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Smith Neighbourhood Plan

PREFERRED CONCEPT REPORT


August 12, 2016
SUBMITTED BY:
MODUS Planning, Design & Engagement Inc.

Table of Contents

1 INTRODUCTION

1.1 Project Overview


1.2 Process

1
1

SITE OVERVIEW

DESIGN FRAMEWORK




3.1 Vision Statement


3.2 Goals
3.3 Design Principles
3.4 Evaluation Criteria

6
6
8
11

PREFERRED CONCEPT

12

4.1 Overview
4.2 Performance Targets
4.3 integrated concept diagram
4.4 Land Use Plan
4.5 Mobility & Transportation
4.6 Conceptual Open Space Network
4.7 Open Space Typologies
4.8 Land Use & DEVELOPMENT Typologies
4.9 WATER AND SANITARY SERVICING

14
16
22
24
25
35
36
48
54

ENGAGEMENT INPUT AND RECOMMENDATIONS

56

5.1 Engagement Overview


5.2 Recommendations

CLOSING AND NEXT STEPS

7 APPENDICES

56
60

61

7.1 Smith Neighbourhood OPEN HOUSE: VERBATIM COMMENTS

62
63

LIST OF FIGURES
FIGURE 1: SMITH NEIGHBOURHOOD PLAN PROCESS & TIMELINE 
FIGURE 2: SITE AREA 
FIGURE 3: WILLOUGHBY COMMUNITY DIAGRAM 
FIGURE 4: WILLOUGHBY TREE CANOPY, PARKS AND ECOLOGY DIAGRAM 
FIGURE 5: SMITH NEIGHBOURHOOD ILLUSTRATED CONCEPT PLAN 
FIGURE 6: SMITH NEIGHBOURHOOD INTEGRATED CONCEPT DIAGRAM 
FIGURE 7: LAND USE PLAN 
FIGURE 8: STREET CLASSIFICATION DIAGRAM 
FIGURE 9: EXISTING AND POTENTIAL NEW STREETS 
FIGURE 10: LOCAL SECTION A 
FIGURE 11: COLLECTOR SECTION B 
FIGURE 12: COLLECTOR SECTION C 
FIGURE 13: ARTERIAL SECTION D 
FIGURE 14: CONCEPTUAL OPEN SPACE NETWORK DIAGRAM 
FIGURE 15: ECOLOGICAL GREENWAY SECTION 
FIGURE 16: STREET-SIDE GREENWAY SECTION 
FIGURE 17: OFF-STREET CREEK GREENWAY AND WATERCOURSE SECTION 
FIGURE 18: STREET-SIDE CREEK GREENWAY 
FIGURE 19: ENHANCED SIDEWALK 
FIGURE 20: BLUE LINK WITH NATURALIZED EDGE 
FIGURE 21: BLUE LINK AND ART WALK NODE WITH HARD EDGE 
FIGURE 22: ILLUSTRATED CONCEPTUAL POCKET PARK PLAN 
FIGURE 23: CONCEPTUAL SANITARY PLAN 
FIGURE 24: CONCEPTUAL WATER PLAN 

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3
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1 INTRODUCTION
1.1 PROJECT OVERVIEW
The Township of Langley is preparing a Neighbourhood Plan for the Smith
Neighbourhood - an identified growth area located within the Willoughby
Community. The Smith Neighbourhood encompasses approximately 192 acres
and is located on both sides of 208 Street from about 72 Avenue north to
approximately 76 Avenue.
Once complete, the Smith Neighbourhood Plan will include a vision, goals
and set of policies to guide the future development of a sustainable urban
neighbourhood. This will include policies for land use and development, the
provision of parks, schools and open space, environmental protection and the
provision of infrastructure including phasing and implementation.

1.2 PROCESS
The Township is undertaking this process in three phases:

PHASE 1

PHASE 2

Background Analysis &


Concept Options
Development

Preferred Neighbourhood
Concept and Conceptual
Engineering & Servicing
Strategy

Jan - Oct 2014

2015 - Spring 2016

PHASE 3
By-law Preparation
and Plan Adoption

Anticipated before
end of 2016

Figure 1: Smith Neighbourhood Plan Process & Timeline

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

Phase 1 was structured around a series of collaborative design workshops


attended by community stakeholders (the Neighbourhood Team) and
Township Staff (the Technical Team) and facilitated by an integrated team
of planning and design consultants led by Modus Planning, Design &
Engagement Inc. Phase 1 also included detailed technical and background
analysis, which informed the workshop series and the development of
alternative neighbourhood planning and design concepts. The workshop
series resulted in a draft vision statement and set of goals and principles,
along with three neighbourhood concept options that explored alternative
strategies for achieving the vision and goals. These concepts were
presented at Public Open House #1 for input and feedback.
During Phase 2, the preferred option identified in Phase 1 was refined
based on:
Public feedback received at the first Public Open House
Gaps and considerations identified through the process
Internal evaluation and assessment based on performance targets
The purpose of this Preferred Concept Report is to present the refined
preferred option. Important companion documents to this report and the
process as a whole are the Smith Neighbourhood Backgrounder (which
includes a detailed summary and overview of relevant background and
technical information) and, the Smith Neighbourhood Concept Options
Report (which includes a summary of stakeholder feedback collected
along with the concept options that were presented in Phase 1). Together,
these two documents formed the basis for assessing the alternative
concept options and refining them into this preferred concept.
The preferred concept, presented in this document and during the final
Public Open House form the basis for future policy and development.

