S 6 - Gordon Estate Neighbour Hood Plan Density Review

REPORT TO
MAYOR AND COUNCIL
PRESENTED: FEBRUARY 16, 2008 - SPECIAL MEETING REPORT: 09-20

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 6480 - 30
SUBJECT: CENTRAL GORDON ESTATE NEIGHBOURHOOD PLAN AND
NORTHEAST GORDON ESTATE NEIGHBOURHOOD PLAN
208 STREET DENSITY REVIEW
RECOMMENDATION(S):
That Council receive the report entitled “Central Gordon Estate Neighbourhood Plan Area and
Northeast Gordon Estate Neighbourhood Plan 208 Street Density Review”, for information;
That Council direct staff to proceed with the necessary planning process including a design
charrette for the Central Gordon Estate Neighbourhood Plan; and a design charrette for lands
adjacent 208 Street forming part of the Northeast Gordon Estate Neighbourhood Plan as
depicted in the report; and further
That Council endorse the consultation process outlined in this report, involving the
Neighbourhood Team, landowners, Langley Environmental Partners, Langley Field Naturalists,
the Langley Urban Development Institute Liaison Group, the Department of Fisheries and
Oceans, Langley School District, and the Utility Companies including Telus, Terasen and Shaw
Cable.
EXECUTIVE SUMMARY:
The Community Development Division has commenced the planning process for the Central
Gordon Estate Neighbourhood Plan Area and for land adjacent 208 Street within the Northeast
Gordon Estate Neighbourhood Plan. With the background information gathered the next step is
to prepare draft concepts for the plan areas. As part of the preparation staff is seeking Council’s
direction to hold the necessary design charrette, to engage the public in planning the future of
their neighbourhoods.
PURPOSE:
The Community Development Division is recommending a design charrette planning process for
the Central Gordon Estate Neighbourhood Plan Area and for land adjacent 208 Street within the
Northeast Gordon Estate Neighbourhood Plan.
CENTRAL GORDON ESTATE NEIGHBOURHOOD PLAN AND NORTHEAST GORDON
ESTATE NEIGHBOURHOOD PLAN 208 STREET DENSITY REVIEW
Page 2 . . .
BACKGROUND/HISTORY:
In 2005, Council endorsed commencement of a plan for the Central Gordon Estate area,
defined as the area south of 72 Avenue between the Southwest and Northeast Gordon Estate
NPs. On March 26, 2007 Council requested that staff report on the cost, potential funding, staff
resources and priority ranking of Central Gordon neighbourhood planning. Staff provided a
report on July 23, 2007 indicating that the Central Gordon NP would be in the 2008 work
program. Staff completed background work on the plan last year as discussed in this report.
Based on the concept that NP boundaries should follow the natural storm drainage catchment
boundaries, it was recommended that the Central Gordon Estate area be expanded north of 72
Avenue to 73A Avenue west of 204 Street (Attachment ‘A’). Parts of this area north of 72
Avenue drain to an existing detention facility located at 200 Street and 72 Avenue in the
Southwest Gordon Estate NP area, while other parts drain to the south. Inclusion of these
areas will ensure that the plan area encompass complete catchment areas. The area north of
72 Avenue did not petition to be included in the NP, however, the revised Neighbourhood Plan
policy provides for initiation of a neighbourhood plan by the Township or the owners in the area.
DISCUSSION/ANALYSIS:
Central Gordon Estate Process
This plan will provide policies on land use, urban design, greenways, transportation, and sewer,
water and drainage systems as in other neighbourhood plans.
The first stage of a neighbourhood planning process is to look at the environment in two primary
areas. One is to follow the process outlined in the Wildlife Habitat Conservation Strategy in
order to identify, enhance and preserve any suitable upland wildlife habitat in the area. The
second primary environmental consideration involves identifying, preserving and enhancing
riparian habitat. To date staff have gathered background information, obtained the Federal
Department of Fisheries and Oceans (DFO) input and developed a series of maps to be used in
the charrette process. With staff’s assistance the DFO has provided verification on the
watercourse classifications and drainage engineering designs to be used as part of the plan.
This review of the existing watercourse classifications is a key basic component to the
foundation of any plan. DFO have also indicated that, since the east side of Central Gordon is
functionally connected to Northeast Gordon, expanding the greenstreet network from Northeast
Gordon is likely the best engineering approach to site drainage.
All landowners will be sent an invitation to participate on the Neighbourhood Team, as required
by Council Policy 07-221. Staff is proposing to utilize a design charrette approach to involve the
Neighbourhood Team in the planning of their neighbourhood. A charrette is a planning process
that gathers public input in producing visual outputs including a land use concept(s) for a given
plan area based on set guidelines. In urban planning, the charrette has become a technique for
consulting with all stakeholders. Such charrettes typically involve intense and possibly multi-day
meetings, involving municipal officials, developers, and residents. A successful charrette
promotes joint ownership of solutions and allows residents to help shape the future of the
neighbourhood. The proposed charrette is planned to be held on a Saturday or two evenings to
encourage maximum participation.
Page 3 . . .
A Design Brief outlining the planning process and charrette process (see Attachment ‘B’) will be
sent to participants prior to the charrette in order to familiarize them with the issues. The design
brief provides participants with the background information (including the environmental
information described above), principles of sustainable planning and performance targets
intended to be considered as part of the charrette.
Considering the long range effect of land use plans, staff has been investigating the creation of
sustainable, walkable neighbourhoods in order to better meet the projected needs of the
Township’s residents. Increased housing prices, changes in the demographic make-up of the
population, volatility in the recent prices of energy and the rising costs of servicing low density
neighbourhoods are reasons for framing land use design around walkable neighbourhoods.
Sustainable, walkable neighbourhoods are those that have the majority of population within a 5
minute walking distance (approx. 500m) of nodes that could provide their daily needs, provide a
mix of land uses and housing forms and provide access to a variety of transportation choices.
The recently reviewed Yorkson Plan considered a framework of walkable communities as a key
part of the land use concept. It was also a key factor in the Sustainability by Design project,
charrettes sponsored by the University of British Columbia’s Design Centre for Sustainability in
which the Township participated in 2006. These concepts will be reviewed at the charrette.
Staff will use the results of the charrette to develop a draft plan for the neighbourhood. The
draft plan will be brought back to the Neighbourhood Team for comment prior to being
presented to Council. Further review by landowners and residents will be provided through an
open house process prior to the public hearing process and adoption of the bylaw.
Northeast Gordon Estate 208 Street Densities and Land Use Review
In July, 2007, staff also advised Council that owners of lands along the 208 Street corridor in
Northeast Gordon Estate wanted to explore increasing densities in that area. A developer has
assembled some land in the area and, as staff understands, will be submitting a rezoning and
neighbourhood plan amendment application shortly. Given the projected traffic volumes using
208 Street and the proximity of the area to the Regional Town Centre and smaller commercial
nodes, higher densities can be supported. There is potential, to increase density and mix uses
(although probably not to the same extent as Yorkson) to promote a more walkable, transit-
friendly neighbourhood. There would also be potential to increase the green space components
if densities are increased.
Staff could also hold a charrette similar to the one proposed for Central Gordon for the
Northeast Gordon Estate 208 Street Density Review corridor (as shown on Attachment ‘C’) and
follow a process similar to the Central Gordon process. In recent years, planning philosophies
have changed to reflect more modern planning practices. As noted, walkable neighbourhoods
with higher density multi-family nodes present greater opportunities for implementation of site
specific measures; and are considered more livable than typical single family subdivisions that
promote suburban sprawl.
Page 4 . . .
Consultation
Section 879(1) of the Local Government Act, requires local governments to provide one or more
opportunities for consultation with “persons, organizations and authorities it considers will be
affected” by an official community plan or amendment to an official community plan. In the case
of the Central Gordon and 208 Street corridor areas, consultation with the public will consist of
the charrette described above with the Neighbourhood Teams. After development of a draft
plan, there would be an additional meeting with the Neighbourhood Team to review the plan and
one or more open houses to allow landowners and residents to review and comment on the
proposed plans. A public hearing would also be scheduled after Council gives a bylaw first and
second reading.
Other agencies and organizations will also be involved in the planning process.
Representatives of Langley Environmental Partners, Langley Field Naturalists and the Langley
Urban Development Institute Liaison Group will be invited to attend the charrette. The
Department of Fisheries and Oceans has already been consulted and both this agency and
Langley School District will be consulted further as the plan is developed. All the above
organizations and agencies, as well as utility companies, such as, Telus, Terasen and Shaw
Cable will be provided with a draft plan for their review and comments.
Interdivisional Implications
It is expected that other divisions, in particular Transportation and Water Resources &
Environment in Engineering Division will provide staff and resources as typically needed in the
development of a new neighbourhood plan.
Respectfully submitted,
Patrick Marples, MCIP

