REPORT TO

MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - SPECIAL MEETING REPORT: 09-108

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 6480-30-010
SUBJECT: JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE

RECOMMENDATION(S):
That Council receive the report entitled “Jericho Sub-Neighbourhood Plan Update”, for
information;

That Council authorize inclusion of land lying between 199 Street and Latimer Creek in the Sub-
Neighbourhood Plan as shown on Attachment C, subject to payment of costs associated with
additional works relating to the expanded area, including municipal administration fees specified
in Neighbourhood Plan Policy 07-221; and further

That Council endorse the revised terms of reference for the Jericho Sub-Neighbourhood Plan,
presented as Attachment D and the next steps outlined in this report.

EXECUTIVE SUMMARY:
The proponents of the Jericho Sub-Neighbourhood Plan (SNP) held an open house on
March 10, 2009. A summary of comments received at the open house is provided as
Attachment A to this report.

At its meeting of April 6, 2009, Council received delegations from property owners to the east
and west of the proposed Jericho SNP area requesting consideration of inclusion within the plan
area boundary and development process, which were referred to staff. Areas between
199 Street and Latimer Creek are recommended to be included in the SNP as Latimer Creek
forms a distinct and logical geographical boundary. Areas west of the creek would best form
part of a subsequent planning process to be completed in conjunction with the remaining areas
of the West Latimer Neighbourhood Plan. Lands south of 80 Avenue and east of the Langley
Events Centre form part of the East Latimer Neighbourhood Plan. Council has received a
petition to undertake a planning process for this area, currently anticipated to be initiated in
2010.

A revised terms of reference document for the Jericho SNP is provided for Council’s
endorsement, which incorporates previous direction from Council to include lands immediately
east of 200 Street as well as lands between Latimer Creek and 199 Street. Potential issues
with respect to specific land use designations and phasing of the SNP area developments are
also discussed. While there is agreement that commercial uses should be included at the
southwest corner of 80 Avenue and 200 Street, staff feel that the timing of a major and stand-
alone commercial development in this location is premature as there is not enough population in
the neighbourhood to support such a development. Experience in the Township has
demonstrated that residential development in the desired form will not necessarily follow the
commercial development.
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PURPOSE:
This report provides Council with a summary of the March 10, 2009 open house comments and
a revised terms of reference for the Sub-Neighbourhood Plan. Requests to include additional
lands within the boundary of the sub-neighbourhood plan area are reviewed with a
recommendation to include lands between 199 Street and Latimer Creek.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
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BACKGROUND/HISTORY:
On July 23, 2007 Council gave first and second reading to an amendment to the Willoughby
Community Plan to require that future Neighbourhood Plan (NP) boundaries follow natural
drainage catchment boundaries so that detention facilities can be implemented properly and
efficiently. At the same meeting, Council revised the Neighbourhood Plan Policy 07-221 to add
provisions for a Sub-Neighbourhood Plan (SNP) process and authorized staff to initiate a SNP
for the Jericho Campus of Care. The Report to Council on July 23, 2007 envisioned a SNP as
follows:

“a plan for a smaller area that is based on a use that is beneficial to the
community, such as institutional, business park or cultural uses that would
have little or no impact on the community in terms of schools and parks.
Ideally, there would be no traditional residential uses in such applications, as
there would be significant school and park impacts with residential uses.
However, as the current proposal provides for some residential uses, a limit
on traditional residential uses would need to be established before triggering
school requirements.”

On March 10, 2008 Council received a report with the terms of reference for the Jericho Sub
Neighbourhood Plan (SNP) and passed a motion that:

“staff identify and review the feasibility of including in the planning process
those lands immediately across 200 Street on the east side, and, if
appropriate, include these locations in the Jericho Sub Neighbourhood
planning process”.

On May 26, 2008 Council received a report outlining options and resolved to expand the SNP
boundaries to include the Langley Events Centre site, Willoughby Community Park, the Gibbs
Nursery site and the Mountainview Alliance Church site.

On February 9, 2009, the proponents for the Jericho Sub Neighbourhood Plan made a
presentation to Council on a preliminary concept plan for the area. Council endorsed the plan
going forward for public consultation.

DISCUSSION/ANALYSIS:

Public Consultation:
The proponents held an open house on March 10, 2009. A summary of the comments compiled
by the proponents’ consultant is included as Attachment A. Generally, there was mixed support
for the plan, mainly due to a number of property owners who indicated that they would like their
properties to be part of the plan area (discussed below). There was also some concern
expressed about the proposed densities.