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

2 SITE OVERVIEW
The Smith Neighbourhood Plan area, outlined in Figure 2 below, encompasses
approximately 192 acres and is located on both sides of 208 Street from about
72 Avenue north to approximately 76 Avenue.
76 AVE

209A ST

208 ST

74B AVE

73A AVE

72 AVE

Figure 2: Site Area

A detailed technical background review is summarized in the companion


document, the Smith Neighbourhood Backgrounder, which includes an
overview of:
Land use
Transportation
Development trends and opportunities
Environmental
Integrated stormwater management
Parks and open space
Energy
The diagrams on the following pages illustrate the relationship of the Smith
Neighbourhood within the context of the Willoughby Community and the
existing ecological network.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

Willoughby
WilloughbyCommunity
Neighbourhoods
Northwest
Langley

216 st

walnut grove
HW

Y1

200 st

208 st

CARVOLTH

LATIMER

williams

YORKSON

80 AVE

HO
JERICO

72 AVE

ROUTLEY

SOUTH
WEST
GORDON CENTRAL
GORDON

smith

NORTH EAST
GORDON

WILLOWBROOK

50 100

200

300

500m

Legend
smith
Neighbourhood

School

Existing
Road
Exiting Road

5, 10, 15 Min Walk

Neighbourhood
Centre

potential new
road

transit service

Waterway

greenway

Park

Figure 3: Willoughby Community Diagram

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

216 st

Willoughby Tree Canopy, parks and ecology

HW

208 st

204 st

200 st

Y1

80 AVE

74b AVE

73A AVE

72 AVE

Legend
Smith
Neighbourhood
Greenway

School

Waterway

Park

Tree Canopy

Potential New
Park & 5 minute
walk distance

50 100

200

300

500m

Existing
Road
Exiting Road
potential new
road

Figure 4: Willoughby Tree Canopy, Parks and Ecology Diagram

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

3 DESIGN FRAMEWORK
The following section summarizes the vision, goals, design principles, and
performance targets that were developed in Phase 1 and refined in Phase 2 to
guide the planning process for the Smith Neighbourhood.

3.1 VISION STATEMENT


By 2040, the Smith Neighbourhood will be a green, walkable, and vibrant
community with integrated uses and a mix of high and low densities while
preserving the natural landscape that encompasses the area.

3.2 GOALS
1. Streets That Move People:
maintain and enhance road capacity on arterials and
provide a grid network and street design that encourages
alternative modes such as cycling and walking.

2. Walkable Streets That Bring People Together:


streets should not become barriers in the community.
Carefully consider how the design of arterials, connectors
and local streets can create places for people to gather
and meet their day to day needs through land use policies,
appropriately scaled buildings, setbacks and high quality
pedestrian realm.

3. An Interconnected Network of Parks, Open Spaces and


Greenways:
provide an interconnected, multi-modal network of
sidewalks, trails, greenways, and cycling routes that connects
Smith to adjacent neighbourhoods and provides public open
spaces to support a community of all ages.

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

4. An Implementable Plan:
develop a plan that is readily implementable through the
development process and ensure land uses are supported
by the market to facilitate construction of 208 Street and
212 Connector.

5. Diverse and Affordable Housing:


provide opportunities for varied housing forms and levels
of affordability and develop innovative housing options
especially relating to infill opportunities.

6. Stormwater as Community Amenity:


integrate engineering features, particularly stormwater
facilities, to make them a community amenity integrated
with ecological systems.

7. Natural Areas:
create a unique neighbourhood identity based on natural
assets by strategically preserving important natural areas,
stands of trees, and view sheds and by protecting and
providing wildlife habitat throughout the neighbourhood.

8 . Parking:
make sure sufficient parking is included in new
development to address community concerns with parking
and that parking is provided on both sides of local and
collector roads.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

3.3 DESIGN PRINCIPLES

Street Grid Design


Extend the existing street grid
pattern and design streets
to flow with the sloping
topography, especially on the
slopes east of 208 Street.

Tree Canopy Conservation


Conserve the major tree groups,
significant trees, and forested
areas where possible, and plant
trees as part of redevelopment
on streets, greenways, parks, and
private properties.

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

Land Use Location


Locate primary public land
uses at convenient, safe,
and accessible points in the
neighbourhood. These land
uses include schools, parks, and
neighbourhood shopping areas.

Walkable Neighbourhood
Locate neighbourhood services
within a five minute walk of
residences, supported by
enhanced walkways, bicycle
paths, trails, and greenways.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

Mixed Housing Transitions


Develop appropriate building
form transitions between
single-family and multi-family
housing with lower scale
townhouses and rowhouses
providing a transition to 3-4
storey apartments.

Green Infrastructure Network


Create a comprehensive
green infrastructure network
integrating stormwater
management, mobility (walking,
biking, transit), recreation (parks,
open spaces) and wildlife habitat
(parks, buffers, greenways).

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3.4 EVALUATION CRITERIA


In Phase 1, each of the three alternative neighbourhood concepts attempted to
address a number of key questions that were framed by performance targets
which represent a synthesis of the local and regional policy framework guiding
sustainable neighbourhood development within the Township.
Performance Targets included:
Complete & Accessible Neighbourhood
Different Housing Types
Transit Oriented & Walkable Neighbourhood
Schools, Parks & Greenways
Innovative Infrastructure
Job Opportunities Close To Home

All of the key questions and the strategies that support each of the above
Performance Targets can be found in the Smith Neighbourhood Plan Concept
Options Summary Report. The Smith Neighbourhood Backgrounder includes
the review of local and regional policy that was used to inform performance
targets.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

11

4 PREFERRED
CONCEPT
CONCEPTUAL AERIAL VIEW LOOKING
NORTH WEST, SHOWING THE HEART
OF THE NEIGHBOURHOOD.

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TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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4.1 OVERVIEW
The preferred concept for the Smith Neighbourhood presents an integrated
planning and design framework for a complete, walkable and transit oriented
neighbourhood with a range of housing options within convenient walking
distance of local shops and services, neighbourhood schools, and transit
services.
As an overview, the preferred concept:
Includes a mix of housing types for a range of income levels, lifestyles and
age groups;
Integrates ecological systems, including habitat corridors and watercourses;
Has a vibrant and pedestrian oriented neighbourhood retail street in the core
of the neighbourhood along 73A Avenue;
Integrates significant pieces of the Townships future road network through
the Smith Neighbourhood, namely, 208 Street, 72 Avenue, and the 212
Connector;
Has an Art Park in the Heart of the Neighborhood that integrates ecological
infrastructure with recreation, public art and other place-making
opportunities, and is activated and defined by adjacent pedestrian oriented
retail and ground oriented apartments;
Has an open space network that layers storm water, recreation, mobility, and
infrastructure systems and functions;
Sensitively integrates private with public realm development through site
design, layout and orientation to ensure an attractive, vibrant and livable
neighborhood; and,
Has a layout and orientation that takes advantage of aspect and views to the
South and East.