Long Range Planner
for
COMMUNITY DEVELOPMENT DIVISION
PM
ATTACHMENT A Central Gordon Estate Boundaries Map

ATTACHMENT B Central Gordon Estate Neighbourhood Plan Charrette Design Brief
ATTACHMENT C Northeast Gordon Estate 208 Street Density Review Map
Page 5 . . .
ATTACHMENT A
Page 6 . . .
ATTACHMENT B
Central Gordon Estate Neighbourhood Plan
Charrette Design Brief
Table of Contents
1. Charrette Process
2. Sustainability Charter
3. OCP/Willoughby Policies
4. Sustainable Planning
a. Mixed use
b. Pedestrian Oriented Design
c. Environmental considerations
5. Central Gordon Background

a. Site Context
i. General existing land use
ii. Adjacent NPs and land uses and densities
iii. Existing and planned commercial nodes
iv. Transit locations and major roads
v. Schools/parks and greenways
vi. Churches
vii. Water/Sewer/Drainage
b. Site Analysis
i. Landscape characteristics
ii. Watercourses
iii. Habitat
iv. Slopes and views
v. Barriers
vi. Major Transportation Connections/Nodes
vii. Noise
6. Design Performance Targets

Page 7 . . .
1.0 Central Gordon Plan Process

1.1 Introduction
The Township of Langley is beginning preparation of a Neighbourhood Plan for the Central
Gordon Estate area. The area encompassed by the plan is shown on Map 1. The
Neighbourhood Plan will include:
• a land use plan that will identify areas of environmental significance, such as
watercourses and upland habitat areas, appropriate land uses such as residential or
commercial and allowed densities of development;
• park and school requirements to serve the neighbourhood (which may be located
outside the neighbourhood) and greenway and trail connections;
• servicing plans for roads, water, sanitary sewer and stormwater management; and
• an implementation policy to determine prerequisites before development can occur.
The planning process will involve affected landowners and representatives of the Township and
other government agencies. It is expected that the entire process will take between 2-3 years
and an additional year before any houses are built. A summary of the planning process is as
follows:
• Background information – stream classification review, site analysis

• Charrette – with area residents to discuss and generate ideas
• Preparation of a draft plan
• Public review
• Review of Engineering Servicing Requirements
• First and Second reading of Bylaw(s)
• Public Hearing
• Third Reading
• Adoption
1.2 Charrette
This design brief is provided for the charrette that is planned for the neighbourhood. A charrette
is a collaborative session in which a group prepares a design for a neighbourhood or a
development. A charrette provides a forum for consulting with all stakeholders and developing
a design that integrates their aptitudes and interests.
The background information includes:

• a summary of current planning policies related to the Central Gordon area,
• a review of sustainable development practices to provide a context for considering the
future of the Central Gordon area, and
• information on the site conditions within the area to assist in the charrette process.
The schedule for the charrette is provided below:

Page 8 . . .
CHARRETTE PROCESS
1. Preliminary Meeting
a. Introductions (10 min.)
b. Proposed Plan Process (10 min.)
c. Background (from Design Brief) (45 min.)
d. Vision Workshop Part 1
i. Break into groups
ii. Opportunities and Constraints (30 min.)
iii. Report (10 min.)
e. Vision Workshop Part 2
i. Break into groups
ii. Vision (30 min.)
iii. Report (10 min.)
2. Design Charrette
a. Recap of vision, add and subtract to opportunities, constraints and vision (20-30
min.)
b. Break into groups
c. Work on 1+ Options (90 min.)
d. Report (20 min.)
3. Team Review of Draft Plan

a. Feedback from charrette process attendees.
4. Public Open House

a. Feedback to have checklist of agree/disagree with items in the Opportunities,
Constraints and Vision lists.
Page 9 . . .
2.0 Township Planning Context

2.1 The Township of Langley Sustainability Charter
In 2008, Township Council adopted a Sustainability Vision: “to build a legacy for future
generations by leading and committing the community to a lifestyle that is socially,
culturally, economically, and environmentally balanced”. The concept of Sustainability (or
sustainable development) originated with the United Nations. In 1987, the UN World
Commission on Environment and Development published a report titled “Our Common Future”.
The report discussed a global agenda for change and defined Sustainability as “… development
that meets the needs of the present without compromising the ability of future generations to
meet their own needs”.
The Charter is a high level document that provides the guiding principles and a basic framework
for future decision-making by the Township.
2.2 Sustainability Goals
The Charter contains fifteen Sustainability Goals that the Township of Langley needs to achieve
to realize the Sustainability Vision.
Social/Cultural Goals
¾ celebrate our heritage
¾ protect our people and properties
¾ build corporate and community capacity
¾ provide and support community based leisure opportunities
¾ nurture a mindset of sustainability
Economic Goals
¾ achieve fiscal stability and fiscal health
¾ develop livable and vibrant communities
¾ strengthen our economy
¾ invest in effective infrastructure
¾ integrate transportation into community planning
Environmental Goals
¾ conserve and enhance our environment
¾ increase biodiversity and natural capital
¾ respect our rural character and rural heritage
¾ reduce energy consumption
¾ promote stewardship
In addition to goals, there are a number of objectives, some of which directly relate to
neighbourhood planning:
¾ focus on compact form and mixed use neighbourhoods
¾ encourage high quality urban design
¾ provide flexible, affordable and mixed housing options
¾ make communities pedestrian and bicycle friendly
¾ protect and enhance environmentally significant areas
Page 10 . . .
Participants should keep these sustainability goals and objectives in mind when considering
future land use options for the Central Gordon area.
Considering the long range effect of land use plans, staff has been investigating the creation of
sustainable walkable neighbourhoods in order to better meet the projected needs of the
Township’s residents. Increased housing prices, changes in the demographic make-up of the
population, volatility in the recent prices of energy and the rising costs of servicing low density
neighbourhoods are reasons for framing land use design around walkable neighbourhoods.
Sustainable walkable neighbourhoods are those that have the majority of population within a 5
minute walking distance (approx. 500m) of nodes that could provide their daily needs, provide a
mix of land uses and housing forms and provide access to a variety of transportation choices
(Map 2).
The recently reviewed Yorkson Plan considered a framework of walkable communities as a key
part of the land use concept.
2.3 Official Community Plan
The Township’s Official Community Plan (OCP) has included the Central Gordon area in the
Urban Growth designation since the plan was adopted in 1979. Since adoption of the OCP,
more detailed community plans have been prepared for various communities within the
Township. In 1988, Council adopted the Willoughby Community Plan that includes Central
Gordon. The Willoughby Community Plan includes Multi Family, Residential, and Suburban
land use designations for the Central Gordon area (Map 3). The Willoughby Community Plan
also includes a Neighbourhood Commercial designation shown as a symbol and intended to be
located in an appropriate site when a Neighbourhood Plan is developed. Permitted densities
within the designations are as follows:
• Multi Family (18 units per acre or 30 units per acre adjacent to commercial),
• Residential (6 units per acre), and
• Suburban (1 to 2 units per acre).
2.4 Neighbourhood Plans
The Willoughby Community Plan provides a generalized approach to land use and requires
more detailed neighbourhood plans to be prepared and adopted by Council before development
occurs in any area. A Neighbourhood Plan sets out a plan for developing a neighbourhood that
consists of the following components:
• a detailed land use plan - to identify the location, form, type and density of residential,
commercial, and other land uses in the neighbourhood, as well as areas that will be
protected;
• engineering servicing plan - will detail a road network for the neighbourhood and
required water, sewer and storm drainage facilities;
• policies for provision of school, park and greenway facilities;
• environmental protection policies; and
• implementation policies, including prerequisites (services or facilities required before
development can begin).
Page 11 . . .
In 2007, the Willoughby Community Plan was amended to align neighbourhood planning areas
with drainage catchment areas (an area where water from rain or snow melt drains downhill into
a detention pond). This would allow detention ponds to be sized and located properly and allow
for efficient phasing of development. In the case of the Central Gordon area, the western,
southern and eastern boundaries are determined by the boundaries of the adjacent
neighbourhood plans determined prior to the requirement that boundaries be based on servicing
considerations. The area north of 72 Avenue does follow a catchment area boundary.
Page 12 . . .
3.0 Sustainable Planning
3.1 Background
After the Second World War, North Americans began to move from central cities to the suburbs.
Affordability of automobiles to provide access to jobs and services in the central city allowed
development of low density single family homes over large areas of suburban land.
Development was dominated by single family homes located well beyond walking distance of
commercial services, and often schools and recreation facilities. Commercial development was
generally provided in car-oriented malls. In more recent years, traffic congestion, lack of
infrastructure and services and social problems have made this form of suburban development
less attractive. These concerns resulted in an urban design movement referred to as “Neo-
Traditional Neighbourhood Design”.
The “Neo-Traditional Neighbourhood Design” approach emphasizes infill development, mixed

