Southwest Fleetwood Enclave Development Concept Plan Southwest Fleetwood Enclave 1 st Land Owners Meeting April 30 th, 2012
Presentation Overview Why the Plan? ; Overview & Purpose of Study; Constraints & Opportunities; Environmental Study Findings; Community/ Neighbourhood Planning; Servicing &Transportation Planning; Process & Timelines; Questions &Land Owner Survey
Why the Plan? On December 12, 2011, Surrey City Council approved a rezoning Development Permit, to allow for the development of 24 suburban single family lots. As part of the development approval, Council requested that City Staff work on creating a local development area concept plan for the larger Southwest Fleetwood Neighbourhood to the North.
Overview of Study Area Site Context (Location) Plan Area Walley City Centre Guildford Fleetwood Newton Cloverdale ALR
Existing Land Use Within Metro Vancouver Urban Containment Growth Boundary Suburban Designation in Surrey OCP A-1 (General Agriculture) and RA (One-Acre Residential) Zoning
Purpose of Study The SWF Enclave Land Use Study will address questions regarding the overall development concept and concerns regarding development impacts on: Agricultural lands to the south within the (ALR); Ecosystem/Biodiversity function and wildlife movement; Parks, Trails and Recreation Opportunities; Transportation, and Pedestrian Network Capacity; Land Use Types and Densities; Adjacent neighborhood; Financing, Services and Amenity Contributions Eaglequest Golf Course To Surrey Lake Park Urban Residential Lots ALR Fleetwood Park Secondary School Southwest Fleetwood Enclave
Constraints 1) Transportation Network Limitations 152 St Golf Course 84 Ave Surrey Lake Park 155 St 156 St ALR 82 Ave 80 Ave Fleetwood Park 164 St 1) Transportation Network Limitations: One way in, One way out. Intersection improvements needed? Limited Transit and Pedestrian Network options in and out. Access through Established Residential Neighborhood to the North
Constraints 2) Distances to Amenities/Services Golf Course Surrey Lake Park Commercial Commercial Fleetwood Park ALR Recreation Centre 2) Distance to Amenities/Services Nearest Transit Service on 152 St and 84 Ave (>1.3 km away) Nearest Commercial/Retail areas (>2 km away) Nearest Recreation Centre Opportunities (>3 km away)
Constraints 3) Proximity to ALR 4UPA 1 2 UPA 200 m 400 m ALR 3) Proximity to ALR Buffers and Lower Density Policy against the ALR within 400 m (Policy 0-23); Right to Farm and Residential Nuisances near ALR; Limit access into ALR lands; Views in and Out must be respected.
Constraints 4) Environmental Areas 4) Green Infrastructure Corridor Connections, and Ecosystem Values adjacent to Fleetwood Park (Hub)
Constraints 5) Land Consolidation 5) Land consolidation areas maybe identified to ensure feasible development which achieve an equitable distribution of road dedication, land development, and construction costs for: smaller acreage parcels; greenway corridors; environmental value protection; encumbered properties with little development potential; sharing road construction costs;
Opportunities Southern Exposure and Views; Flat to gently sloping topography of (2 to 12% grade); Infrastructure Serving Proximity; No major creeks or water bodies; Tree preservation; Proximity to Water, Sewer, Infrastructure. Recreation Southern Exposure & Views Fleetwood Park Secondary School Green space
Environmental Study Results EXISTING ENVIRONMENT Physical Environment Biological Environment Human Environment RISK MANAGEMENT Climate change Tree Hazards Wildfire ECOLOGICAL ANALYSIS Ecological Significance Value of the Urban Forest CONSERVATION AND DEVELOPMENT OPTIONS Opportunities and Constraints Green Infrastructure Tree Retention Trails and Parks Ecological Restoration and Enhancement Regulatory Requirements RED AND BLUE LISTED SPECIES WITHIN 10 KM OF STUDY AREA
Environmental Study Findings 4 Class C Watercourses Representative Photos 1 Adjacent to Golf Course South of Hydro ROW 4 156 St Grass Swale Culvert Ditch 156 St
Environmental Study Findings Lower Aquatic Values Class C ditches These ditches supply water and nutrients for part of the year to downstream watercourses; however, they do not support fish or a great diversity of benthic invertebrates. Seepage areas are present on the east and west sides of the SWFN; they contain several small, shallow pools however, the pools are unlikely to persist year round.