Expansion of Boundaries:
Several adjacent landowners attending the open house requested that their properties be
included in the SNP area. On April 6, five delegations to Council requested that properties in
two different areas be added to the SNP as shown on Attachment B: seven lots located west of
199 Street (Area A) and five lots south of 80 Avenue between the Langley Events Centre and
202A Avenue (Area B). The property located at the south west corner of 202A Street and 80
Avenue was not requested to be added, but has been included in Area B for discussion
purposes only.
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Based on Council Policy 07-221, Neighbourhood Plan: Initiation and Process, Council may
consider a sub-neighbourhood plan within the Willoughby Community Plan area, subject to the
following conditions:

• The principal use must be an institutional, business park or cultural/civic use.

Conventional residential development (fee simple and condominium development)
may be permitted, but shall be multi family in form, preferably mid or high rise in a
mixed use development, and designed as adult-oriented.

• The proponent shall demonstrate that the proposal has very minimal impact on
schools and parks in the area.

• The full cost of the sub-neighbourhood plan shall be borne by the proponent(s), with
no provision for reimbursement of any costs by the Township. In addition, the
proponent shall pay the Township $1,000 per gross acre of land within the sub-
neighbourhood plan area to offset staff administration costs such as providing
information, liaison, reviewing proposals and public consultation.

• The proponent shall prepare a terms of reference document in consultation with

Township staff and receive the approval of Township Council before initiating work
on the plan.

Based on information provided, the uses envisioned for the proposed additions to the SNP do
not include institutional, business park or cultural/civic uses. High density residential uses are
the likely uses for these two expansion areas. Council’s policy indicates that these uses are
permitted, but they do not contribute to the main purpose of doing this SNP – provision of
housing and facilities for people with health care needs and provision of civic/cultural facilities.
The original intent of a SNP process is to focus on smaller areas of land proposed for
institutional, business park and cultural/civic uses to allow these specialized types of land uses
to be developed with residential and commercial uses as secondary uses. The SNP process
was not intended as an alternative to a full neighbourhood planning process, which has been
used successfully to guide development in the Township and elsewhere throughout the Lower
Mainland to consider the needs of the neighbourhood in terms of land use, park and
greenspace, school and servicing needs in a comprehensive manner.

Area A
Area A consists of lots along the west side of 199 Street immediately adjacent to the SNP
boundary. Latimer Creek flows from south to north through most of these lots and forms a very
well-defined ravine that effectively separates the eastern and western portions of most of the
properties. The riparian area setbacks associated with the Creek severely restrict development
potential on these lots. Even though institutional, business park or cultural/civic uses have not
been contemplated, inclusion of the area east of Latimer Creek in the SNP does have some
merit since this area forms part of the Jericho SNP geographically and services provided for the
area east of 199 Street will be able to serve the west side of the street as well.

Inclusion of the area west of the creek on the other hand is not supported. Access across the
creek, other than individual driveways, would have to be provided from the west and would raise
more questions about future development potential of properties located further west and
requests to include more property in the SNP.
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Area B
Council included the areas immediately east of 200 Street in the SNP to address overall vision
and design concerns related to the 200 Street corridor as part of the SNP process. Inclusion of
the area along 80 Avenue east of the Jericho SNP does not address the 200 Street corridor
concerns. These lots are included in the East Latimer NP area. On June 9, 2008 Council
received a request supported by more that 75% of the landowners in East Latimer to initiate a
neighbourhood plan for that area. It is anticipated that a planning process for the East Latimer
Neighbourhood Plan area can be initiated next year. Inclusion of these lots in the Jericho SNP
will effectively cut the East Latimer area in half (see Attachment B).

Recommendation
It is recommended that portions of Area A lying between Latimer Creek and 199 Street, as
shown on Attachment C, be added to the Jericho SNP subject to payment of additional costs
associated with the expansion of the area by the respective property owners. Council Policy 07-
221 requires that the full cost of a SNP be borne by the proponent(s), with no reimbursement by
the Township. In addition, the proponent is required to pay the Township $1,000 per gross acre
of land to offset staff administration costs. Should the costs related to the expansion of the
SNP to include Area A not be covered by the proponents, Schedule A of the draft Terms of
Reference will be modified to exclude these additional areas.

Terms of Reference:
The terms of reference have been revised to include the addition of the Gibbs Nursery, Langley
Events Centre, Willoughby Community Park and Mountainview Alliance Church sites, as well as
the area between Latimer Creek and 199 Street; and to reflect the additional scope of work and
the responsibilities of the proponent and the Township. The revised terms of reference are
provided in Attachment D.