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208 St

206A St

205 St

SMITH NEIGHBOURHOOD CORE AREA - ILLUSTRATED CONCEPT

73B Ave

73A Ave

72 Ave

Figure 5: Smith Neighbourhood Illustrated Concept Plan

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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4.2 PERFORMANCE TARGETS


A set of performance targets was developed in Phase 1 as part of the design
and planning framework for Smith. Following, is a description of how the
draft plan addresses these performance targets along with the associated
goals and principles identified earlier in this document.

A COMPLETE & ACCESSIBLE NEIGHBORHOOD


The interconnected grid street network allows easy local traffic access to
neighbourhood streets and direct through-traffic to arterial and collector
roads located at appropriate intervals;
The on-street and off-street greenway system, in accordance with the
Willoughby Community Plan, creates interconnected pedestrian and bike
routes within the neighbourhood and to adjacent neighbourhoods;
Pedestrian and bike crossings at appropriate intervals. Signalized pedestrian
crossings are provided at approximately 400 metre intervals as part of the
pedestrian and greenway network;
Sidewalks are designed for pedestrian comfort. The boulevard treatment of
continuous planting of street trees line all public streets; and,
On-street parking is accommodated on all local and collector streets within
the Smith Neighbourhood, and is adjacent to at least 75% of local serving
commercial uses.

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TRANSIT ORIENTED & WALKABLE NEIGHBORHOOD


Includes higher density mixed development along and adjacent to the
commercial high street on 73A Avenue;
Residential density is focused along future frequent transit corridors (208
Street and 72 Avenue);
All development is oriented towards and has direct access from public
streets and open spaces;
Surface parking is minimized and located to reduce impacts on the public
realm;
Lanes are incorporated throughout the neighbourhood as a key component
of the public open space and street network. This enables parking access
and servicing from the rear, a positive orientation of development along
public street and open spaces, and increases the overall open space
connectivity of the neighbourhood;
100% of residents and workers are within 500 metres of basic daily needs, a
park or an access point to the open space and trails network; and,
100% of residences and commercial uses are within 500 metres from public
transit.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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DIFFERENT HOUSING TYPES


Capacity for 1,700 to 2,600 total housing units are provided for in the
neighbourhood with a range of types and tenures suited to a mix of ages,
incomes, and abilities;
More than 90% of residential development is incorporated in the form of
multi-family units, including townhouses and apartment buildings up to 6
storeys;
A minimum of 80% of all single detached housing development is
incorporated into the plan as compact/small lot single detached with the
opportunity for future carriage home infill; and,
Maintains a minimum gross neighbourhood density of 4 units per hectare
(10 units per acre).

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HABITAT, ECOLOGY & INNOVATIVE INFRASTRUCTURE


Reduces impacts to streams and groundwater through the use of low
impact infrastructure and drainage in developed and non-developed
areas, conserves water and improves water quality, and facilitates rainwater
infiltrate at its source; specifically:
Emphasizes storm water infrastructure as an opportunity for place making,
education and awareness;
Layers storm water infrastructure with recreation, mobility, and habitat
opportunities;
Achieves no net loss of all watercourses, riparian areas, wetlands and
ponds;
Provides a system of blue links, watercourses, and creekside greenways, is
integrated into the neighbourhood to manage stormwater, and maintain the
ecological function of upland watercourses and habitat;
Incorporates a habitat corridor, and connects through wildlife tunnels to the
greater system; and,
Features a neighbourhood park along 73A Avenue, providing the
opportunity to preserve exisitng tree canopy and manage stormwater.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

19

SCHOOLS, PARKS & GREENWAYS


Includes a system of municipal open spaces and trails connecting areas of
community value, including conservation areas, buffers, stream corridors,
wooded areas, environmentally sensitive areas, parks, and park/school sites.
The plan also links trails to the public street and greenway network and other
community trails beyond the neighborhood;
Provides roughly one acre (0.4 hectare) for a Pocket Park in accordance with
park standards and minimum one acre for wildlife in accordance with the
Wildlife Habitat Conservation Strategy;
Provides potential to preserve a significant proportion of substantial
evergreen tree canopy. In locations where trees must be cleared, open areas
will be replanted such that there is a minimum 40% tree canopy cover within
20 years of planting;
Preserves and accentuates identified view sheds to, from, and within the
Smith Neighbourhood.
Provides capacity for two new combined school/park sites for the Smith
Neighbourhood, including:
One elementary school serving roughly 400-500 students combined
with a neighbourhood park, with a combined minimum of 10 acres (4.04
hectares);
One high school serving roughly 1100-1400 students with the potential
to include a neighbourhood learning centre, and a community park, with a
combined minimum of 20 acres (8.09 hectares); and,
Ensures direct on and off street pedestrian/greenway connections from all
directions to all school/park sites.

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JOB OPPORTUNITIES CLOSE TO HOME

Provides up to approximately 16,250 sq. m (175,000 sq. ft) of local,


neighbourhood serving commercial space, including the opportunity for a
neighbourhood grocery store, a range of small shops and services, and office
space.
Ensures a minimum of 75% of all new commercial space is incorporated into
a minimum of 2 storeys of residential or office uses above; and,
Incorporates live work designations into townhouses and apartments.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

21

4.3 INTEGRATED CONCEPT DIAGRAM


This diagram shows integration of land use with the open
space, mobility and ecological network.

