A-10 VICARRO RANCH PLANNING AREA 10.1 Background (B/L 864-99) The Vicarro Ranch Planning Area is located in the eastern urban area of the City on Sumas Mountain and is shown on Figure A-10(1). It is approximately 160 hectares (395 acres) in size and is comprised of three lots. The area is under one ownership and is occupied by a ranch house, caretaker s house, a large barn and equipment storage sheds. It is used primarily for small-scale cattle ranching. No public roads currently exist on the site. The Major Road System plans of the City, shown on Map 8 of the Official Community Plan, provide for the extension of Whatcom Road through the site to provide a north-south connection between the Trans-Canada Highway and McKee Road. Figure A-10(1) Vicarro Ranch Planning Area A28...
10.2 Context Until the 1990 s, the location and physical features of the planning area kept it removed from the pressures of urbanization. In 1999, lands to the west are developed as single family residential and lands to the east are undeveloped. To the south are lands in various stages of development ranging from the established Carrington single family residential area and Regal Peaks cluster housing residential area to the under construction Eagle Mountain residential development. To the north of the Vicarro Ranch Planning Area is the existing single family residential development on Wells Gray Avenue, the developing Boffo lands and the undeveloped Phase 2 Straiton lands. McKee Road, a north-south collector, runs outside the western perimeter of the site and, via the Cassiar Avenue cul-de-sac, provides entry to Vicarro Ranch. Whatcom Road was constructed to the south boundary of the planning area in 1994. Regal Parkway abuts the south boundary and the Eagle Mountain development is to provide two connections to the south boundary, one of which will be the extension of Eagle Mountain Drive. Along the north boundary McKinley Drive provides access to the planning area. The Boffo residential development has been designed to provide four connections to the north boundary of the planning area. One of these connections is the extension of Whatcom Road. The McKee Road to Westview Boulevard section was completed in 1999; the remaining stretch will be extended to the north lot line of Vicarro Ranch by Boffo Developments. 10.3 Natural and Man-made Features The Vicarro Ranch Planning Area is bisected by a valley which runs from McKee Road to Lower Sumas Mountain Road and has steep terrain on both sides, as shown on Figure A-10(2). The result is three geographic land units as shown on Figure A-10(3): the valley; the northeast area which is part of the McKee Peak area of Sumas Mountain; and the southwest area which is a fractured end remnant that has slumped off Sumas Mountain. (a) The Valley The valley bottom is occupied by a B.C. Hydro right-of-way, which is a 140 m wide cleared corridor housing three main power lines, with transmission towers located approximately every 300 m along its length. The largest towers reach a height of approximately 30 m, visually dominating the landscape immediately within their vicinity. It is through this valley that the Whatcom Road extension will be located. A29...
The north side of the valley has south and west facing slopes. The south facing slopes are bluffs which preclude construction of roads and development generally. Turkey vulture and peregrine falcon have been observed in the past over this bluff and may be nesting in the area. As a consequence, building setbacks from the bluff edge may be required. The west facing valley sides are considerably less severe than those on the south and, although grades may preclude public roads, cluster type residential development is suitable. As a consequence of the terrain along the north side of the valley, access to the majority of the northeast land unit must occur from adjacent lands to the north. As part of the archaeological base line investigation done of the planning area, a large cave was identified in the north side of the valley. While no artifacts were found on the current cave floor and no soot was noticeable on the roof of the cave, the cave may have been used in the past as a habitation or refuge area. Consequently, it may have archaeological significance and cultural importance to the Sto:Lo nation. The Bastion Group Heritage Consultants, in their Archaeological Impact Assessment under Permit No. 1995-198, recommend a buffer zone of approximately 50 m around the mouth of the cave, to protect the integrity of possible archaeological deposits within the cave and the integrity of the cave as a possible spiritual site to the Sto:Lo Nation. At the time of development, the proposed 50 m setback should be reviewed in detail. The south side of the valley contains less severe, but extremely challenging terrain. Here a bluff is the distinguishing feature between the southwest land unit and the valley. In addition to the bluff, this south side also contains sizeable areas with slopes of less than 20% surrounded by steep terrain or defined by bands of steep ridges. While watercourses within the planning area are limited, they are concentrated in the valley area. Figure A-10(4) identifies the watercourses which include: (1) McKee Creek which is the main stream located in the western portion of the B.C. Hydro right-of-way; (2) a small intermittent creek, identified as Central Creek, draining in a northwesterly direction to McKee Creek from the southwest bluff; (3) several tributaries to McKee Creek flowing parallel to and within the B.C. Hydro right-of-way; (4) four man-made ponds including the Trethewey Ranch pond, Edgar Springs pond and two ponds within the B.C. Hydro right-of-way; and (5) several marsh areas and seeps. A30...