The terms of reference provide a general outline of the issues to be addressed in the SNP, but
the specific policies and requirements will be provided in the draft plan that Council will
subsequently be asked to consider. The timing of the commercial node at the southwest corner
of 80 Avenue and 200 Street is an issue that has been the subject of some discussion with the
proponents. The Terms of Reference (Attachment D) provide the following:

“Future commercial activities are not intended to impact the economic viability
or delay the development of other town centres and will be planned to serve
the needs of local residents, primarily of the sub-neighbourhood plan area.
Large chain grocery stores, big box retail and other retail uses of a scale or
designed or intended to serve beyond the sub-neighbourhood including the
200 Street traffic, or which would compete with the types of anchor retail
services planned for Willoughby Town Centre and Langley’s Regional Town
Centre, will not be permitted. The specific size/scale and phasing of anchor
retail uses in the first development phase will be determined during the SNP
process. Commercial developments will be coordinated in conjunction with
other uses permitted in Phase 1 incorporated into the overall master plan for
the Jericho sub-neighbourhood through urban design, and will not be free-
standing projects.” (Section 1.0)

These provisions generally reflect the terms of reference that Council received in March, 2008.
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
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While there is agreement that commercial uses should be included at the southwest corner of
80 Avenue and 200 Street, staff feel that the timing of a major and stand-alone commercial
development in this location is premature as there is not enough population in the
neighbourhood to support such a development. Furthermore, staff believe that commercial uses
should be: a) phased in conjunction with other (residential/institutional) uses in the SNP area; b)
serve the needs of the local Jericho sub-neighbourhood plan area primarily; c) not compete
with, or impact the viability of, other neighbourhoods; d) form part of a mixed use (inc. market
housing) development project; and e) not be reliant on traffic along 200 Street. Experience in
the Township has demonstrated that residential development in the desired form will not
necessarily follow the less challenging commercial development. It is in fact through specific
and strategic policies that community commercial centres, such as Walnut Grove, were able to
establish and grow.

Sustainable development principles support commercial development in locations that are

designed for the neighbourhood not passing traffic and are central to the population to reduce
dependence on automobiles. This has the benefit of creating communities based on strong,
resilient neighbourhoods and not simply commercial districts dedicated to automobile access.
Council has adopted the Yorkson NP which embodies these principles. The Willoughby Town
Centre, in the Yorkson NP at 80 Avenue and 208 Street, provides a mixed use development
and is in a location that will serve existing residents within walking distance. An application for
the first phase of a development in this area has been submitted and is being submitted to
Council for consideration.

Staff support a mixed use development (commercial and residential integrated into one
structure rather than separated and built at different times) at the southwest corner of 80
Avenue and 200 Street. Mixed use developments make alternatives to driving viable, support
public transit and provide more opportunities for public interaction. In addition, staff has
suggested that no retail use initially exceed a gross floor area of approximately 5,000 ft2, unless
it is integrated and directly linked with other elements. This maximum floor area requirement can
be increased once there is substantial population to support the proposal in the SNP area. The
restricted commercial floorspace requirement has been used in the Township previously to
direct larger stores to town centre locations and provide appropriately scale commercial
development in other locations. The commercial development at the southeast corner of 200
Street and 72 Avenue is an example of a commercial area that was developed with this
maximum floor area requirement for each individual commercial use.

Given the relatively small existing population in the area, the concept of a stand-alone
commercial project exceeding the recommended 5,000 ft2 maximum floor space would appear
to mainly capitalize on the exposure provided by 200 Street rather than acting as an anchor for
the neighbourhood’s local commercial needs. A recent study completed by Coriolis Consulting
Corp. commissioned by the Township recommends that the Township does not allow
neighbourhood-oriented commercial development along the 200 Street corridor, including at the
corner of 200 Street and 80 Avenue, until such time as the residential component in the area is
well underway. This is considered to be a strategic planning policy that would support and
encourage the creation of opportunities for strong, resilient, attractive and pedestrian-oriented
shopping districts.
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Next Steps:
Subject to Council’s approval of the draft terms of reference, staff will communicate with all
affected property owners to coordinate additional engineering and planning work related to the
expanded area and to ensure payment of consulting and administration fees similar to the
expansion previously approved by Council for the east side of 200 Street. To ensure efficient
and effective completion of the SNP, the consultant team retained by the current Jericho SNP
proponents will be requested to undertake the additional scope, rather than involving other
consultants in the project.

Staff will continue to work with the proponents and their consultant team to develop a draft land
use concept plan for the SNP area for consideration by Council prior to engaging public input in
an open house format. Further refinement of the plan may be necessary as public input is
gathered prior to finalization of the SNP and consideration of any bylaw readings by Council.
Based on the principles identified in this report, the SNP document will include an
implementation and phasing strategy that will identify pre-requisites that must be addressed
prior to Council’s consideration of a development application. Infrastructure servicing plans and
other specific development requirements will also be included in the SNP document.