(1.6 upha / 4 upa)


(2.5 upha / 6 upa)
(3- 9 upha / 8 - 22 upa)
(3-9 upha/8-22 upa)
(3-6 upha/8-15 upa)
(16-25 upha/40-60 upa)
(25-40 upha/60-100 upa)
(16-25 upha/40-60 upa)

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Figure 6: Smith Neighbourhood Integrated Concept Diagram

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

23

4.4 LAND USE PLAN

LEGEND

Single Family Detached (4 UPA)

Single Family Detached (6 UPA)

The Land Use Plan shows

Row House /Townhouse (8 - 22 UPA)

the type and location of

Row House I Townhouse Live Work (8 - 22 UPA)

Single Family Detached (4 UPA)

Single Family Detached (6 UPA)

land uses envisioned for the

Smith Neighbourhood, and

Single Family Detached (6 UPA)


LEGEND

Apartment - Low to Med. (40-60 UPA)

Apartment - Med. to High (60-100 UPA)


Apartment Live Work (40 - 60 UPA)

integration with other key open

Row House I Townhouse Live Work (8 - 22 UPA)

space, habitat, and ecological

Row House I Townhouse Live Work (8 - 22 UPA)


Row House /Townhouse (8 - 22 UPA)

Apartment - Low to Med. (40-60 UPA)

connections. The Smith

Apartment - Low to Med. (40-60 UPA)


Row House I Townhouse (8 - LEGEND
15 UPA)

Institutional

Active View Park

Ecological Corridor

Greenway

Apartment - Med. to High (60-100 UPA)


Row House I Townhouse LiveSingle
Work Family
(8 - 22 UPA)
Detached (4 UPA)

Neighbourhood is envisioned

Neighbourhood Boundary

--.,. Blue Link

Apartment Live Work (40 - 60 UPA)


Apartment - Low to Med.
(40-60
UPA)Family Detached (6 UPA)
Single

Wildlife Tunnel

Mixed Use (40 - 60 UPA)


Apartment - Med. to High
(60-100
Row UPA)
House /Townhouse (8 - 22 UPA)

to have a commercial core with

C
0

office uses, and other amenities

Commercial (Retail and/or Office)


Apartment Live Work (40
- 60 Row
UPA)House I Townhouse (8 - 15 UPA)
LEGEND
Institutional
Mixed Use (40 - 60 UPA) Row House I Townhouse Live Work (8 - 22 UPA)
LEGEND Single Family Detached (4 UPA)
LEGEND
Active View Park
Commercial (Retail and/or
Office)

Apartment - Low to Med. (40-60 UPA)


Single
Family
Detached
UPA) (6 UPA)
LEGEND
Single Family Detached
(4 UPA)Corridor
Single
Family (4
Detached
Ecological
Institutional
Apartment - Med. to High (60-100 UPA)

Single
Family
(6 UPA)
(4
Single
Single Family
Family Detached
Detached
(6 UPA)
UPA)
RowDetached
House /Townhouse
(8 - 22 UPA)
Greenway

Active View Park


Apartment Live Work (40 - 60 UPA)

There is a need for a Neighbourhood Park and Elementary


School to serve this area. The location and design of each
site is yet to be determined.

to service local residents

There is a need for a Commumity Park and High School to


serve this area. The location and design of each is yet to be
determined.

D
D

and workers, all within a five

There is a need for detention ponds to serve this area. The


size, location and design of each is yet to be determined.

minute walking distance.


@ Pocket Park

Row
House
/Townhouse
(8 - 22 UPA)(8 - 15 UPA)

Family/Townhouse
Detached
(6(8UPA)
Single
Row House
- 22
UPA)
Row
House I Townhouse
Neighbourhood
Boundary
Ecological Corridor
Mixed Use (40 - 60 UPA)

I Townhouse
Row House
(8 - 15 UPA)

- -22
UPA)
Row
I Townhouse
Row House
House /Townhouse
15
UPA)
Row
House I Townhouse
Live Work (8 - 22 UPA)
--.,. Blue(8(8
Link
Commercial (Retail and/or Office)
: Enhanced Sidewalk
Greenway

Row
House
I Townhouse
Live
(8 - 22 UPA)
UPA)

(8
- Tunnel
15
UPA)

Apartment
- Low
to Work
Med. (40-60
Row
Row House
House II Townhouse
Townhouse
Live
Work
(8 - 22
UPA)

Wildlife
Creek Greenway (Trail)
Neighbourhood Boundary
Institutional
Creek

Apartment
- Low to Med.
(40-60
UPA)(60-100 UPA)
LEGEND
Row
Apartment
to Med. (40-60
UPA)

House-ILow
Townhouse
Live Work
(8
- 22 UPA)
Apartment
- Med.
to High
--.,. Blue Link
and
Active
View Park
There is a need for a Neighbourhood Park
Elementary
Proposed Road
Apartment
Med.
to
High
(60-100
UPA)
Single Family Detached (4 UPA)
Apartment
(40-60
UPA)
Apartment -- Low
Med.totoMed.
High
(60-100
UPA)

Apartment
Live
Work
(40
UPA)
School to serve this area. The location and design -of60
each
Note: All UPA densitites shown are gross.
Tunnel
Ecological Corridor
site is yet
to beWildlife
determined.
UPA)
Apartment
Live Work
60
Single Family Detached (6 UPA)
Med.
to High
Apartment
Apartment -Live
Work
(40 -(60-100
60 UPA)
Mixed
Use (40
(40 --
60 UPA)
UPA)
and Greenway
There is a need for a Commumity Park
High School to
There
isUse
a need
aUPA)
Neighbourhood
Park
and Elementary

(40 and
-for
60design
Row House /Townhouse (8 - 22 UPA)

(40 - 60
UPA)
Commercial
(Retail
and/or
Office)
Apartment
Mixed Use Live
(40 -Work
60 UPA)
serve
this
area.Mixed
The location
of each
is yet
to be
School to serve this area. TheNeighbourhood
location and design
of each
Boundary
co
determined.
0
is
yet toInstitutional
be
determined.
site
Commercial
(Retail
and/or Office)
Row House I Townhouse (8 - 15 UPA)
Mixed
Commercial
(Retail
and/or Office)

