Markus Kischnick MCIP, RPP, Community Planner City of Surrey Planning & Development Department Phone: 604-591-4485 Email: [email protected]

Preet Heer, Acting Manager, Community Planning City of Surrey Planning & Development Department Phone: 604-591-4250

Email: [email protected] Webpage: www.surrey.ca/plansinprogress (You can email the City for a digital Copy of Survey Form.)

Suburban Land Owners Meeting 29 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan



http://www.surrey.ca/plansinprogress

WELCOME TO THE ESTATES – NCP #3 - City of Surrey ... Estates Land Owner Meeting...NCP is around...

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