Respectfully submitted,

Paul Crawford
MANAGER, LONG RANGE PLANNING
for
COMMUNITY DEVELOPMENT DIVISION

ATTACHMENT A JERICHO SUB-NEIGHBOURHOOD PLAN PUBLIC

CONSULTATION REPORT
ATTACHMENT B WILLOUGHBY NEIGHBOURHOOD AND SUB-NEIGHBOURHOOD
PLAN BOUNDARIES
ATTACHMENT C PROPOSED ADDITION TO THE JERICHO
SUB-NEIGHBOURHOOD PLAN
ATTACHMENT D REVISED TERMS OF REFERENCE
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ATTACHMENT A
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ATTACHMENT B

WILLOUGHBY NEIGHBOURHOOD AND SUB-NEIGHBOURHOOD

PLAN BOUNDARIES
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ATTACHMENT C

PROPOSED ADDITION TO THE JERICHO SUB-NEIGHBOURHOOD PLAN

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ATTACHEMENT D

Township of Langley

Jericho Sub-Neighbourhood Plan Framework

Planning Agreement (Terms of Reference)

July, 2009

1.0 INTRODUCTION / BACKGROUND

The Township of Langley’s (TOL) Official Community Plan (OCP) and Willoughby
Community Plan (CP) sets a broad vision for the municipality and the policy framework
within which the Jericho Sub-Neighbourhood Plan (SNP) is to be completed.

The SNP encompasses a total area of approximately 119 acres, as shown on Schedule
A and includes parts of both the future Latimer East and Latimer West Neighbourhood
Plans. The proponents' lands are composed of 37 acres of the overall SNP land area;
the remainder composed of both public and private lands. Inclusion of lands between
199 Street and Latimer Creek are subject to payment of additional costs associated with
the expansion of the area by the respective property owners and municipal
administration fees specified in Neighbourhood Plan Policy 07-221.

The SNP, which will form an amendment to both the OCP and CP, will demonstrate
leadership in meeting OCP objectives and policies and principles of sustainability.

The goal of the OCP/CP amendment is two-fold:

™ Lands West of 200 St.: to create a large-scale, innovative and comprehensively

planned adult- oriented neighbourhood with a general focus on health care,
community activities, and personal services and support. These demographic
groups may be active or non-active adults who seek independent living options
or may require special care options from supportive home care to full care. The
adult-oriented residential uses would be complemented by, but not limited to
recreation opportunities, health care services, commercial uses and services,
office and related employment opportunities intended to serve local residents.

™ Lands East of 200 St.: to confirm land uses east of 200 Street involving:

o the Township's recreational precinct focusing on the new Municipal

Recreation Centre which provides for a complementary range of
institutional, recreational, and cultural activities; and
o adjacent private lands which focus on residential, commercial and office
activities.

The SNP approach will require simultaneous dealings with a number of stakeholders to
review the various elements to find an appropriate and generally acceptable balance
between community, economic, and environmental needs, including:
JERICHO SUB-NEIGHBOURHOOD PLAN UPDATE
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ƒ land use
ƒ sustainability
ƒ subdivision patterns
ƒ servicing and infrastructure
ƒ transportation
ƒ parks, open spaces and greenways
ƒ amenities / facilities
ƒ socio-economic implications
ƒ financial plan commitments
ƒ urban design / design guidelines
ƒ environmental considerations (i.e.: watercourse and tree protection, wildlife/fish
habitat, etc.)
ƒ energy conservation

The land use components of the SNP may include:

• market oriented housing consisting of medium and high density independent living
housing for people aged 55 years+ to be provided in conjunction with a lifestyle and
health services co-operative that will provide health services, as they require it, to
those purchasing units;
• supportive and full-care housing;
• local-scale commercial mixed use area (retail, office and market housing units);
Commercial uses would provide for retail needs of both neighbourhood residents and
motorists on 200 Street.
• mixed employment uses such as business office park uses;
• high density residential;
• mixed institutional (recreation / events centre / community park);
• high density mixed use (commercial / cultural / residential).
• institutional; and
• greenways.

Future commercial activities are not intended to impact the economic viability or delay
the development of other town centres and will be planned to primarily serve the needs
of local residents of the sub-neighbourhood plan area, adjacent office park employees,
patrons of the Langley Events Centre, and secondarily serve drive-by traffic on 200
Street. Large chain grocery stores, big box retail and other retail uses of a scale or
designed or intended to mainly serve 200 Street traffic or areas beyond the sub-
neigbourhood or which would compete with the types of anchor retail services planned
for Willoughby Town Centre and Langley’s Regional Town Centre, will not be permitted.
The specific size/scale and phasing of anchor retail uses in the first development phase
will be determined during the SNP process. Commercial developments will be
coordinated in conjunction with other uses permitted in Phase 1, incorporated into the
overall master plan for the Jericho sub-neighbourhood through urban design, and will not
be free-standing projects.

The SNP will also include servicing concepts for water, sanitary sewer, stormwater
management, transportation, parks and recreation and other necessary infrastructure.

The SNP will examine these issues within the broader area including all of the West
Latimer Neighbourhood Plan area and a portion of the East Latimer NP area east of 200
Street.
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2.0 GENERAL FRAMEWORK

These terms of reference will apply to the Jericho Sub-Neighbourhood boundaries as

shown in Schedule A.