Use (40
- 60 UPA)
N
Link The
CX)
There is a need for detention ponds to--.,.
serveBlue
this area.
0 to
There
is a need
for a Commumity
Park and High School
and
Institutional
Row House I Townhouse Live Work (8 - 22
UPA)
Commercial

Active

Institutional (Retail
and/or
size, Office)
location
design
of
eachView
is yetPark
to be determined.
N
serve this area. The location
and design
of each is yet to be
Wildlife
Tunnel
Figure 7: Land Use Plan
LEGEND
determined.
Active
ViewEcological
Park
Apartment - Low to Med. (40-60 UPA)
Institutional
Active View Park

Corridor
Pocket Park

upha / 4 upa)
Single Family Detached (1.6
(4 UPA)
is a need
for detention ponds
to aserve
The
There is
needthis
for area.
a Neighbourhood
Park and Elementary
There
Ecological
Corridor
Apartment - Med. to High (25-40/60-100)
(60-100 UPA)
ViewCorridor
Park- Wildlife
Active
Ecological
Habitat
Patch
Greenway

is yet
be determined.
School
to to
serve
this area. The location and design of each
size, location and design of each

upha / 6 upa)
Single Family Detached (2.5
(6 UPA)
(16-25/40-60)
site is yet to be determined.
Greenway Neighbourhood Boundary
Apartment Live Work (40
- 60 UPA)
Greenway Corridor Pedestrian
Ecological
Connection

Pocket Park

upha
/ 8 - 22 upa)
Row House /Townhouse (3(8 -922
UPA)
There is a need for a Commumity Park and High School to
upha
/40-60 upa)
Neighbourhood
Boundary
Mixed Use (16-25
(40 - 60
UPA)
Neighbourhood Boundary
--.,. Blue Link
Sidewalk
Greenway
: Enhanced
- Wildlife Habitat Patch
serve this area. The location and design of each is yet to be
Row House I Townhouse (3-6
(8 - upha/8-15
15 UPA) upa)
determined.
--.,. Blue
Link Wildlife Tunnel
Commercial (Retail and/or Office)
Boundary
--.,. Neighbourhood
Blue Link

Creek Greenway
(Trail)
Pedestrian Connection
Row House I Townhouse Live Work (3-9/8-22)
(8 - 22 UPA) Institutional
There is a need for detention ponds to serve this area. The
--.,.
LinkTunnel Creek Wildlife Tunnel
Blue
Wildlife

location and design


of each
is yet to be determined.
There is a need
forsize,
a Neighbourhood
Park and
Elementary
: Enhanced Sidewalk
upa) Active View Park
Apartment - Low to Med. (16-25
(40-60upha/40-60
UPA)
Wildlife Tunnel
School
to
serve
this
area.
The
location
and
design
of
each
Proposed
Road
Creek
(Trail)
Pocket Park
There
is
a need
Park and Elementary
There is a need for a Neighbourhood
Park Greenway
and
Elementary
site
isfor
yetatoNeighbourhood
be determined.
Apartment - Med. to High (60-100 UPA)
School
serveofthis
area.
Ecological Corridor
School to serve this area.
location
and to
design
each
Note: The
All UPA
densitites
shown
are
gross.The location and design of each
- Wildlife Habitat Patch

Pedestrian Connection

000

Row House I Townhouse (8 - 15 UPA)

Row House I Townhouse (8 - 15 UPA)


Single Family Detached (6 UPA)

Commercial (Retail and/or Office)

Single Family Detached (4 UPA)

Row House /Townhouse (8 - 22 UPA)

Row House /Townhouse (8 - 22 UPA)


Single Family Detached (4 UPA)

Mixed Use (40 - 60 UPA)

LEGEND

LEGEND

Row House I Townhouse (8 - 15 UPA)

----""'
---0 -C
u5@

Z
Z

000

Z
C

Apartment - Med. to High (60-100 UPA)


Apartment Live Work (40 - 60 UPA)
Mixed Use (40 - 60 UPA)
Commercial (Retail and/or Office)
Institutional
Active View Park
Ecological Corridor

Greenway

Neighbourhood Boundary

--.,. Blue Link


Wildlife Tunnel

C
0

There is a need for a Neighbourhood Park and Elemen


School to serve this area. The location and design of e
site is yet to be determined.

There is a need for a Commumity Park and High Schoo


serve this area. The location and design of each is yet
determined.

There is a need for detention ponds to serve this area.


...... design of each is yet to be determine
size, location and

@ Pocket Park

- Wildlife Habitat Patch


Pedestrian Connection
: Enhanced Sidewalk

Creek Greenway (Trail)

Creek

0 0 0 Proposed Road
Note: All UPA densitites shown are gross.

The mobility plan for the Smith area prioritizes walking

4.5 MOBILITY &


TRANSPORTATION

and cycling to provide safe, convenient, sustainable


and pleasant access to multi-modal transit while
accommodating vehicle and local commercial goods traffic
and access to businesses and residences. Key vehicle
routes are multi-modal as these are the most direct links
between major destinations for all modes of travel.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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25

STREET CLASSIFICATIONS

Figure 8: Street Classification Diagram

Major arterials are given wider rights-of-way to


safely accommodate multi-modal uses in Smith
Neighbourhood. Local/neighbourhood streets have
narrower rights-of-way that provide a fine-grained
and highly-connective network to enhance the
overall performance and walkability of the area.

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EXISTING AND POTENTIAL NEW STREETS

Figure 9: Existing and Potential New Streets

The street network presented is premised on


providing access to future development, creating
more route options for traffic movement within
the plan area, and creating a more interconnected
walkable grid street network.

Restriction

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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208 St

206A St

206 St

STREET SECTIONS

73B Ave

73A Ave

A
C
72 Ave

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LOCAL SECTION A
Local/Neighbourhood streets provide land access, with vehicle
movement as a secondary function. As key pedestrian routes, amenities
for pedestrian comfort such as street trees, continuous sidewalks, and
vegetated boulevards are provided, where possible.