Environmental Study Findings Ecological Hubs Species that inhabit the SWFN are generally small to medium sized mammals that are adapted to human disturbance. For many species, the SWFN likely represents a part of a larger home range due to limited habitat types and small area.
Environmental Study Findings Vegetation Type Values Tree Species %
Environmental Study Findings Significant Tree Species Landscaped Areas Conifers with high Arboriculture Value
Environmental Study Findings Tree Hazards Tree hazards do exist in the area with potential risk of damage caused by falling trees or branches. Although the stand is predominantly composed of healthy, vigorous trees, it is approaching an age when decay, breakage and incidence of other pathogens are becoming more common. Representative Forest Stand
Environmental Study Findings Highest Viability Lower Viability Tree Retention Conifers provide the most benefits and are the highest value trees in the SWFN, with overall tree retention preference for: 1. Large Douglas fir in the dominant canopy layer, followed by: 2. Large Black Cottonwood and Western Redcedar, followed by; 3. Red Alder and Bigleaf Maple due to relatively fewer economic values. ** However, they are important tree species in early seral stages of forest development, and Red Alder can be particularly significant due to its nitrogen fixing abilities. Representative Forest Stand
Environmental Study Findings Ecosystem Corridors Highest Viability 1 Connection to Fleetwood Park 3 1 2 Connection through Hydro ROW to Surrey Lake Park 2 3 Connection Across Golf Course Lower Viability
Community/Neighbourhood Planning Planning Determine distribution of uses and densities, projected population and other land uses. Review school needs and parks to satisfaction of School District and Parks planning staff. Integrate environmental concept into finalized plan and policies. Develop overall Land Use Concept, Neighborhood Design, Place making and Sustainability Principles with lot lines and ownership in mind.
Transportation Planning Transportation Engineering Determine proposed road layout, hierarchy of roads, and preliminary indication of impact on transportation system to satisfaction of Engineering staff. Existing Transportation Network Map Integration of the road network with the walkways, greenways and walkability plan.
Parks Planning Parks, Recreation & Culture Determine location of any new parks, trails and recreation opportunities to satisfaction of Parks Planning Staff. Consider connections to existing parks and recreation opportunities in the area Existing & Proposed Greenways
Service Infrastructure Planning Infrastructure Serving Water and Sewer Systems Confirmation of connectivity to Surrey System, preliminary servicing strategy and indication of capacity and impact on surrounding area to satisfaction of Engineering staff. Analysis of any oversizing required. Sewer Water Stormwater Stormwater Management Determine proposed Stormwater Management Plan within watershed context and corresponding impact mitigation strategies to the satisfaction of Engineering staff. Conceptual sizing of neighbourhood stormwater management facilities (including ponds, trunks, etc.) and associated financial analysis.
Financial Planning Determine Engineering Costs Determine Park & Trail Costs Determine Service & Amenity Contribution Charges & calculation of amenity fees, through future Infill area designation in Zoning Bylaw. Transportation Service Schools Infrastructure Fire Police Parks & Trails
Process Timeline Southwest Fleetwood Land Use Study February 2012 April 2012 May 2012 June/July 2012 July 2012 Aug/Sept 2012 Initiate Land Use Planning Process Complete Environmental Study Initial Meeting with Land Owners & Feedback Initial Public Information Meeting #1 & Feedback Initial Technical Servicing Concepts and Engineering Assessment Develop a Preferred Land Use Concept and Finalize Financials Public Information Meeting #2 Refine Land Use Concept based on stakeholder and public input. Prepare Complete Land Use Plan and Engineering Reports Council Consideration of Final Land Use Concept *We are Here Potential 2nd Land Owners Meeting
Questions and Land Owner Feedback Please Submit a Feedback Form Due May 7 th