residential and commercial land use, diverse housing types and walkable neighbourhoods.
Design concepts are based on early 20th century North American towns and provide for a
neighbourhood centre with commercial services fronting a “Main Street” that provide the daily
needs of residents within walking distance of homes. Residential development consists of a
variety of housing types (single family, townhouses, apartments, secondary suites) with single
family homes typically built on smaller lots with minimal setback to the street. Streets are based
on a grid system and designed to accommodate cars, bicycles and pedestrians. In residential
areas, streets are narrow. On-street parking and lanes are frequently associated with this form
of design. Wide sidewalks, interconnected walkways and open spaces such as parks, village
greens and plazas make the neighbourhood pedestrian friendly. Urban design is focussed on
providing a strong sense of place to make the area attractive and liveable.
Concerns about expensive housing, high energy prices, greenhouse gas emissions and an
aging population that will need less housing space have made the neo-traditional
neighbourhood design concepts more appealing.
3.2 Principles of Sustainable Planning

• Create Range of Housing Opportunities and Choices
Providing quality housing for people of all income levels is an integral component in any
sustainable planning project.
• Create Walkable Neighborhoods

Walkable communities are desirable places to live, work, learn, worship and play, and
therefore a key component of sustainable planning.
• Encourage Community and Stakeholder Collaboration

Growth can create great places to live, work and play -- if it responds to a community’s
own sense of how and where it wants to grow.
• Foster Distinctive, Attractive Communities with a Strong Sense of Place

Sustainable planning encourages communities to craft a vision and set standards for
development and construction which respond to community values of architectural
beauty and distinctiveness, as well as expanded choices in housing and transportation.
Page 13 . . .
• Make Development Decisions Predictable, Fair and Cost Effective

For a community to be successful in implementing sustainable planning, it must be
embraced by the private sector.
• Mix Land Uses

Sustainable planning supports the integration of mixed land uses into communities as a
critical component of achieving better places to live.
• Preserve Open Space, Farmland, Natural Beauty and Critical Environmental Areas
Open space preservation supports sustainable planning goals by bolstering local
economies, preserving critical environmental areas, improving our communities quality
of life, and guiding new growth into existing communities.
• Provide a Variety of Transportation Choices

Providing people with more choices in housing, shopping, communities, and
transportation is a key aim of sustainable planning.
• Strengthen and Direct Development Towards Existing Communities

Sustainable planning directs development towards existing communities already served
by infrastructure, seeking to utilize the resources that existing neighborhoods offer, and
conserve open space and irreplaceable natural resources on the urban fringe.
• Take Advantage of Compact Building Design

Sustainable planning provides a means for communities to incorporate more compact
building design as an alternative to conventional, land consumptive development.
3.3 Create Range of Housing Opportunities and Choices

A mix of quality housing (multi-family, accessory units like
suite and carriage homes, rowhousing, traditional
suburban homes, or units in mixed use buildings, etc.) for
people of all income levels is fundamental in any
sustainable planning community. By using sustainable
planning approaches to create a wider range of housing
choices, access to transportation, services, education
and jobs can be enhanced while communities mitigate
the environmental costs of auto-dependent development,
use their infrastructure resources more efficiently, ensure
a better jobs-housing balance, and generate a strong
foundation of support for neighborhood transit stops,
commercial centers, and other services.
3.4 Create Walkable Neighborhoods

Walkable communities are desirable places to live, work,
learn, worship and play, and therefore a key component of
sustainable planning. Their desirability comes from two
factors. Goods (such as housing, offices, and retail) and
services (such as transportation, schools, libraries) that a
community resident or employee needs on a regular basis
are located close by. Second, by definition, walkable
communities make pedestrian activity possible, thus
expanding transportation options, and creating a
streetscape that better serves a range of users -- pedestrians, bicyclists, transit riders, and
Page 14 . . .
automobiles. To foster walkability, communities must mix land uses and build compactly, and
ensure safe and inviting pedestrian corridors. Communities that have a high proportion of their
residential population within 500m (1,600 ft.) of daily needs reflect neighbourhood walkability.
Within the last fifty years public and private actions often created obstacles to walkable
communities. Conventional land use regulation often prohibits the mixing of land uses, thus
lengthening trips and making walking a less viable alternative to other forms of travel. Many
communities -- particularly those that are dispersed and largely auto-dependent -- employ street
and development design practices that reduce pedestrian activity.
Benefits of walkable pedestrian friendly communities include lower transportation costs, greater
social interaction, improved personal and environmental health, and expanded consumer
choice. Land use and community design play a pivotal role in encouraging pedestrian
environments. By building places with multiple destinations within close proximity, where the
streets and sidewalks balance all forms of transportation, communities have the basic
framework for encouraging walkability.
A pedestrian friendly design of the neighbourhood may also include increased connectivity,
reduced lane widths on some roads, traffic calming measures (round-abouts, road pinches,
whoonerfs, etc), and varied and interesting streetscape (lighting, landscaping, places to sit,
places to meet and greet, interesting architectural elements, safety, etc).
3.5 Encourage Community and Stakeholder Collaboration

Growth can create great places to live, work and play -- if
it responds to a community’s own sense of how and
where it wants to grow. Communities have different
needs and will emphasize some sustainable planning
principles over others: those with robust economic growth
may need to improve housing choices; others that have
suffered from disinvestment may emphasize infill
development; newer communities with separated uses
may be looking for the sense of place provided by mixed-
use town centers; and still others with poor air quality
may seek relief by offering transportation choices. The
common thread among all, however, is that the needs of
every community and the programs to address them are best defined by the people who live
and work there.
Encouraging community and stakeholder collaboration can lead to creative, speedy resolution of
development issues and greater community understanding of the importance of good planning
and investment. Sustainable plans and policies developed without strong citizen involvement
will at best not have staying power. When people feel left out of important decisions, they will be
less likely to become engaged when tough decisions need to be made. Involving the community
early and often in the planning process vastly improves public support for sustainable planning
and often leads to innovative strategies that fit the unique needs of each community.
Page 15 . . .
3.6 Foster Distinctive, Attractive Communities with a Strong Sense of Place