20m Local

1.5m 2.0
4.5m
PL

2.0 1.5m
2.4m

3.1m

3.1m
20m

2.4m

4.5m
PL

22m Local

Figure 10: Local Section A

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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0.2m Parking Bike Travel


PL

Travel Bike Parking

0.2m
PL

22m

COLLECTOR SECTION B

5.0m

6.0m
Angled
Parking

PL

3.4m
Travel

3.4m
Travel

2.6m

5.0m

Parking

25.4m

PL

Figure 11: Collector Section B

Collectors receive traffic from local roads and provide a route to arterials.
Collector roads provide traffic movement and land access. As the Smith
High Street, 73A Avenue includes pedestrian amenities, including street
trees, continuous sidewalk and ample sidewalk for storefronts.

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PL

Shared Access
Walkway w/
Landscaping

Low Fence
with Gates

Check Dam
Rain Garden
Main Channel

PL

COLLECTOR SECTION C

4.5m
Greenway
Dedication

1.8m

2.6m
Parking

3.5m
Travel

2.6m
3.5m
1.5m 1.8m
Travel Parking
0.2m

22m

PL

PL

Figure 12: Collector Section C

Collectors receive traffic from local roads and provide a route to arterials.
In addition to providing traffic movement and land access, 205 Street
integrates stormwater management along with a shared use off-street
path for pedestrians and cyclists.

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Sw
lo

ARTERIAL SECTION D

PL

4.5m Greenway 4.0m road


Dedication
allowance
PL

2.0m
Bike

3.6m
Parking
/ Travel

3.0m shared use concrete path


1.5m planted area

Figure 13: Arterial Section D

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3.6m
Travel

3.6m

Creek
Green

4.4m

Travel
38m

Swale width &


location varies
Creekside
Greenway

.4m

38m

relocated watercourse
& riparian planting
area (width varies)

3.6m
Travel

3.6m
Travel

adjacent street variable

2.0m 4.0m road 4.5m Greenway


allowance
Dedication
Parking Bike
PL
/ Travel
3.6m

Major Arterials are the principal mobility corridors and have the highest
vehicle capacity. They also serve as key pedestrian and bicycle routes,
with amenities such as street trees, continuous sidewalks, greenways,
regular pedestrian crossings and centre boulevards, where possible.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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PARKS,
ECOLOGY &
OPEN SPACES

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4.6 CONCEPTUAL OPEN SPACE NETWORK


The intent of the Open Space Network is to provide a variety
of active and passive park spaces, hard and soft landscape
features (including habitat), integrated stormwater
functions, and pedestrian and bicycle infrastructure.

Figure 14: Conceptual Open Space Network Diagram

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |


2

35

4.7 OPEN SPACE TYPOLOGIES


Open space typologies in the preferred Smith Neighbourhood concept
create connections for both people and ecology. Greenways and
enhanced sidewalks provide public access to areas of community
value and are connected with the public street network to provide a
high quality and continuous pedestrian route through and around the
neighbourhood.

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3.0m shared use


concrete path
1.5m planted area

ECOLOGICAL GREENWAY
PL

PL
ecological corridor

Creekside
Greenway

watercourse &
riparian planting area

preserve & enhance

Existing
exiting vegetation

Figure 15: Ecological Greenway Section

Trails adjacent to conservation areas will be located to provide a buffer


between the conservation area and surrounding land uses while providing
recreational amenity and pedestrian and bicycle connectivity for the
community.
PL

PL

4.5m Creekside 7.0m wide relocated


Greenway
watercourse &
riparian planting area

preserve & enhance


existing vegetation
streamside fence
3m wide
asphalt trail

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |


Swale width &

37

STREET-SIDE GREENWAY

adjacent
uses vary

PL

8.5m Greenway

adjacent
uses vary

4.5m Greenway 4.0m road


Dedication
allowance

raingarden & street


tree planting
3.0m shared use
concrete path
1.5m planted area

Figure 16: Street-side Greenway Section

The street-side greenway provides a direct and efficient route for


pedestrians
and cyclists travelling parallel to the road. It includes a double
PL
PL
ecological
corridor
row of street trees to provide
definition
and separation from traffic. In a

commercial (or office) context, the street-side greenway is predominantly


hardscaped with tree grates. In a residential context, trees are planted in
grass boulevards that allow their roots to expand along the length of the
planted area.

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Creekside

watercourse &

preserve & enhance

OFF-STREET CREEK GREENWAY & WATERCOURSE

PL

PL

4.5m Creekside 7.0m wide relocated


Greenway
watercourse &
riparian planting area

preserve & enhance


existing vegetation
streamside fence
3m wide
asphalt trail

Swale width &


location varies
fence & planted area on
private property

Figure 17: Off-Street Creek Greenway and Watercourse Section

Creeks and relocated watercourses running off-street will have adjacent


trails to provide recreational amenity and pedestrian and cyclist
connectivity for the community.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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STREET-SIDE CREEK GREENWAY

preserve & enhance


existing vegetation
3m wide
asphalt trail

Swale width &


location varies

PL

Creekside
Greenway

relocated watercourse
& riparian planting
area (width varies)

adjacent street variable

Figure 18: Street-side Creek Greenway

Vegetated roadside watercourses will have trails adjacent. This approach


has the benefit of combining ecological function with recreational use
while providing community wide connectivity for both.

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3.6m
Parking
/ Travel

3.6m
Travel

3.6m
Travel

4.4m

3.6m
Travel

3.6m
Travel

2.0m 4.0m road 4.5m Greenway


allowance
Dedication
Parking Bike
PL
/ Travel
3.6m

ENHANCED SIDEWALK

6.0m Enhanced
Sidewalk

adjacent
uses vary

2.0m blvd. w/ street trees, in


hardscape or vegetated area,
depending on adjacent land use.