The DFO Land Development Guidelines provide direction on responding to these environmental features. In addition, the various streams, ponds and wetlands offer opportunities for aesthetic purposes, where passive uses such as walks and nature observation can be part of the recreation of the area. (b) The Northeast Area The developable area of the northeast land unit has a west/southwest aspect. As noted above, access to this land unit must occur from the north. As Figures A-10(2) and A-10(4) illustrate, the slope of this land unit is generally a continuous one with steep but nevertheless developable grades. Isolated pockets of developable land are located along the bluffs. Geotechnical investigations done to date (i.e. letter reports dated February 9, 1995, and April 17, 1997, to Catre Industries Ltd. from EBA Engineering Consultants Ltd.) indicate that blocks have failed in prehistoric times as evidenced by the presence of several large blocks located downslope of the bluffs. Defining the bluff edge in the field and special buildings setbacks from these bluffs are recommended. As indicated earlier, special setbacks from the bluff edge may be necessary to protect turkey vulture and peregrine falcon habitat. Further definition of these constraints to developing lands adjacent to the bluff edge area may be necessary to prove out its suitability for development at the rezoning/subdivision stage. (c) The Southwest Area Complex terrain characterizes the southwest land unit. The peak top is a moderately sloping plateau and the ranch-house site is a gently sloping one. They are separated by a wide band of steep terrain, with sizable pockets of developable land. While the peak top plateau is accessed from the south, the ranch-house plateau is currently accessed via McKee Road. Both plateaus are developable using conventional construction techniques and standards. One of the principal challenges in developing this sector will be to provide public road connections between the plateaus and from the existing road network to the ranch-house plateau. The geotechnical hazard assessment done by EBA Engineering Consultants Ltd. (i.e. letter report dated February 9, 1995) concluded there was no major geotechnical hazard that could pose a fatal flaw to development. A31...
10.4 Schools In 1998-99 the School District undertook a study of the school system, including delivery model and future land requirements. In terms of the planning area, the study concluded that school capacity will be available to accommodate development in the southwest area through existing public schools and the new elementary school to be constructed on the School District site at the southeast corner of Eagle Mountain Drive and Goodbrand Drive. Accordingly, no land is required in the southwest area for school purposes. By contrast, existing public schools readily accessible to the northeast area have limited capacity to serve new development and new school sites to accommodate new development have yet to be acquired. The location of future schools has yet to be determined. However, based on anticipated residential growth and school need projections and the geography of the planning area and adjacent lands, the School District does not anticipate acquiring a school site within the planning area. As noted in the discussion on the natural features of the planning area, Hydro lines preclude development of the valley bottom and the valley sides have severe to challenging terrain. Some development on the valley sides will, by virtue of their access, be part of the community to the north, while other development will be part of the community to the south. Development on the valley sides is anticipated to be largely multi-family in form and is not expected to place a large demand on the school system. 10.5 Utilities (a) Sanitary Sewer The east portion of the subject lands is currently outside the Sewer Boundary and will require an application for inclusion to the City. Approval may include connection charges and/or latecomer charges. The entire planning area is to be serviced to the north due to insufficient capacity in the system to the south. The existing 200 mm diameter sanitary sewer main, which terminates on Wells Gray Avenue and McKinley Drive, is to be extended south to the north boundary of the planning area. There currently exists a surcharging condition in a number of downstream sections of the sanitary sewer system. Some of this upgrading is included in the City s Five-year Sanitary Sewer Capital Works Program. At the time rezoning of land in the planning area takes place an updated assessment of sanitary sewer facilities will be required. A latecomer payment is also payable for the lands that will flow into the McKee Trunk Sanitary Sewer. A32...
