Excerpt from Willoughby Community Plan

3.2
3911 00/06/19

OPEN SPACE AND ENVIRONMENTALLY SENSITIVE AREAS (GREENWAYS)

This designation includes areas identified as having significant environmental sensitivity as streamside vegetation, as wildlife corridors, or as potential for major park and recreation space. There is also wide public support for preservation of greenways along 200 Street, as shown in the current Willowbrook Plan. These greenways are maintained in the Willoughby Plan and extend northward to 83 Avenue. The greenways are intended to be primarily landscaped areas, incorporating an urban trail. At major intersections of 72 and 80 Avenues, it is expected that the 200 Street corridor will be expressed with a predominantly hard surface landscape treatment appropriate to commercial and service commercial uses. Provision is made for an extensive network of greenways, field and forest corridors linking urban areas. Greenways are seen as critical elements to help structure the urban form of Willoughby. The greenway system is illustrated by Map 2. Some recommendations for change to the Agricultural Land Reserve boundaries are also made in the policies noted below. A. Every effort shall be made to preserve a linear greenway along 200 Street except for identified nodal areas at major intersections. The width of the greenbelt shall be a minimum of 30 metres on both sides of 200 Street. The greenway on each side of 200 Street may be divided into two separate greenways, one along 200 Street and one within the neighbourhood. The greenways would total 30 m in width. B. It is proposed that a gateway entry, combining landscaping and gateway signage be created at the respective entrances to the 200 Street greenway. The north entrance is proposed at 83 Avenue and Latimer Creek to mark the transition to multiple family use. The south gateway is proposed at 68 Avenue to mark the boundary between the Willowbrook and Willoughby communities. C. Every effort is to be made to preserve significant tree stands and fields in order to accommodate wildlife and songbirds. Favorable consideration through application of density bonusing will be given to development projects which include provision for significant preservation of forests and woodlots, and include, where appropriate, provision for storm water detention ponds. D. It is desirable to maintain a large natural park on the Langley/Surrey border at 196 Street south of 76 Avenue. Acquisition of land in this area, if possible in conjunction with the City of Surrey, is strongly supported. E. The headwaters of Latimer Creek and Yorkson Creek, which incorporate high quality riparian habitat for salmonid production, shall be protected through maintenance of a leave strip (to provide shade to moderate water temperatures, and leaf litter and insects for food, and to contribute organic debris for fish cover). The Ministry of Environment, Lands and Parks requests at least 15 metres in width from the top of banks. Larger setbacks are desired where feasible. Special guidelines to provide drainage, watercourse and aquifer protection must be enacted at the NCP stage in the Latimer Creek headwaters area.

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F. The municipality is committed to the protection of aquifers which may influence stream flow and water quality. Lower densities of development and adequate storm water retention is to be applied to aid in maintaining the integrity of groundwater aquifers. Where feasible, inclusion of stormwater management detention ponds in greenways is strongly supported. G. Every effort is to be made to preserve fields in association with forest and fish habitat. Density bonusing is to be applied where appropriate to encourage owners to set aside fields and woodlots. H. Development of a greenway system designed to link urban areas in Willoughby while also functioning as corridors for wildlife movement is supported. Areas with lands or buffers worthy of preservation, to be achieved through the use of bonusing, land purchase, or similar means are depicted on Map 2. I. Required boulevard planting and provision of street trees along all roads is a fundamental component of all new development in Willoughby. J. Lands within the Agricultural Land Reserve west of 200 Street at 86 Avenue are proposed for exclusion from the ALR (requiring approval from the Provincial Agricultural Land Commission) and are to be designated in accord with the classifications indicated on the Long Range Land Use Map.

3.3
3911 00/06/19

SHOPPING AND OFFICES (COMMERCIAL)

4586 04/02/08

The main commercial centre in Willoughby will be in the Town Centre which will be a mixed use area including commercial, high density residential use, institutional use and public amenity space. Densities up to 296 units per hectare may be considered. Each of the commercial centres will, in addition to the Town Centre, offer opportunities for creation of transit hubs. Neighbourhood centres will be more clearly defined in Neighbourhood Plans. Service commercial nodes, providing for retail needs of neighbourhood residents and motorists on 200 Street are proposed at the major intersections of 72 and 80 Avenues, and are proposed to include mixed uses such as service commercial and multiple family housing. A. Community commercial uses, consisting of major retail facilities, offices and associated support services are intended to be located in the Town Centre. B. The Long Range Land Use Map illustrates schematically other neighbourhood commercial areas in Willoughby, either centered on 200 Street to serve automobile traffic, or along secondary major roads to provide convenient access to nearby neighbourhoods. This includes secondary centres at 208 Street and 72 Avenue, and 212 Street and 83 Avenue. The size and location of these commercial nodes may be defined in greater detail in Neighbourhood Plans. C. Integration within commercial areas of buildings with residential accommodation is considered desirable.
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4030 01/07/16

4030 01/07/16

Excerpt from Yorkson Neighbourhood Plan
Community parks provide larger areas for sports field and related facilities, as well as passive or natural areas. Community parks are preferably located adjacent to secondary schools with a minimum size of 20 hectares (50 acres).