Examination of the West Latimer Neighbourhood Plan Area (as shown on Schedule A)
with respect to transportation, natural drainage features, servicing issues, tree and
watercourse protection, land ownership, land use compatibility, future land use,
greenway continuity, etc., will also be required to ensure that a logical and
comprehensive planning approach is followed in preparing the SNP.

3.0 PARTICIPANTS IN THE SNP PROCESS

The SNP planning process is a collaborative undertaking involving several parties,

including:
ƒ two property owners west of 200 St. (the Proponent-developer[s]);
ƒ the TOL which is principally responsible for the lands east of 200 St.;
ƒ other property owners within the SNP area; and
ƒ other government agencies who may be involved as required.

The Proponent will also be spearheading a public and stakeholder consultation strategy
for all lands within the Study Area with input and assistance from the TOL for lands east
of 200 Street.

3.1 Jericho Development Proponent (Proponent) for Lands West of 200

St.

The role of the Proponent is to:

a) report to the TOL Project Coordinator;
b) carry out the tasks outlined in Section 4.0; and bear responsibility for the
following:
i) Preparing the SNP;
ii) Undertaking a comprehensive public consultation program;
iii) Bearing the costs associated with providing all necessary background
material (studies, analyses, mapping, etc.) to carry out the Planning process.
The Proponent will be responsible for only the proportional share of the costs
associated with the lands west of 200 Street.
iv) Additional costs associated with providing necessary background material to
carry out the planning process for lands east of 200 Street will be born by the
TOL and other stakeholders identified by the TOL.
v) Providing the draft SNP to the TOL for review, comment and final approval. It
is anticipated that a number of interim design charrettes and meetings will be
held with staff as the plan evolves through an iterative process and if any
issues arise between the Proponent, the TOL and other stakeholders that
require resolution.
vi) Completion of the SNP to the satisfaction of the TOL. A report will be
prepared and forwarded it to Council for consideration of approval. It is
anticipated that the SNP and Rezoning approval processes will take
approximately one to two years to complete.
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3.2 Project Coordinator

The project coordinator will be appointed by and report to the Director of the Community
Development Division of the Township of Langley and shall be responsible for:

a) overall project coordination;

b) public relations on behalf of the TOL;
c) coordination of meetings on behalf of the TOL;
d) ensuring that the terms of reference have been satisfied; and
e) preparing reports to Township Council.

3.3 Director of Community Development

The role of the Director of Community Development is to provide recommendations on
the plan to Council.

4.0 JERICHO SUB-NEIGHBOURHOOD PLAN SCOPE OF WORK

4.1 Sub-Neighbourhood Plan Preparation Process (West of 200 Street)

a. Collaboration with TOL and External Agencies Approvals:

ƒ The Proponent will collaborate with the TOL throughout the SNP process.
ƒ As part of this process, the Proponent will ensure the TOL is kept fully
informed of meetings, discussions and correspondence with other agencies
to ensure a coordinated and consistent approach in preparing the SNP.
ƒ The SNP planning process will be undertaken by the Proponent, but under
the direction and control of the TOL.
ƒ The Proponent will also collaborate with other relevant agencies where
appropriate throughout the SNP process. This may require obtaining
comments and approvals from relevant agencies, for example, a letter of
authorization or equivalent from the Department of Fisheries and Oceans.

b. Public Consultation:
ƒ The Proponent will prepare a public consultation program for review, input
and sign-off by TOL staff. The process for preparing the SNP should provide
opportunities for meaningful participation of all land and business owners,
residents and other interested parties within the West Latimer neighbourhood
catchment area and a portion of the East Latimer neighbourhood catchment
area. TOL will review and comment on the Proponent’s proposed notification
areas.
ƒ The consultation program will involve:
o 2-3 Public Open Houses to allow adjacent landowners and residents
to review the draft plan as it is developed.
o The Proponent will coordinate the preparation of display materials,
advertisements, and notifications.
o An additional Open House may be required following 1st/2nd Reading
of the Sub Neighbourhood Plan and prior to Public Hearing. This
Open House would be facilitated by the TOL, but display materials,
etc. will be prepared by the Proponent and their Consultants only for
lands west of 200 Street.
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o Questionnaires or comment forms shall be reviewed by the TOL first

and made available at each open house and shall be tabulated and
the results provided to the TOL for a Council report following the open
house. Originals are to be provided for TOL files.
ƒ Periodic e-newsletters shall be provided if appropriate or necessary.

c. Council Update:
ƒ The Proponent shall be required to make a presentation to Council prior to
each open house that provides a draft or revised draft of a plan for the Sub-
Neighbourhood Plan. Other presentations may be required at Council’s
request.