(b) Water For lands east/northeast of the Hydro transmission line and above the 237 m elevation, two water reservoirs are required: the 305 m pressure zone requires a 2,840,000 litre (750,000 Imp. Gal.) reservoir while the requirement for the 381 m pressure zone is yet to be determined. For the remainder of the planning area, a 250 mm diameter watermain extension from Westview Boulevard to the north property line of the planning area is necessary and is to be installed in 1999. (c) Drainage A storm water detention facility has not been established for the planning area but can be suitably provided under the B.C. Hydro right-of-way. A drainage basin analysis has been partially completed to determine contributing areas and sizing requirements for a facility which is required to accommodate storage for a 100-year event from all developments in this basin, plus the 10-year event for the planning area. 10.6 Organizing Principles The concept plan for the planning area was formulated using the following organizing principles: Integrate the area into the existing and proposed urban fabric. Avoid development on steep and severe terrain and respect environmental sensitivities. Protect natural geographic formations and archaeological assets. Create a sustainable urban area within the challenges presented by the natural features of the area. Utilize residential clusters or enclaves as a means of preserving natural terrain and vegetation and protecting environmentallysensitive habitat. Provide primarily ground-oriented housing at low densities in acknowledgment of the significant distance of the planning area from future commercial, institutional and civic land uses and the steepness of the terrain. Provide a variety of parks and open spaces to meet the needs of residents, in the form of an integrated system that connects one with the other. Provide a network of interconnecting streets that link facilities in a direct manner and are designed to discourage speeding, provide direct routing for transit and accommodate pedestrian movement. A33...
10.7 Policies (a) Land Development It is Council policy that: (1) Areas with slopes in excess of 35% are to be avoided to the greatest extent possible in the identification of development sites and in the siting of all structures, roadways and parking. Where such areas are included in a development site, the development shall respect the environmental attributes and potential geotechnical hazards of the area. (2) Development may take place on the valley sides where the inherent character and environmental attributes of the area are preserved. (3) Sprinklering of buildings shall take place where only one route provides vehicular access to a site and the route is over 275 m long. (4) At the time of development of Whatcom Road, the north side of the valley or northeast area of the Vicarro Ranch Planning Area, whichever develops first, the measures to protect the cave archaeological resource are to be reviewed in detail and are to include consultation with the Sumas First Nation. (b) Land Use and Development The land use scheme for Vicarro Ranch is shown on the Future Land Use Map, identified as Figure A-10(5). For the northeast area, it is Council policy that: (1) The northeast area is to be developed as hillside single detached residential and conventional single detached residential under the Low Density Residential designation, with the larger lot size of hillside residential zoning applying to sizable areas where the natural terrain is dominated by slopes of 20% or more. Based on the topographic information available in 1999 the western portion of this northeast area falls into this category. (2) One pocket of Medium Density Residential development at a maximum density of 20 units per hectare will be considered for designated lands in the northeast area adjacent to the linear open space corridor formed by Upper McKee Creek. (3) Within the Low Density Residential designation, cluster housing, to a maximum density of 16 units per hectare, will be considered for designated lands above the edge of the south facing bluff, provided: A34...
(a) (b) (c) an acceptable setback is provided from the turkey vulture and peregrine falcon habitat; sizeable areas with slopes over 35% remain undisturbed; and special setbacks are put in place to protect against hazardous geological conditions. For the valley, it is Council policy that: (4) The valley bottom and the north side of the valley are to remain as open space with the exception of one pocket of Medium Density Residential development east of the future Whatcom Road and adjacent to the linear open space corridor formed by Upper McKee Creek. In order to establish this Medium Density Residential development it will be necessary to: (a) (b) (c) provide acceptable private access from the future Whatcom Road; retain appropriate setbacks from Upper McKee Creek; and protect the cave archaeological resource. (5) On the south side of the valley, the land area between the upper bluff and the valley bottom shall be developed under the Low Density Residential designation as three distinct cluster housing enclaves, separated by undisturbed areas of at least 30 m width designed to reduce the visual impact of the development, provided: (a) (b) (c) (d) (e) (f) each enclave has a developable area density of no more than 16 units per hectare, where developable area is defined as original slopes with grades of less than 35%; the easterly enclave is accessed from Whatcom Road; the middle enclave is accessed from Regal Parkway; the western enclave is accessed from McKinley Drive; watercourses are protected; and geological conditions on each site or abutting lands do not pose a hazard. For the southwest area, it is Council policy that: (6) The southwest area is to be developed primarily as single family residential under the Low Density Residential designation. A35...