3.0m concrete sidewalk


PL

1.0m landscape strip or paving


strip, depending on adjacent uses

Figure 19: Enhanced Sidewalk

Enhanced Sidewalks connects bicycle and pedestrian infrastructure. It


includes a 3.0m concrete pathway, an ample boulevard for large street
trees, and a 1.0m landscape strip. In a commercial (or office) context this
1.0m strip and streetside boulevard is predominantly hardscaped with
tree grates. In a residential context the strip and boulevard are vegetated.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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Blue Link Public Access R.O.W.


Average 15m, Min. 10m wide.
Min. 1m wide Landscape Screening, each side

BLUE LINK
The Blue Link integrates an existing creek/stream* with stormwater
management with public open space and linear trail network, weaving
together the ecological system with social amenity.
The Blue Link and PL
Art

3.0m
Public Art &
Multi-Use
Gathering
PL
Walk are envisioned
to create
a strong
Trail
Node
1.0m Landscape Planting & Furnishing
Strip w/ Low Level Lighting
Pedestrian
Crossing

public connection

to the commercial heart of the neighbourhood through a pathway that


integrates creative stormwater features, public art and gathering nodes.

BLUE LINK WITH NATURALIZED EDGE

Blue Link Public Access R.O.W.


Average 15m, Min. 10m wide.
Existing &
Planted Trees

PL

Shared Access
Walkway w/
Landscaping

Low Fence
with Gates

Check Dam
Rain Garden
Main Channel

PL

Figure 20: Blue Link with Naturalized Edge

Runoff from impervious areas is directed through overland flow or swales to the
central Blue Link (watercourse) and raingarden. The character of the Blue Link
is envisioned to include a range of treatments, including naturalized areas with
soft planted edges, boulders and logs.
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Blue Link

BLUE LINK AND ART WALK NODE WITH HARD EDGE

Blue Link Public Access R.O.W.


Average 15m, Min. 10m wide.
Min. 1m wide Landscape Screening, each side

PL

3.0m
Public Art &
Multi-Use
Gathering
PL
Trail
Node
1.0m Landscape Planting & Furnishing
Strip w/ Low Level Lighting

Pedestrian
Crossing

Figure 21: Blue Link and Art Walk Node with Hard Edge

The character of the Blue Link is envisioned to include a range of


treatments, including urban/plaza areas with gathering nodes including
public artwork. A multi-use trail is a continuous feature along the length
of the Blue Link.

Blue Link Public Access R.O.W.


Average 15m, Min. 10m wide.
Existing &
Planted Trees

*The existing stream is yellow coded, meaning it currently provides a significant


Lowfish
Fence
source of food, nutrient or cool water supplies to downstream
populations
Shared Access
with Gates
Check Dam
but has no
documented
fish
presence
or
reasonable
potential
for
fish
presence.
Walkway w/
Rain
Garden
Landscaping
PL
PL
Main Channel

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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POCKET PARK: THE HEART OF THE NEIGHBOURHOOD

The park in the heart of the Smith Neighbourhood will provide an amenity
area for local residents, workers, and visitors near the neighbourhood
core. The park is envisioned to connect to the Blue Link and Art Walk with
paths for art, play and ecology and to create a strong physical and social
link between the commercial and natural elements of the plan.

The concept design represents one of the many possible ways in which
the neighbourhood pocket park could incorporate the three guiding
principles: ecological and physical connections, a variety of active and
passive activities for all ages, and an integration of uses and programming.

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ILLUSTRATED CONCEPTUAL POCKET PARK PLAN

corner plaza

Active commercial

73A Avenue
POTENTIAL PUBLIC
ART LOCATION

deck gathering area


seat edge

*
*

blue link
play
area

relocated watercourse

Canopy
steps / seat edge
Marsh planTing
pathway
boulders
logs

water & sand play

existing preserved
tree canopy & New
Planting
TO BLUE LINK &
ART WALK

Apartments

Figure 22: Illustrated Conceptual Pocket Park Plan

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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BLUE LINK PRECEDENTS

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POCKET PARK PRECEDENTS

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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4.8 LAND USE &


DEVELOPMENT
TYPOLOGIES

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OVERVIEW
The plan provides a variety of housing options
and tenures suited to a mix of ages, incomes
and abilities.

SINGLE FAMILY DETACHED


The intent of the Single Family
Detached designation is to expand
options for ground-oriented
detached housing. (4 - 6 Gross
UPA)
ROW HOUSE / TOWNHOUSE
The intent of the Row House / Townhouse
Residential designation is to expand options
for affordable ground-oriented housing for
families with children, seniors, and empty
nesters. (8 - 22 Gross UPA)

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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APARTMENT

The intent of the Apartment designation is to create a mix of housing


options located adjacent to services suitable for and affordable to a range
of income levels and lifestyles including singles, couples, seniors, and
young families. (40 - 100 Gross UPA)

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APARTMENT LIVE / WORK


The intent of the Apartment
Live / Work designation is to
create a mix of housing options
with flexible zoning. It allows
for flexible ground floor use
(commercial/office/residential).
It is affordable to a range of
income levels and suitable to
a range of lifestyles, including:
singles, couples, seniors, and
young families located adjacent
to services. (40 - 60 Gross UPA)
TOWNHOUSE LIVE / WORK
The intent of the Townhouse Live
/ Work designation is to expand
options for affordable groundoriented housing for families
with children, seniors, and
empty nesters with flexible
zoning to allow for ground floor
commercial or office uses located
adjacent to services. (8 - 22
Gross UPA)
TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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COMMERCIAL
The intent of the Commercial
designation is to create an
area with high quality, vibrant,
pedestrian oriented commercial
amenities and services, including
the provision for a grocery store.