d. Take Inventory:
ƒ Review background studies undertaken to date.
ƒ Review existing site conditions, features and issues including:
o existing on-site improvements;
o environmentally sensitive areas; including tree and watercourse
protection;
o on-site and off-site servicing capacity; including traffic constraints.
o view opportunities;
o site amenity opportunities;
o site access opportunities and constraints;
o trails and greenery opportunities;
o land use opportunities and density options;
o topographic conditions;
o site heritage features or elements;
ƒ Develop a list of issues that need to be addressed in the SNP.

e. Sub-Neighbourhood Plan Format & Content:

The SNP must be in sufficient detail to fully and clearly guide the future OCP
Amendment implementation processes.

i. Format:
o The SNP must be in a format generally consistent with existing
Neighbourhood Plans and shall include plan objectives, land use plan
description and policies, land use designations, land use densities,
environmental protection policies and transportation and servicing
plans.
o Background information on environmental issues, facility needs and
transportation and servicing requirements will be provided in a
background document.
o The SNP and background document are to include narrative, tables,
graphics, and colour maps to fully explain existing conditions, context
and the proposed development objectives and concept for the site.
o Note: the Proponent and the TOL will identify and mutually agree on
all required plans including sections, elevations and perspectives.

ii. Process:
o The SNP shall explain the planning process that was followed,
including consultation with agencies, community residents,
neighbouring land owners and tenants, and other interested parties,
and how the process complied with regulatory requirements.
o The SNP shall describe those issues and concerns that arose in the
planning process and indicate how these matters were addressed.
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OCP Conformance:
o The SNP shall indicate how the planning and servicing concepts
conform to the planning and development principles and guidelines of
the Willoughby Community Plan and provide rationale for any new
concepts or policies.
o The overall intent of the SNP should be to build a comprehensively
planned neighbourhood, including protection and preservation of
natural features and environmentally sensitive areas, provision of a
mix of specialty housing and employment opportunities, and
increasing transportation choices along a major arterial.
o These principles will need to be elaborated upon in the SNP where
specific policy areas (land use, transportation, servicing, and
implementation) are discussed.
o The Proponent shall identify how the proposed land uses, building
forms, roads, greenways and trail connections in the Sub-
Neighbourhood Plan integrate with proposals in the current
Willoughby Community Plan on adjacent land, identify any planning
issues that may result and provide recommendations.

iii. Sustainability:
o The SNP shall clearly demonstrate the Proponent’s commitment and
comprehensive planning approach to achieving a balanced economic,
environmental, and socio-cultural neighbourhood development
project.
o Commitment to sustainability shall include details on how an
appropriate level of sustainable development will be achieved on the
site. These commitments will aim to meet or exceed sustainability
principles and criteria for a healthy rate of growth in the TOL.
o New servicing standards or other design solutions related to
sustainability shall be accompanied by appropriate drawings and
analysis of the benefits.
o The Proponent will incorporate LEED Silver or equivalent building
standards, and explore other sustainable site planning principles such
as Smart Growth.

iv. Site Analysis:

o The SNP must be based on a thorough analysis of existing contextual
and site conditions taking into account the recommendations of other
detailed investigations. These factors must be explained in sufficient
detail so that the review and use of the completed SNP will enable full
understanding of the constraints and opportunities that have
influenced plan preparation.
o The analysis will include appropriate mapping and explanation of site
location, natural features, built features, ownership and zoning – for
both the SNP and the surrounding lands within the West Latimer
area.
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o The Proponent shall provide a review of stream classifications within

the SNP’s West Latimer area and a habitat balance approved by the
Department of Fisheries and Oceans (DFO) if relocating or removing
yellow/red classified watercourses. A tree reconnaissance shall be
undertaken to identify potential sites for park/open space/habitat use.

v. SNP Land Use Plan:

o The land use plan consisting of a land use designation map and
appropriate land use development policies for the neighbourhood will
serve as the basis for the SNP. The Proponent is required to develop
a plan that is innovative, achievable and sustainable, based on the
objectives and policies of the OCP and other sustainable planning and
development principles.
o The SNP Land Use Plan must be in sufficient detail that will reflect the
specific policies outlined in the SNP.
o Development Permit Area Guidelines shall be included to define form
and character of new development.

vi. Infrastructure and Servicing:

o The SNP shall provide analyses and conceptual schemes for
infrastructure and servicing provisions within a sustainable design
framework for the neighbourhood.
o The SNP shall identify and to a reasonable extent locate proposed
public utility infrastructure (road, water, sewer, stormwater
management, etc.) in consideration of the ultimate requirements of the
Latimer NP and natural catchment areas.
o Capacities of existing municipal infrastructure shall be assessed and
deficiencies fully analyzed.
o Background analysis for infrastructure and servicing will be required
for the following:

Stormwater Management / Drainage Analysis:

ƒ Review and address drainage requirements outlined in the
Latimer Creek Master Drainage Plan (MDP) to ensure there are
no planning issues or conflicts with other utilities and roads.
ƒ The Proponent will ensure all drainage constraints and mitigation
opportunities are reflected in the Land Use Plan.
ƒ The Proponent should identify how stormwater Best Management
Practices (BMPs) may be employed in the development design to
control impacts on water quality, in compliance with the
requirements of the Latimer Creek MDP and the commitments to
DFO. Stormwater BMPs should consider both water quality and
quantity. The Latimer Creek MDP identifies areas of flooding,
channel sections with erosion and sedimentation concerns, two
proposed detention ponds, and culverts that are obstructions to
fish passage.
ƒ An implementation strategy indicating required phasing, land
acquisitions, financing requirements and interim works, if required,
to support the proposed development phasing. The strategy
should also identify which works could be included in the
Township of Langley long range servicing plan. This will be guided
by the principle that the owners within the SNP be responsible for
financing and implementation of the required works.
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Sanitary Sewer Service Analysis:

ƒ Address sewer servicing requirements within the framework of the
Municipal sanitary sewer plan model.
ƒ The Proponent will be required to identify any modifications
necessary to the Municipal sewer system as a result of the Jericho
SNP.

Water Service Analysis:

ƒ Address water servicing requirements within the framework of the
Municipal water plan/model.
ƒ The Proponent will be required to identify any modifications
necessary to the Municipal water network as a result of the
Jericho SNP.

vii. Roads and Transportation:

o The SNP will outline the roads and transportation provisions within a
sustainable design framework for the neighbourhood.
o The SNP will use the draft Road Network Plan included in the draft
Master Transportation Plan as a basis for the refinement of the
transportation network.
o At the discretion of the TOL, the SNP must ensure consistency with
current Township road plans along 200 Street and surrounding
neighborhoods.
o The SNP will specify how the roads, parking, trails, bicycle networks,
and transit options fit with the overall Latimer area transportation
network, and in particular along 200 Street. The Township is currently
developing a Bicycle Route Plan whose recommendations must be
implemented into the plan.
o The SNP should have as a principle and where appropriate, the
concept of maintaining a grid network of roadways which limits cul-de-
sacs or dead end roads.
o 200 Street, 72 Avenue, and 80 Avenue are all identified as arterial
roads whose primary function is to service traffic movements. The
SNP should ensure that direct access to these roads is minimized.
Left turn movements will not be permitted with the exception of the
intersections of the currently proposed collector/arterial intersections.
No new full movement intersections along these roads will be
approved unless agreed upon by the TOL.
o The SNP should provide a summary of the Traffic Impact Study that
will be required to be undertaken, along with outlining how the
principles of sustainable transportation incorporating other modes of
transportation including pedestrian, bicycle and pedestrian will fit
within the overall development scheme for the neighbourhood.
o Typical road cross-sections shall be prepared to the satisfaction of the
TOL.
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viii. Environmental Considerations:

o The SNP shall provide an overview of the environmental conditions
and the necessary steps to ensure the protection of environmentally
sensitive areas (i.e.: tributary of Latimer Creek and wildlife habitat).
o The SNP shall demonstrate compliance with the provisions of the
Subdivision and Development Control Bylaw including Tree
Protection.

ix. Socio-Economic Impacts:

o At the discretion of TOL, the SNP shall provide an overview of the
social and economic impacts stemming from development within the
Sub-Neighbourhood Plan including impacts on parks and schools.
o Financial contributions for future development of these facilities or
other public amenities may be required through an Amenity Zoning
charge or other provision.

x. Community Facilities and Amenities:

o The Jericho project will result in a demand for new facilities in the
neighbourhood.
o The SNP shall provide relevant detail on the community facilities and
amenities that will need to be secured as the neighbourhood is
developed. These may include: park site, greenway/trail provisions
(including greenway cross-sections), social spaces, detention pond
provisions, library, firehall, and other facilities.

xi. Implementation:
o The Jericho SNP shall generally describe those matters that are
relevant to how and when the plan will be implemented, including:
ƒ staging;
ƒ subdivision and rezoning;
ƒ land acquisition;
ƒ development financing;
ƒ infrastructure improvement phasing.

xii. High Density Development

o High density development shall conform with the policies outlined in
Bylaw 4553 including:
ƒ View and sight-line analyses and shadow impact studies must be
undertaken at the rezoning and development permit stage for all
buildings proposed for the site where views may be impacted.

xiii. Development Permit Area Guidelines

o The Jericho Neighbourhood will be designated as a mandatory
Development Permit Area and all the requirements of a Development
Permit Area shall apply to address form and character elements such
as building placement and height, built form and character, transitions
between uses, heritage values, environmental setbacks, tree
preservation, safety and security, etc.

