Smith Neighbourhood Plan Preferred Concept Report

Smith Neighbourhood Plan
PREFERRED CONCEPT REPORT

August 12, 2016
SUBMITTED BY:
MODUS Planning, Design & Engagement Inc.
Table of Contents
1 INTRODUCTION
1.1 Project Overview

1.2 Process
1
1
SITE OVERVIEW
DESIGN FRAMEWORK

3.1 Vision Statement

3.2 Goals
3.3 Design Principles
3.4 Evaluation Criteria
6
6
8
11
PREFERRED CONCEPT
12
4.1 Overview
4.2 Performance Targets
4.3 integrated concept diagram
4.4 Land Use Plan
4.5 Mobility & Transportation
4.6 Conceptual Open Space Network
4.7 Open Space Typologies
4.8 Land Use & DEVELOPMENT Typologies
4.9 WATER AND SANITARY SERVICING
14
16
22
24
25
35
36
48
54
ENGAGEMENT INPUT AND RECOMMENDATIONS
56
5.1 Engagement Overview

5.2 Recommendations
CLOSING AND NEXT STEPS
7 APPENDICES
56
60
61
7.1 Smith Neighbourhood OPEN HOUSE: VERBATIM COMMENTS
62
63
LIST OF FIGURES
FIGURE 1: SMITH NEIGHBOURHOOD PLAN PROCESS & TIMELINE
FIGURE 2: SITE AREA
FIGURE 3: WILLOUGHBY COMMUNITY DIAGRAM
FIGURE 4: WILLOUGHBY TREE CANOPY, PARKS AND ECOLOGY DIAGRAM
FIGURE 5: SMITH NEIGHBOURHOOD ILLUSTRATED CONCEPT PLAN
FIGURE 6: SMITH NEIGHBOURHOOD INTEGRATED CONCEPT DIAGRAM
FIGURE 7: LAND USE PLAN
FIGURE 8: STREET CLASSIFICATION DIAGRAM
FIGURE 9: EXISTING AND POTENTIAL NEW STREETS
FIGURE 10: LOCAL SECTION A
FIGURE 11: COLLECTOR SECTION B
FIGURE 12: COLLECTOR SECTION C
FIGURE 13: ARTERIAL SECTION D
FIGURE 14: CONCEPTUAL OPEN SPACE NETWORK DIAGRAM
FIGURE 15: ECOLOGICAL GREENWAY SECTION
FIGURE 16: STREET-SIDE GREENWAY SECTION
FIGURE 17: OFF-STREET CREEK GREENWAY AND WATERCOURSE SECTION
FIGURE 18: STREET-SIDE CREEK GREENWAY
FIGURE 19: ENHANCED SIDEWALK
FIGURE 20: BLUE LINK WITH NATURALIZED EDGE
FIGURE 21: BLUE LINK AND ART WALK NODE WITH HARD EDGE
FIGURE 22: ILLUSTRATED CONCEPTUAL POCKET PARK PLAN
FIGURE 23: CONCEPTUAL SANITARY PLAN
FIGURE 24: CONCEPTUAL WATER PLAN
1
3
4
5
15
23
24
26
27
29
30
31
32
35
37
38
39
40
41
42
43
45
54
55
1 INTRODUCTION
1.1 PROJECT OVERVIEW
The Township of Langley is preparing a Neighbourhood Plan for the Smith
Neighbourhood - an identified growth area located within the Willoughby
Community. The Smith Neighbourhood encompasses approximately 192 acres
and is located on both sides of 208 Street from about 72 Avenue north to
approximately 76 Avenue.
Once complete, the Smith Neighbourhood Plan will include a vision, goals
and set of policies to guide the future development of a sustainable urban
neighbourhood. This will include policies for land use and development, the
provision of parks, schools and open space, environmental protection and the
provision of infrastructure including phasing and implementation.
1.2 PROCESS
The Township is undertaking this process in three phases:
PHASE 1
PHASE 2
Background Analysis &