Table 5.1 - Estimated Park Requirements
Estimated Population 28,000 Park Standard (ha / 1000 persons)
Neighbourhood Community

Park Requirement (ha)
Neighbourhood Community

Total Park Requirement
Hectares Acres

0.8

0.8

22.4

22.4

44.8

110.7

The community park component will be supplemented by additional park development in other areas. In addition to the neighbourhood and community park areas in Yorkson, greenways will be provided, as discussed below, which will provide space for recreational walking activities. New park sites are shown conceptually on Map 1 and are intended to indicate generalized locations adjacent to school sites. Precise park locations will be determined prior to the opening of each phase. Neighbourhood parks require a 2 hectare (5 acre) site and a community park requires a 20 hectare (50 acre site). 5.2. GREENWAYS
4586 04.02.08

Greenways are multi-use linear parks for pedestrians, cyclists and/or wildlife that connect key locations or habitat areas. Greenways provide access throughout the community and linkages to important neighbourhood amenities. A number of different types of greenways will be provided as described below. The ecological greenway is located as shown on Map 1 to protect wildlife habitat through facilitating movement of wildlife between habitat areas. Consideration may be given to varying the location of the greenway, but: • the greenway must be an average of 30 metres wide. The greenway may be divided evenly between two properties or varied with wider and narrower sections provided an average width of 30 metres is maintained with a minimum width of 15 metres (the length of the 15 metre portions should be minimized); in all cases 5 metres will be required on each property; • the greenway must be contiguous; • the greenway should not be located adjacent to and parallel to a road, and • any change from the alignment shown on Map 1 must show how the greenway can be realigned through the neighbourhood connecting the eastern and western boundaries without any net loss of habitat. • Variation of the width of the greenway shall be based on the habitat value exhibited through the five key habitat land cover types in order of priority (wetland, coniferous, mixed forest, broadleaf and shrubs).

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Wildlife tunnels are provided under arterial and collector roads that cross the ecological greenway, as show on Map 1, Land Use Concept. A pedestrian trail will be located along one side of the ecological greenway so that it does not significantly impact the habitat value or biological integrity of greenway. A black wrought iron fence is required along the 208 Street median to prevent pedestrian crossings at mid-block. Tree removal shall be avoided and additional native plants may be needed to enhance ecological greenways. Wildlife tunnels will be required under arterial and collector roads to maintain continuity of the greenway corridor. Street greenways are wide boulevards along major roads providing an attractive environment to encourage walking. Driveway crossings will be discouraged. Where there is no alternative, driveways should be consolidated and intersections with greenways shall be designed for the safety of greenway users. Recreational greenways provide links to other parts of the neighbourhood. The 212 Street Greenway provides additional buffering along its length to protect adjacent properties from the increased truck and car traffic noise. Two options are provided to developers for how to address site dynamics. Treatment of adjoining properties shall be consistent with the initial option chosen unless proof is provided indicating how the streetscape is not adversely impacted by the alternate design. One acre sized Pocket Parks attached to street greenways are provided to help meet park requirements for the projected population of the neighbourhood. Two such parks are required – one each in the two southern quadrants. Map 1 indicates the general location of pocket parks, but the exact location is to be determined. Figure 5.17 shows the proposed design of a pocket park. Green commons and links are a combination of private and public space that will create an interconnection of trails, pathways and parks. Trails and pathways will link smaller parks (green commons) with larger parks and schools and 208 Street greenway. Each development shall integrate a public right-of-way through the property or share it with a neighbouring property. The Main Pedestrian Connection is intended to serve as a main diagonal connection through to the plaza at or near the centre of the Town Market. It is intended to have buildings fronting onto it, have additional space for patios and be populated with amenities (including green walls, green screens and a water feature(s), etc.), benches, lighting, flower baskets, etc.

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1. The following greenways shall be provided in Yorkson where indicated on Map 1:

Table 5.2 - Greenway Standards
Greenway Ecological Creek Standard
• • • • • • • • • • • • • • • • • • • • • •

Freeway Buffer – Constructed Berm Freeway Buffer – Retained Vegetation Street Recreational Green Links and Commons Main Pedestrian Connection 212 Street with slope

212 Street with wall

30.0m wide 3.0m wide shared use trail close to one side Width depends on watercourse protection requirement 4.5m wide shared use trail Minimum 15.0m wide, with a berm where trees are not retained or do not exist 3.0m wide hard surface trail Minimum 15.0m wide, with trees retained 3.0m wide hard surface trail 4.5m wide 3.0m wide shared use trail 6.0m wide 3.0m wide shared use trail 6.0m wide right-of-way allowing public access 1.5m wide hard-surface trail 6.0m wide right-of-way allowing public access 3.0m wide hard-surface trail Additional public spaces between buildings 2:1 max. slope 13.5m minimum width 3.0m wide shared use concrete pathway Minimum10m wide 3.0m wide shared use concrete pathway

Reference Figures 5.1 and 5.2 Figures 5.3 to 5.6 Figure 5.7

Figure 5.8 Figure 5.9 and Figure 5.10 Figure 5.11 Figure 5.12 Figure 5.13 and Figure 5.14 Figure 5.15

Figure 5.16

2. Provision of street, ecological, freeway buffer, recreational and 212 Street greenways and pocket parks and development of street, ecological, creek, freeway buffer, recreational and 212 Street greenways and pocket parks shall be achieved through, or by a combination of subdivision, zoning and development processes, voluntary contributions, expropriation and acquisition using development cost charges, fees, levies and other revenue sources.

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Figure 5.1 - Ecological Greenway Cross-Section

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Figure 5.2 - Ecological Greenway Plan View

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