(7) Within the Low Density Residential designation, cluster housing, to a maximum density of 16 units per hectare, will be considered for designated lands above the edge of the bluff, provided sizeable areas with slopes over 35% remain undisturbed and special setbacks are put in place to protect against hazardous geological conditions. (8) Medium Density Residential development to a maximum density of 20 units per hectare will be considered for designated lands above the edge of the bluff, provided sizeable areas with slopes over 35% remain undisturbed and special setbacks are put in place to protect against hazardous geological conditions. (9) The area designated Homestead shall be available for urban development, with the specifics determined via a future amendment to this plan. In preparing plans for this area special consideration should be given to the future use of the Trethewey homestead in order to take advantage of its unique and magnificent architecture and craftsmanship. (c) Neighbourhood Form It is Council policy that: (1) As a means of integrating cluster housing and townhouse development in a neighbourhood, all such development sites, other than isolated enclaves, are to have a pedestrian-friendly street presence with buildings, rather than fences, facing the street. (d) Movement Systems It is Council policy that: (1) In response to topographic constraints, private roadways are to be used to access the residential enclaves on the south side of the valley. (2) A pedestrian- and cyclist-friendly road system is to be established. (3) The pedestrian environment is to be enhanced by the greening of residential streets through the planting of trees in boulevards located at the curb and by pedestrian-scale lighting fixtures. A36...
(e) Parks and Open Space It is Council policy that: (1) The parks and open space concept for the Vicarro Ranch Planning Area includes the B.C. Hydro right-of-way, Major Open Space and Neighbourhood Parks illustrated on Figure A-10(5). (2) Open space within the planning area is to be comprised of both public- and privately-owned lands. Publicly-owned open space will include active and passive parks, trails, recreation facilities, dedicated environmentally sensitive areas and dedicated tree/landscape corridors. Privately-owned open space will include tree/landscape preservation corridors, environmentally-sensitive lands and private outdoor space. (3) The southwest and northeast areas are to be provided with active public neighbourhood park space. As a result of the terrain conditions within these areas and the opportunity to provide a ball field under the B.C. Hydro right-of-way (i.e., the valley bottom), the active public neighbourhood park space for these areas will not be in the form of ball fields. (4) In the southwest area the active neighbourhood park space site should be located adjacent to similar park space on abutting lands. (f) (g) Schools and Churches It is Council policy that: (1) While no school sites have been identified within the Vicarro Ranch Planning Area, it is anticipated that residential development will contribute financially to future school site needs based on the policies and regulations in place at the time of development. (2) Churches and schools are permitted anywhere in the planning area where development is otherwise appropriate. Utilities It is Council policy, that (1) Developers of land in the planning area will be responsible for construction of the roads, sanitary, storm and water systems within the planning area and for bringing such infrastructure to the planning area, all in accordance with City standards. (2) Phasing the construction of Whatcom Road, to its ultimate four-lane divided arterial cross-section, to the level of development in the planning area will be considered. A37...
(3) A community storm water detention facility is to be established which addresses the needs of the planning area and accommodates storage for a 100-year event from all developments in this drainage basin. (h) Summary Based on the foregoing policies, a minimum 37% of the planning area will be left as open space. Additional open space is expected through the retention of steep slopes on individual lots and on a cluster housing and multi-family townhouse properties and through the creation of neighbourhood parks in the southwest and northeast areas. Further, it is projected that the planning area, excluding the Homestead site, will yield an estimated 1,070 housing units: 370 single family residential lots, 480 cluster housing units and 220 multifamily townhouses. The table below shows a breakdown of major land uses by gross area, along with an estimate of the housing that will be generated in the planning area. The numbers presented in the table are provided for planning purposes and are not to be interpreted as the yield to be accommodated through the rezoning/subdivision of the area. Table A-10 (1) Vicarro Ranch Planning Area: Land Use and Housing Estimates Northeast Single family Cluster Housing Medium Density Valley Medium Density (north side of valley) Cluster Housing (south side of valley) Southwest Single Family Cluster Housing Medium Density Homestead Percentage of Planning Area 17% 6% 2% 1% 16% 11% 2% 3% 5% Estimated Housing Units (numbers rounded to 10 s) 250 units 160 units 70 units 50 units 250 units 120 units 70 units 100 units To Be Determined B.C. Hydro Right-of-way 14% -- Major Open Space 23% -- Total 100% = 162 hectare 1,070 units A38...
10.8 Implementation Rezoning, development permits and subdivision will be necessary to implement the land use policies for this planning area. Prior to rezoning, the following prerequisites must be satisfied: (a) major road and utility services must be available or secured, as per City standards, to accommodate the proposed urban development; (b) a statutory right-of-way for the extension of Whatcom through the planning area must be registered in favour of the City; (c) the entire Vicarro Ranch Planning Area must be included in the Fraser Valley Regional District Sewer Area; (d) any designated major open space areas must be secured by the City either through dedications or covenants; and (e) a site for community storm detention must be secured in the undevelopable portion of the B.C. Hydro right-of-way. The Development Services Department work program should include investigating a new multi-family townhouse zone with a maximum density of 20 units per hectare to better accommodate townhouse development on hillsides. A39...
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