Concept Options
Development
Preferred Neighbourhood
Concept and Conceptual
Engineering & Servicing
Strategy
Jan - Oct 2014
2015 - Spring 2016
PHASE 3
By-law Preparation
and Plan Adoption
Anticipated before
end of 2016
Figure 1: Smith Neighbourhood Plan Process & Timeline
TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |
Phase 1 was structured around a series of collaborative design workshops

attended by community stakeholders (the Neighbourhood Team) and
Township Staff (the Technical Team) and facilitated by an integrated team
of planning and design consultants led by Modus Planning, Design &
Engagement Inc. Phase 1 also included detailed technical and background
analysis, which informed the workshop series and the development of
alternative neighbourhood planning and design concepts. The workshop
series resulted in a draft vision statement and set of goals and principles,
along with three neighbourhood concept options that explored alternative
strategies for achieving the vision and goals. These concepts were
presented at Public Open House #1 for input and feedback.
During Phase 2, the preferred option identified in Phase 1 was refined
based on:
Public feedback received at the first Public Open House
Gaps and considerations identified through the process
Internal evaluation and assessment based on performance targets
The purpose of this Preferred Concept Report is to present the refined
preferred option. Important companion documents to this report and the
process as a whole are the Smith Neighbourhood Backgrounder (which
includes a detailed summary and overview of relevant background and
technical information) and, the Smith Neighbourhood Concept Options
Report (which includes a summary of stakeholder feedback collected
along with the concept options that were presented in Phase 1). Together,
these two documents formed the basis for assessing the alternative
concept options and refining them into this preferred concept.
The preferred concept, presented in this document and during the final
Public Open House form the basis for future policy and development.
| MODUS PLANNING, DESIGN & ENGAGEMENT INC.
2 SITE OVERVIEW
The Smith Neighbourhood Plan area, outlined in Figure 2 below, encompasses
approximately 192 acres and is located on both sides of 208 Street from about
72 Avenue north to approximately 76 Avenue.
76 AVE
209A ST
208 ST
74B AVE
73A AVE
72 AVE
Figure 2: Site Area
A detailed technical background review is summarized in the companion

document, the Smith Neighbourhood Backgrounder, which includes an
overview of:
Land use
Transportation
Development trends and opportunities
Environmental
Integrated stormwater management
Parks and open space
Energy
The diagrams on the following pages illustrate the relationship of the Smith
Neighbourhood within the context of the Willoughby Community and the
existing ecological network.
Willoughby
WilloughbyCommunity
Neighbourhoods
Northwest
Langley
216 st
walnut grove
HW
Y1
200 st
208 st
CARVOLTH
LATIMER
williams
YORKSON
80 AVE
HO
JERICO
72 AVE
ROUTLEY
SOUTH
WEST
GORDON CENTRAL
GORDON
smith
NORTH EAST
GORDON
WILLOWBROOK
50 100
200
300
500m
Legend
smith
Neighbourhood
School
Existing
Road
Exiting Road
5, 10, 15 Min Walk
Neighbourhood
Centre
potential new
road
transit service
Waterway
greenway
Park
Figure 3: Willoughby Community Diagram
216 st
Willoughby Tree Canopy, parks and ecology
HW
208 st
204 st
200 st
Y1
80 AVE
74b AVE
73A AVE
72 AVE
Legend
Smith
Neighbourhood
Greenway
School
Waterway
Park
Tree Canopy
Potential New
Park & 5 minute
walk distance
50 100
200
300
500m
Existing
Road
Exiting Road
potential new
road
Figure 4: Willoughby Tree Canopy, Parks and Ecology Diagram
3 DESIGN FRAMEWORK
The following section summarizes the vision, goals, design principles, and
performance targets that were developed in Phase 1 and refined in Phase 2 to
guide the planning process for the Smith Neighbourhood.
3.1 VISION STATEMENT