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MIXED-USE
The intent of the Mixed-Use designation
is to create a high quality commercial and
residential area, with commercial uses
that primarily serve local residential and
employment areas. (40 - 60 Gross UPA)

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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4.9 WATER AND SANITARY SERVICING


CONCEPTUAL SANITARY PLAN

Figure 23: Conceptual Sanitary Plan

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CONCEPTUAL WATER PLAN

Figure 24: Conceptual Water Plan

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

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5 ENGAGEMENT INPUT AND


RECOMMENDATIONS
5.1 ENGAGEMENT OVERVIEW
Phase 1 of the Smith Neighbourhood Planning Process was initiated
in 2014, and was structured around a series of collabortive design
workshops attended by community stakeholders (the Neighbourhood
Team) and City Staff (the Technical Team). Phase 1 involved the
development of three alternative neighbourhood concepts that were
reviewed and refined into a preferred concept. Two Public Open Houses
were held as a part of the engagement and planning process in Phase 1.
Detailed information regarding Phase 1 engagement can be found in the
Smith Neighbourhood Plan Concept Options Summary Report (November
20, 2014).

As a part of Phase 2 of the Smith Neighbourhood Planning Process the


Township of Langley hosted a Public Open House at the Langley Events
Centre on Thursday, April 14, 2016 to present the draft preferred plan and
gather feedback. 148 people attended. Feedback forms were provided
for comment and were posted on the Township website for feedback until
Thursdsay, May 5, 2016.

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WHAT WE HEARD - QUESTIONNAIRE COMMENT ANALYSIS


1. Overall Satisfaction with the Draft Preferred Concept
When asked how satisfied with the plan overall, a majority of respondents
(63%) were most satisfied or somewhat satisfied, 16% were neutral, and
19% were only somewhat satisified or least satisfied.
In terms of overall satisfaction, the lowest scores are protest votes directly
related to dissatisfaction to what is proposed for their property, as well
as concern for a loss of tree cover, habitat and wildlife. Higher scores
were given by those that were happy with their proposed land use or did
not own land in the plan area and were presumably giving an unbiased
assessment of the plan.

2. Addressing Future Needs


Responses to the question of whether or not this plan addresses the
future needs of the Township of Langley were generally aligned with
responses to overall satisfaction, however rating fell slightly lower. The
a majority of people (58%) agreed or somewhat agreed that the plan
addresses future needs, while 11% of people were neutral on the subject,
and 31% did not agree or somewhat disagreed that the plan addressed
future needs.

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3. What is liked the most about the Draft Preferred Concept?


A wide range of positive input was provided. Some of the comments
about what people liked included the walkability and trail system, high
street concept, parks and greenways, public art, blue link art walk and
play areas, housing diversity and density, and parking being considered.
Others liked the street network, specifically that it was more linear than
earlier concepts. One respondent commented that it makes a community.

4. What is liked the least most about the Draft Preferred Concept?
Many concerns were raised about the potential high school/community
park site as well as the potential elementary school/park site. Concerns
included proximity of the schools to busy and high traffic streets, that
Smith was having to take on provisions for a community amenity that will
serve other neighbourhoods, and a lack of transparency regarding the
proposed school sites.
Parking concerns were raised as well as the size of the roads and increased
traffic versus current capacity. Some felt the density of some areas should
be increased while some felt commercial space should be added at the
intersection of 208 Street and 72 Avenue to better reflect the Willoughby
Community Plan, the development in North East Gordon Estate as well
as providing commercial services to residents living east of 208 street.
Others felt that there were not enough park spaces shown, would result
in too much tree and habitat loss, and that there is a need for a natural

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park in the area. Agreement on what type of residential types should be


increased or decreased was mixed with more emphasis on an increase in
density in general, and especially along new roads as compensation.

5. What specific changes/improvements that are aligned with Plan Goals


and Design Principles are desired?
Ideas for improving the Plan included the inclusion of some commercial
fronting onto the Blue Link/Art Walk, increase connectivity with more
bikeways and greenways, small mom and pop shops, keeping some
lower density areas to take advantage of the views and to provide ranch
style housing for seniors, including civic buildings (community centre,
library, hospital, firehall etc), increase parking requirements, ensure high
quality design and landscaping, and options for affordable and accessible
housing. In addition to these specific comments, some either left this
section blank or commented that everything was done well.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

59

5.2 RECOMMENDATIONS
Overview
Based on the feedback from the Public Open House and further Plan
review, it is recommended that the Preferred Concept presented in this
report form the basis of the Smith Neighbourhood Plan.
Summary of Recommendations
Support a small commercial node, with ground-floor commercial and
residential above at the intersection of 208 Street and 72 Avenue to
be consistent with the Willoughby Community Plan, and to reflect the
development that is taking place south of 72 Avenue.
Adjust the 4 UPA lots to 6 UPA north of the 212 Collector and at
the corner of 73A Avenue and 206 Street to be consistent with the
Willoughby Community Plan.

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6 CLOSING AND NEXT STEPS


This report outlines the preferred concept for the Smith Neighbourhood
based on the technical background review, Township policy and planning
process outcomes. An integrated planning and design framework has been
set up and a preferred concept developed for a complete neighbourhood
with a range of housing options within convenient walking distance of
local shops and services, neighbourhood schools, and transit services.
The next steps are outlined as follows:

ENGINEERING SERVICING PLAN


Complete an engineering servicing plan for engineering infrastructure
works and services that are required to support projected growth and
facilities as outlined in the preferred concept plan.

NEIGHBOURHOOD PLAN, POLICIES AND BYLAW


Prepare the Smith Neighbourhood Plan Bylaw to include the vision, goals
and set of policies to guide the future development of a sustainable urban
neighbourhood. This will include policies for land use and development,
the provision of parks, schools and open space, environmental protection
and the provision of infrastructure including phasing and implementation.
PUBLIC OPEN HOUSE
Host a final Public Open House to present the draft plan and policy going
to Council and to provide an opportunity for public input.
REPORT TO COUNCIL ANTICIPATED BEFORE THE END OF 2016
Prepare a report and presentation to Council on the final neighbourhood
plan for adoption process.
TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

61

7 APPENDICES

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7.1 SMITH NEIGHBOURHOOD OPEN HOUSE:


VERBATIM COMMENTS

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