The Proponent shall propose appropriate Development Permit Area

guidelines to the satisfaction of TOL staff that will form part of the
proposed OCP/CP amendment when the SNP is brought forward to
Council for consideration.
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f. Final Sub-Neighbourhood Plan:

ƒ The Proponent shall prepare the SNP in a manner that will facilitate formal
review by the TOL, and enable preparation of a report by TOL staff for
consideration by Council.
ƒ The Proponent shall assist the TOL as required with preparation of necessary
documentation and drafting of the proposed OCP/CP amendment Bylaw for
presentation to Council.

4.2 Sub-Neighbourhood Plan Preparation Process (East of 200 Street)

Additional costs associated with an expanded work scope by the proponent as defined
below for lands east of 200 Street will be born by the Township and owners of land east
of 200 Street unless specified by separate agreement between Township and the
proponent. Such an agreement will stipulate the additional scope of work required by the
Jericho proponent consultant team and the corresponding fees payable by the Township
to undertake this additional work.

a. General
ƒ Planning for the east side of 200 Street shall follow the provisions of Section
4.1, however all planning policies, guidelines (including development permit
guidelines), cross-sections and mapping will be prepared by the Township to
the detail required for a plan document. The proponent will confirm that a
typical building of the scale and massing recommended by the Township is
practical on the site proposed.
ƒ The Township will also provide an integrated network of roads, pedestrian
walkways, bicycle paths, greenways and open spaces for lands to the east
and required cross-sections.
ƒ The proponent will be responsible for putting the mapping and cross-sections
into a consistent format for the final documents.

b. Public Consultation
ƒ The proponent will be responsible for preparing additional display material for
open houses, which will consist of larger maps and minor additional text and
cross-sections which the Township will provide, but the Proponent will have
to put in a consistent format.
ƒ The proponent will be responsible for notifying a larger area of scheduled
open houses.

c. Infrastructure and Servicing:

ƒ The proponent shall provide analysis of downstream sanitary capacity
through to the Northwest Langley Wastewater Treatment Plant (not including
plant capacity), and water facility capacity of the Willoughby Booster Station.

d. Roads and Transportation:

ƒ The proponent shall:
1. Analyze the intersection of 200 St. and 76 Ave.;
2. Calculate trip generation, distribution and assignment of the church and
nursery sites;
3. Review the work undertaken (traffic study) by ISL on the events centre
based on larger study area;
4. Analyze additional site accesses to the parcels of land to the east of 200
Street;
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5. Provide a brief commentary on the assumptions for these sites within

strategic EMME/2 model;
6. Provide cross-section requirements for 200 Street north of 76 Avenue (up
to 80 Avenue) including median requirements, future rapid transit/bus
lane requirements, etc.; and
7. Provide cross-section requirements for 76 Avenue between 202 Street
and 200 Street, including the intersection configuration of 200 Street/76
Avenue.

e. Environmental Consideration
ƒ The Township will undertake an assessment of the watercourses and other
environmentally sensitive areas east of 200 Street and will liaise with the
Department of Fisheries and Oceans and Proponent to establish setback
requirements.

f. Socio-Economic Impacts and Community Facilities and Amenities

ƒ The Township shall provide information on socio-economic impacts and
community facilities and amenities from development on the east side of 200
Street if necessary.

g. Implementation
ƒ The Township shall provide implementation policies for the east side of 200
Street.

5.0 DEVELOPMENT PHASING (LANDS WEST OF 200 STREET ONLY)

Another key component of the SNP is the implementation strategy that will identify the
pre-requisites to development and development phasing, and specific requirements for
development permits. This will be done through the SNP development process and
subject to Council approval.
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6.0 FINANCIAL CONSIDERATIONS

The financial component in the SNP will set out a general strategy intended to cover
costs associated with planning and building new parts of the neighbourhood, either
directly or through levies and fees associated with development.

a) The SNP will set out a general strategy outlining the financial strategy of the
development proposal. This will be further refined at the Development Agreement
stage of the rezoning process.

b) The financial strategy for the SNP area will outline:

ƒ Potential direct costs to the TOL (for lands owned by the Township only);
ƒ How development costs will be paid;
ƒ Any necessary phasing strategy for development of the neighbourhood;
ƒ The costs of maintaining and replacing services and facilities;
ƒ The impact on the general tax burden of new services and facilities; and
ƒ The potential impact on the development cost charge program.

7.0 ADDITIONAL DOCUMENTATION

Additional studies may be incorporated into the Jericho Neighbourhood SNP as required
during its preparation and in consultation with the TOL.

ƒ The SNP should incorporate any detailed analysis that may be required by the
TOL to be undertaken on a case-by-case basis for each specific area of the
neighbourhood.
ƒ Additional studies may include studies concerning geotechnical, hydrological,
topographic, tree survey, tree evaluation report, tree summary schedule, etc.
ƒ The SNP should indicate consistency with the findings and recommendations of
these reports.
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SCHEDULE A