Sustainable planning encourages communities to craft a
vision and set standards for development and construction
which respond to community values of architectural beauty
and distinctiveness, as well as expanded choices in
housing and transportation. It seeks to create interesting,
unique communities which reflect the values and cultures of
the people who reside there, and foster the types of
physical environments which support a more cohesive
community fabric. Sustainable planning promotes
development which uses natural and man-made boundaries
and landmarks to create a sense of defined neighborhoods,
towns, and regions. It encourages the construction and preservation of buildings which prove to
be assets to a community over time, not only because of the services provided within, but
because of the unique contribution they make on the outside to the look and feel of a city.
Guided by a vision of how and where to grow, communities are able to identify and utilize
opportunities to make new development conform to their standards of distinctiveness and
beauty. Contrary to the current mode of development, sustainable planning ensures that the
value of infill and greenfield development is determined as much by their accessibility (by car or
other means) as their physical orientation to and relationship with other buildings and open
space. By creating high-quality communities with architectural and natural elements that reflect
the interests of all residents, there is a greater likelihood that buildings (and therefore entire
neighborhoods) will retain their economic vitality and value over time. In so doing, the
infrastructure and natural resources used to create these areas will provide residents with a
distinctive and beautiful place that they can call “home” for generations to come.
Retention of natural areas can help people identify with ‘place’. High standards of architectural
design and quality natural products increase the likelihood that people will like to live there.
Carefully selected public art can help define the area and reflect its ‘place’.
3.7 Make Development Decisions Predictable, Fair and Cost Effective

For a community to be successful in implementing sustainable planning, it must be embraced by
the private sector. Only private capital markets can supply the large amounts of money needed
to meet the growing demand for sustainable planning developments. If investors, bankers,
developers, builders and others do not earn a profit, few sustainable planning projects will be
built. Fortunately, government can help make sustainable planning profitable to private investors
and developers. Since the development industry is highly regulated, the value of property and
the desirability of a place are largely affected by government investment in infrastructure and
government regulation. Governments that make the right infrastructure and regulatory decisions
will create fair, predictable and cost effective sustainable planning.
Page 16 . . .
Despite regulatory and financial barriers, developers have been successful in creating examples
of sustainable planning. The process to do so, however, requires them to get variances to the
codes – often a time-consuming, and therefore costly, requirement. Expediting the approval
process is of particular importance for developers, for whom the common mantra, “time is
money” very aptly applies. The longer it takes to get approval for building, the longer the
developer’s capital remains tied up in the land and not earning income. For sustainable planning
to flourish, local governments must make an effort to make development decisions about
sustainable planning more timely, cost-effective, and predictable for developers. By creating a
fertile environment for innovative, pedestrian-oriented, mixed-use projects, government can
provide leadership for sustainable planning that the private sector is sure to support.
3.8 Mixed Land Uses

Sustainable planning supports the integration of mixed
land uses into communities as a critical component of
achieving better places to live. By putting uses in close
proximity to one another, alternatives to driving, such as
walking or biking, once again become viable. Mixed land
uses also provide a more diverse and sizable population
and commercial base for supporting viable public transit.
It can enhance the vitality and perceived security of an
area by increasing the number and attitude of people on
the street. It helps streets, public spaces and pedestrian-
oriented retail areas to again become places where
people meet, attracting pedestrians back onto the street
and helping to revitalize community life.
Mixed land uses can convey substantial fiscal and economic benefits. Commercial uses in close
proximity to residential areas are often reflected in higher property values, and therefore help
raise local tax revenue. Businesses recognize the benefits associated with areas able to attract
more people, as there is increased economic activity when there are more people in an area to
shop. In today's service economy, communities find that by mixing land uses, they make their
neighborhoods attractive to workers who increasingly balance quality of life criteria with salary to
determine where they will settle.
3.9 Preserve Open Space, Farmland, Natural Beauty and Critical Environmental
Areas
Sustainable planning uses the term “open space” broadly to
mean natural areas both in and surrounding localities that
provide important community space, habitat for plants and
animals, recreational opportunities, farm land (working
lands), places of natural beauty and critical environmental
areas (e.g. wetlands). Open space preservation supports
sustainable planning goals by bolstering local economies,
preserving critical environmental areas, improving our
communities’ quality of life, and guiding new growth into
existing communities.
Page 17 . . .
The availability of open space provides significant environmental quality and health benefits.
Open space protects animal and plant habitat, places of natural beauty, and farm lands by
removing development pressure and directing new growth to existing communities. Additionally,
preservation of open space benefits the environment by combating air pollution, attenuating
noise, controlling wind, providing erosion control, and moderating temperatures. Open space
also protects surface and ground water resources by filtering trash, debris, and chemical
pollutants before they enter a water system.
Protection of open space provides many fiscal benefits, including increasing local property value
(thereby increasing property tax bases), providing tourism revenue, and decreases local tax
increases (due to the savings of reducing the construction of new infrastructure). Management
of the quality and supply of open space also ensures that prime farm lands are available,
prevents flood damage, and provides a less expensive and natural alternative for providing
clean drinking water.
New innovations in the design and development of green roofs, green walls and green screens
can add visual and practical elements to a neighbourhood.
3.10 Provide a Variety of Transportation Choices

Providing people with more choices in housing, shopping,
communities, and transportation is a key aim of sustainable planning.
Communities are increasingly seeking these choices -- particularly a
wider range of transportation options -- in an effort to improve
beleaguered transportation systems.
In response, communities are beginning to implement new

approaches to transportation planning, such as better coordinating
land use and transportation; increasing the availability of high quality
transit service; creating redundancy, resiliency and connectivity within
their road networks; and ensuring connectivity between pedestrian,
bike, transit, and road facilities, thus creating a variety of
transportation options through a multi-modal approach to
transportation with supportive urban development patterns..
3.11 Strengthen and Direct Development Toward Existing Communities