By 2040, the Smith Neighbourhood will be a green, walkable, and vibrant
community with integrated uses and a mix of high and low densities while
preserving the natural landscape that encompasses the area.
3.2 GOALS
1. Streets That Move People:
maintain and enhance road capacity on arterials and
provide a grid network and street design that encourages
alternative modes such as cycling and walking.
2. Walkable Streets That Bring People Together:

streets should not become barriers in the community.
Carefully consider how the design of arterials, connectors
and local streets can create places for people to gather
and meet their day to day needs through land use policies,
appropriately scaled buildings, setbacks and high quality
pedestrian realm.
3. An Interconnected Network of Parks, Open Spaces and

Greenways:
provide an interconnected, multi-modal network of
sidewalks, trails, greenways, and cycling routes that connects
Smith to adjacent neighbourhoods and provides public open
spaces to support a community of all ages.
4. An Implementable Plan:
develop a plan that is readily implementable through the
development process and ensure land uses are supported
by the market to facilitate construction of 208 Street and
212 Connector.
5. Diverse and Affordable Housing:

provide opportunities for varied housing forms and levels
of affordability and develop innovative housing options
especially relating to infill opportunities.
6. Stormwater as Community Amenity:

integrate engineering features, particularly stormwater
facilities, to make them a community amenity integrated
with ecological systems.
7. Natural Areas:
create a unique neighbourhood identity based on natural
assets by strategically preserving important natural areas,
stands of trees, and view sheds and by protecting and
providing wildlife habitat throughout the neighbourhood.
8 . Parking:
make sure sufficient parking is included in new
development to address community concerns with parking
and that parking is provided on both sides of local and
collector roads.
3.3 DESIGN PRINCIPLES
Street Grid Design

Extend the existing street grid
pattern and design streets
to flow with the sloping
topography, especially on the
slopes east of 208 Street.
Tree Canopy Conservation

Conserve the major tree groups,
significant trees, and forested
areas where possible, and plant
trees as part of redevelopment
on streets, greenways, parks, and
private properties.
Land Use Location

Locate primary public land
uses at convenient, safe,
and accessible points in the
neighbourhood. These land
uses include schools, parks, and
neighbourhood shopping areas.
Walkable Neighbourhood
Locate neighbourhood services
within a five minute walk of
residences, supported by
enhanced walkways, bicycle
paths, trails, and greenways.
Mixed Housing Transitions

Develop appropriate building
form transitions between
single-family and multi-family
housing with lower scale
townhouses and rowhouses
providing a transition to 3-4
storey apartments.
Green Infrastructure Network

Create a comprehensive
green infrastructure network
integrating stormwater
management, mobility (walking,
biking, transit), recreation (parks,
open spaces) and wildlife habitat
(parks, buffers, greenways).
10
3.4 EVALUATION CRITERIA

