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?
3 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
WHY ARE WE HERE?
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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
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NCP 3 Boundary
Suburban Area
WHAT WAS CONSIDERED IN THE 2005 GENERAL PLAN
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Suburban Density Review needed as Part of NCP process as GLUP is now over 10 years old and owner preferences may have changed.
WHAT IS HAPPENING IN GRANDVIEW HEIGHTS?
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NCP #3: Stage 1 Plan initiated on July 25, 2016.
Currently Underway.
WHAT SIZE LOTS CURRENTLY EXIST?
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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
WHAT IS HAPPENING WITH GH #3 NCP?
9 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
• 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.
WHAT IS THE PULSE OF THE NEIGHBOURHOOD?
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What do you want this area to look like 5, 10, 25+ years from now?
KEY OVERALL NCP #3 PLANNING ISSUES
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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
12 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
A. Existing central core of 1 Acre / Estate Lots. (Maintain or Change?)
A
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
LAND USE PLANNING CONSIDERATIONS
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B B
B B
B. 19 Ave,169 St, 18 Ave, current
dead ends. (Future Connections)
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
LAND USE PLANNING CONSIDERATIONS
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C. Transition of properties along 168 St and 20 Ave. (Alternative Land Uses next to major roads?)
C
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
LAND USE PLANNING CONSIDERATIONS
15 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
D. Transitional property south of 18 Ave, adjacent near Dart’s Hill Park (Development Potential?)
D
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
LAND USE PLANNING CONSIDERATIONS
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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
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
LAND USE PLANNING CONSIDERATIONS
18 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
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
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Rosemary Heights Central
West Clayton
East Clayton (Aloha Estates) Sunnyside Heights (South of 16 Ave)
Fleetwood Enclave (Southwest Fleetwood)
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…
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING 21 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
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.
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
THREE POSSIBLE WAYS TO PROCEED?
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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
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
OPTION 1 – NO CHANGE TO SUBURBAN, LONG TERM
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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.
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
OPTION 2 – PRESERVE CORE, TRANSITION PERIPHERY
24 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
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
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
OPTION 3 –MAINTAIN CORE NOW, DEVELOP LATER
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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
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING 26 GRANDVIEW HEIGHTS #3 Neighbourhood Concept Plan Suburban Land Owners Meeting
OPTION 4 SHORT TERM 5-10 YEARS: ? LONG TERM 15-25+ YEARS: ?
WEST CLAYTON NCP ACREAGE AREA PETITION
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
WHAT IS CURRENTLY EXISTING? WHAT WILL HAPPEN NEXT?
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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]
ACREAGE AREA PETITION NEIGHBOURHOOD INFORMATION MEETING
HOW TO PROVIDE YOUR FEEDBACK?
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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
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