Sustainable planning directs development towards existing communities already served by
infrastructure, seeking to utilize the resources that existing neighborhoods offer, and conserve
open space and natural resources on the urban fringe. Development in existing neighborhoods
also represents an approach to growth that can be more cost-effective, and improves the quality
of life for its residents. By encouraging development in existing communities, communities
benefit from a stronger tax base, closer proximity to jobs and services, increased efficiency of
already developed land and infrastructure and reduced development pressure in edge areas
thereby preserving more open space.
Developers and communities are recognizing opportunities for infill development, in response to
both demographic shifts and a growing awareness of the fiscal, environmental, and social costs
of development focused disproportionately on the urban fringe.
Page 18 . . .
3.12 Take Advantage of Compact Building Design

Sustainable planning provides a means for communities to
incorporate more compact building design as an alternative
to conventional, land consumptive development. Compact
building design suggests that communities be designed in a
way which permits more open space to be preserved, and
buildings be constructed in a manner which makes more
efficient use of land and resources. By encouraging
buildings to grow vertically rather than horizontally, and by
incorporating structured rather than surface parking, for example, communities can reduce the
footprint of new construction, and preserve more greenspace. Not only is this approach more
efficient by requiring less land for construction. It also provides and protects more open,
undeveloped land that would exist otherwise to absorb and filter rain water, reduce flooding and
stormwater drainage needs, and lower the amount of pollution washing into our streams, rivers
and lakes.
Compact building design is necessary to support wider transportation choices. Communities

seeking to encourage transit use to reduce air pollution and congestion recognize that minimum
levels of density are required to make public transit networks viable. On a per-unit basis, it is
cheaper to provide and maintain water and sewer services and other utilities in more compact
neighborhoods than in dispersed communities.
Research based on these developments has shown, for example, that well-designed, compact
sustainable communities that include a variety of house sizes and types command a higher
market value on a per square foot basis than do those in adjacent conventional suburban
developments.
SOURCE: Smart Growth

Page 19 . . .
4.0 Central Gordon Opportunities and Constraints
4.1 Context Analysis (Map 4)

Key Issues
Provide wildlife habitat where applicable
Provide contiguous system of greenstreets that meets Department of Fisheries and
Oceans (DFO) approval
Take advantage of views
Mitigate effects of 200 Street and 72 Avenue
Integrate sub-neighbourhood commercial nodes to promote walkable communities
The Neighbourhood Plan will need to integrate surrounding natural conditions, transportation
and consider surrounding land uses. The immediate Neighbourhood Plan areas are exemplified
by low density suburban housing with some low density townhouses along the escarpment to
the southwest. Employment and major shopping opportunities exist in the Langley Regional
Town Centre with other nodes at 200 Street and 72 Avenue and at 208 Street and 72 Avenue.
The surrounding undeveloped area is typified by moderate sized fragmented patches of trees
with a loose often incomplete network of interconnected corridors. Open roadside ditches are
common, often crossed by driveways and some are piped. Opportunities exist to maintain a
network of wildlife patches and corridors in conjunction with other functions such as, stormwater
drainage, parks requirements and greenway linkages.
The proximity of 202B Street and 72 Avenue as major arterial roads have a significant impact on
the neighbourhood. Considerations for land use will need to take this into account. Roads such
as 204 Street and 68 and 70 Avenues will have an impact, as major and minor collectors, but
are less of a concern. Bus stops exist at regular intervals along 200 Street and further
expansion of the transit network will take place as areas are developed. It is expected that
everyone will be within walking distance of a transit stop when the area approaches build out.
Pedestrian linkages are accommodated at intersections and along a greenways and sidewalk
network. Bike lanes are incorporated into the design of major streets and conform to the
Townships bike plan.
On a macro scale the Willoughby Community Plan is developing into a series of neighbourhood
plans that only incorporate a fragment of the overall vision for Willoughby. This plan can be
changed to incorporate new ideas that reflect the wishes of the public and reflect their future
needs. For example, the neighbourhood could be developed into one of a series of walkable
neighbourhoods based on a five minute walking distance, or 500 m (1,640 feet). Much of this
framework is already in the existing Willoughby Plan, but not all.
Surrounding land uses in existing and developing neighbourhood plans should be respected.
Densities should respect the surrounding developments through massing and design. Where
conflicts are anticipated additional design solutions may be warranted to help alleviate the
issues. The major transportation routes in surrounding areas are where commercial uses and
higher density developments are found. This allows for limited access to ease transportation
issues as well as providing a noise barrier to the lower densities behind. The views along the
escarpment could continue to be taken advantage of with higher densities.
The Willoughby Plan currently designates the area for mainly single family residential
development with some multi-family residential and a neighbourhood commercial centre
Page 20 . . .
(location not determined). Thought can be given to whether this is the most sustainable form of
development and the best mix of housing for the future. The appropriate location(s) of
commercial activity need to be determined.
4.2 Site Analysis (Map 5)

Key Issues
Maintain views and key geomorphic features
Continue network of DFO approved greenstreets
There are four distinct landscape units that comprise the study area.
The Upland, at the north end, is mostly flat with moderate to imperfect drainage and invasion
species (black cottonwood, red alder, and paper birches) with only limited stands of succession
species (western red cedar and Douglas fir). This area has many large lot single family homes.
This unit will be affected by the increased use of 72 Ave and 204 Street which will increase the
barriers between the unit sections.
The Hillside has the most ‘rural feel’, with largely abandoned five acre fields interspersed with
well established evergreen wildlife habitat patches with large specimens of big leaf maples,
western red cedars and Douglas firs. The whole area is interspersed with well maintained
homes with some contiguous pockets maintaining their stature.
The Roadside Tributaries of the Nicomekl watershed are the most valuable natural resource in
the neighbourhood. It is crucial to identify, restore and maintain these watercourses for wildlife.
In specific the roadside ditches along 68 Avenue and 204 Street have been identified as being
Class B watercourses (which provide food or nutrients and cool water for downstream fish
populations, but have no documented fish presence or reasonable ability to support fish
populations) and as such will have to be dealt with accordingly.
The Milner Escarpment is located in the southwestern section of the plan area that offers the
best views of the valley. Due to the high visibility of the escarpment from Glover Road and
areas south of the planning area, it is essential to establish a high development standard.
4.3 Transportation (Map 6)

Key Issues
Provide safe and efficient transportation of people and goods from place to place
Provide linkages and alternative modes of transportation
There is one major north-south (202 Street) and one east-west (72 Avenue) arterial road in the
plan area. 202 Street will serve as a key link parallel to 200 Street from 86 Avenue through to
the Willowbrook Regional Town Centre. This road provides an alternative routing option parallel
to 200 Street. The road will have 4 lanes divided by a median, commuter bike lanes and a
greenway boulevard. It will have a street greenway linking this area into the Township’s
greenway network. 72 Avenue is a key link connecting Glover Road, 208 Street, 200 Street and
Surrey. The collector road standards in the plan area will draw traffic to and from the major
arterial road and local road network.
Page 21 . . .
4.4 Environmental Features (Map 7)

Key Issues
Preserve wildlife habitat and environmental features (habitat patches and watercourses)
Link environment features together through a network of greenways
The low density character of the area provides multiple opportunities for preserving wildlife
habitat. A number of habitat patches have been identified. Additional habitat should be
protected from development through greenways, green streets and tree protection.
Watercourses in the area have been classified as red (Class A), yellow (Class B) or green
(Class C) (See Definitions).
4.5 Drainage (Map 8)

Key Issues
Provide drainage designs that respect natural systems while preventing storm events
from threatening life and property
Consider multi-purpose designs in conjunction with road and greenway designs
Drainage patterns bisect the area east and west along a ridge running at or near the 206 Street
alignment. Drainage is directly linked to Department of Fisheries and Oceans issues by the
requirement for engineered drainage systems to continue to supply red and yellow coded
streams with some water for most if not all times of the year.
The green street network from the Northeast Gordon Estate Neighbourhood Plan will be
extended into this area. Green streets are designed to promote stormwater volume control by
minimizing impervious area and increasing opportunities for infiltration by incorporating
measures such as roadside swales and reduced road widths to slow water runoff and cooling
and cleanse it. Green streets are proposed along 68 Avenue east of 206 Street and along most
of the length of 206 Street.
4.6 Definitions
Class ‘A’ Red – In habited year round or has potential for year round fish presence upon
reasonable means of access enhancements.
Class ‘B’ Yellow – Significant source of food, nutrient or cool water supplies to downstream fish
populations. These watercourses have no documented fish presence or reasonable potential
for fish presence.
Class ‘B’ Green – Insignificant food/nutrient value. No documented fish presence and no
reasonable potential for fish presence. These watercourses dry up soon after rainfall.
Page 22 . . .
5.0 Performance Targets
5.1 THE CHARRETTE GOAL
Facilitate and implement a 50-year vision for a complete, vibrant and sustainable
urban community, primarily centred within a 5-minute walk around two compact
commercial and residential nodes, located north and south boundaries – and
capable of accepting 3,000 – 4,500 new residents in 1,400 – 2,200 housing units,
and space for 160 – 270 new jobs by 2050.
5.2 KEY DESIGN QUESTIONS and MAIN OUTPUTS
Key Design Questions
1. How can the area be developed to incorporate a mix of land uses and associated services,
designed to be pedestrian-friendly and sensitively integrated into surrounding land uses and
natural areas, and to establish an attractive and liveable neighbourhood?
2. How can commercial nodes be designed to be pedestrian friendly and well integrated into the
surrounding community?
3. How can the surrounding physical character, the escarpment, views, and be integrated
and/or referenced in the design?
4. How can the existing surface stormwater drainage system and vegetation be protected and
enhanced to serve both the needs of development and wildlife?
Main Outputs
1. Colour illustrative plan of the neighbourhood and surrounding context, including: land
uses; parks, open space & habitat network; schools and other civic uses, arterial and local
streets, etc.
a. Movement systems & road network integration diagram including streets, transit,
greenways & trails, and 5-minute walking distances from key points.
b. Parks & open space network diagram including preserved vegetation, creek corridors,
school/park sites, canopy cover etc.
(Potential outputs of charrette)
c. Draft plans, section/elevation, sketches, diagrams, notes of any of the below items
(To be added in final plan document)
d. Detail plans, section/elevations, sketches, diagrams of neighbourhood entry points,

surrounding neighbourhood and preserved open space.
e. Detail plan, section/elevations, sketches of typical greenway, trail, and water corridor
network segments, including creek crossings.
f. Detail plan, section/elevations, diagrams of traffic calming & pedestrian/bicycle
arterial crossing strategies.
g. Detail plans, section/elevations, sketches, diagrams of stormwater drainage concept.
h. Sketches, illustrations and images detailing Street & neighbourhood node identity
concept, including incorporation of historic and physical context.
i. Document, in text and drawings, achievement of targets.
Page 23 . . .
5.2 PERFORMANCE TARGETS
5.2.1 MIXED USE neighbourhood ACCESSIBLE TO ALL
1 . Establish an interconnected network of streets that use traffic calming methods to allow easy
local traffic access to neighbourhood streets and direct through-traffic to arterials located at
appropriate intervals.
2 . Develop an interconnected greenway system in accordance with the Willoughby Community Plan
and with east-west connections into adjacent neighbourhoods, and additional north-south routes
through neighbourhoods as appropriate.
3 . Provide pedestrian/bike linkages across arterials at maximum 800 metre intervals and access
onto the greenway system every 300 metres.
5.2.2 DIFFERENT housing TYPES
4 . Locate 1,400 to 2,200 total housing units in the neighbourhood with a range of housing types and
tenures suited to a mix of ages, incomes, and abilities.
5 . Incorporate approximately 50% of residential development as multi-family units, particularly
medium- to high-density apartments, and multiple unit ground-oriented housing – including
townhouses, residential infill and secondary suites.
6 . Maintain a minimum gross density of 10 dwelling units per acre density, with a maximum gross
density of 20 du per acre within 5 minute walk of main nodal intersections.
5.2.3 FIVE MINUTE walking DISTANCE
7. Design higher density development around commercial nodes and near major roads.
8 . Orient all development to front on publicly owned and accessible streets.
9 . Ensure 100% of residents and workers are within 500 metres of basic daily needs, and a park or
an access point to the open space and trails network.
5.2.4 ACCESS TO natural AREAS AND PARKS
1 0 . Develop an interconnected 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. Link trails to the public street and
greenway network and to other community trails beyond the study neighbourhoods.
1 1 . Provide one acre for a Pocket Park in accordance with park standards and one acre for wildlife in
accordance with the Wildlife Strategy.
1 2 . Preserve all large stands of evergreen trees. In locations where trees must be cleared replant
open areas such that there is a minimum 40% tree canopy cover within 20 years of planting.
Achieve no net loss of all watercourses, riparian areas, wetlands and ponds.
1 3 . Preserve and accentuate view sheds.
5.2.5 LIGHER, GREENER, CHEAPER, SMARTER infrastructure
14. Reduce impacts to streams and groundwater through the use of low impact infrastructure and
drainage in developed and non-developed areas, to conserve water and improve water quality,
and to infiltrate 1” of rainwater per day.
1 5 . Achieve a minimum of 50% effective impermeable surface area.
1 6 . Provide infrastructure that is both functional and ‘readable’.
5.2.6 GOOD AND PLENTIFUL jobs CLOSE TO HOME
1 7 . Provide buildable space for 160 - 270 new jobs in the commercial/retail sector: approximately
52,000 square feet (4,830m2) of commercial and retail space to balance jobs with the local labour
force.
1 8 . Ensure 100% residential and commercial units are within 800 metres of a transit stop.
Page 24 . . .
MAP 1 - CENTRAL GORDON ESTATE BOUNDARIES MAP

Page 25 . . .
MAP 2 – WALKABLE NEIGHBOURHOODS

Page 26 . . .
MAP 3 – WILLOUGHBY COMMUNITY PLAN

Page 27 . . .
MAP 4 - CONTEXT MAP
MAP 5 - SITE ANALYSIS

Page 28 . . .
MAP 6 - TRANSPORTATION
Page 29 . . .
Page 30 . . .
MAP 7 – ENVIRONMENTAL FEATURES

Page 31 . . .
MAP 8 - DRAINAGE
Page 32 . . .
ATTACHMENT C

S 6 - Gordon Estate Neighbour Hood Plan Density Review

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2008 - SPECIAL MEETING REPORT: 09-20

Patrick Marples, MCIP

ATTACHMENT A Central Gordon Estate Boundaries Map

Central Gordon Estate Neighbourhood Plan

Charrette Design Brief

5. Central Gordon Background

6. Design Performance Targets

1.0 Central Gordon Plan Process

• Background information – stream classification review, site analysis

The background information includes:

The schedule for the charrette is provided below:

3. Team Review of Draft Plan

4. Public Open House

2.0 Township Planning Context

2.2 Sustainability Goals

2.3 Official Community Plan

2.4 Neighbourhood Plans

3.0 Sustainable Planning

The “Neo-Traditional Neighbourhood Design” approach emphasizes infill development, mixed

3.2 Principles of Sustainable Planning

• Create Walkable Neighborhoods

• Encourage Community and Stakeholder Collaboration

• Foster Distinctive, Attractive Communities with a Strong Sense of Place

• Make Development Decisions Predictable, Fair and Cost Effective

• Mix Land Uses

• Provide a Variety of Transportation Choices

• Strengthen and Direct Development Towards Existing Communities

• Take Advantage of Compact Building Design

3.3 Create Range of Housing Opportunities and Choices

3.4 Create Walkable Neighborhoods

3.5 Encourage Community and Stakeholder Collaboration

3.6 Foster Distinctive, Attractive Communities with a Strong Sense of Place

3.7 Make Development Decisions Predictable, Fair and Cost Effective

3.8 Mixed Land Uses

3.10 Provide a Variety of Transportation Choices

In response, communities are beginning to implement new

3.11 Strengthen and Direct Development Toward Existing Communities

3.12 Take Advantage of Compact Building Design

Compact building design is necessary to support wider transportation choices. Communities

SOURCE: Smart Growth

4.0 Central Gordon Opportunities and Constraints

4.1 Context Analysis (Map 4)

4.2 Site Analysis (Map 5)

4.3 Transportation (Map 6)

4.4 Environmental Features (Map 7)

4.5 Drainage (Map 8)

5.0 Performance Targets

5.1 THE CHARRETTE GOAL

5.2 KEY DESIGN QUESTIONS and MAIN OUTPUTS

Key Design Questions

(Potential outputs of charrette)

(To be added in final plan document)

d. Detail plans, section/elevations, sketches, diagrams of neighbourhood entry points,

5.2 PERFORMANCE TARGETS

5.2.1 MIXED USE neighbourhood ACCESSIBLE TO ALL

5.2.2 DIFFERENT housing TYPES

5.2.3 FIVE MINUTE walking DISTANCE

5.2.4 ACCESS TO natural AREAS AND PARKS

5.2.5 LIGHER, GREENER, CHEAPER, SMARTER infrastructure

5.2.6 GOOD AND PLENTIFUL jobs CLOSE TO HOME