In Phase 1, each of the three alternative neighbourhood concepts attempted to
address a number of key questions that were framed by performance targets
which represent a synthesis of the local and regional policy framework guiding
sustainable neighbourhood development within the Township.
Performance Targets included:
Complete & Accessible Neighbourhood
Different Housing Types
Transit Oriented & Walkable Neighbourhood
Schools, Parks & Greenways
Innovative Infrastructure
Job Opportunities Close To Home
All of the key questions and the strategies that support each of the above
Performance Targets can be found in the Smith Neighbourhood Plan Concept
Options Summary Report. The Smith Neighbourhood Backgrounder includes
the review of local and regional policy that was used to inform performance
targets.
11
4 PREFERRED
CONCEPT
CONCEPTUAL AERIAL VIEW LOOKING
NORTH WEST, SHOWING THE HEART
OF THE NEIGHBOURHOOD.
12
13
4.1 OVERVIEW
The preferred concept for the Smith Neighbourhood presents an integrated
planning and design framework for a complete, walkable and transit oriented
neighbourhood with a range of housing options within convenient walking
distance of local shops and services, neighbourhood schools, and transit
services.
As an overview, the preferred concept:
Includes a mix of housing types for a range of income levels, lifestyles and
age groups;
Integrates ecological systems, including habitat corridors and watercourses;
Has a vibrant and pedestrian oriented neighbourhood retail street in the core
of the neighbourhood along 73A Avenue;
Integrates significant pieces of the Townships future road network through
the Smith Neighbourhood, namely, 208 Street, 72 Avenue, and the 212
Connector;
Has an Art Park in the Heart of the Neighborhood that integrates ecological
infrastructure with recreation, public art and other place-making
opportunities, and is activated and defined by adjacent pedestrian oriented
retail and ground oriented apartments;
Has an open space network that layers storm water, recreation, mobility, and
infrastructure systems and functions;
Sensitively integrates private with public realm development through site
design, layout and orientation to ensure an attractive, vibrant and livable
neighborhood; and,
Has a layout and orientation that takes advantage of aspect and views to the
South and East.
14
208 St
206A St
205 St
SMITH NEIGHBOURHOOD CORE AREA - ILLUSTRATED CONCEPT
73B Ave
73A Ave
72 Ave
Figure 5: Smith Neighbourhood Illustrated Concept Plan
15
4.2 PERFORMANCE TARGETS

A set of performance targets was developed in Phase 1 as part of the design
and planning framework for Smith. Following, is a description of how the
draft plan addresses these performance targets along with the associated
goals and principles identified earlier in this document.
A COMPLETE & ACCESSIBLE NEIGHBORHOOD

The interconnected grid street network allows easy local traffic access to
neighbourhood streets and direct through-traffic to arterial and collector
roads located at appropriate intervals;
The on-street and off-street greenway system, in accordance with the
Willoughby Community Plan, creates interconnected pedestrian and bike
routes within the neighbourhood and to adjacent neighbourhoods;
Pedestrian and bike crossings at appropriate intervals. Signalized pedestrian
crossings are provided at approximately 400 metre intervals as part of the
pedestrian and greenway network;
Sidewalks are designed for pedestrian comfort. The boulevard treatment of
continuous planting of street trees line all public streets; and,
On-street parking is accommodated on all local and collector streets within
the Smith Neighbourhood, and is adjacent to at least 75% of local serving
commercial uses.
16
TRANSIT ORIENTED & WALKABLE NEIGHBORHOOD

Includes higher density mixed development along and adjacent to the
commercial high street on 73A Avenue;
Residential density is focused along future frequent transit corridors (208
Street and 72 Avenue);
All development is oriented towards and has direct access from public
streets and open spaces;
Surface parking is minimized and located to reduce impacts on the public
realm;
Lanes are incorporated throughout the neighbourhood as a key component
of the public open space and street network. This enables parking access
and servicing from the rear, a positive orientation of development along
public street and open spaces, and increases the overall open space
connectivity of the neighbourhood;
100% of residents and workers are within 500 metres of basic daily needs, a
park or an access point to the open space and trails network; and,
100% of residences and commercial uses are within 500 metres from public
transit.
17
DIFFERENT HOUSING TYPES

Capacity for 1,700 to 2,600 total housing units are provided for in the
neighbourhood with a range of types and tenures suited to a mix of ages,
incomes, and abilities;
More than 90% of residential development is incorporated in the form of
multi-family units, including townhouses and apartment buildings up to 6
storeys;
A minimum of 80% of all single detached housing development is
incorporated into the plan as compact/small lot single detached with the
opportunity for future carriage home infill; and,
Maintains a minimum gross neighbourhood density of 4 units per hectare
(10 units per acre).
18
HABITAT, ECOLOGY & INNOVATIVE INFRASTRUCTURE

Reduces impacts to streams and groundwater through the use of low
impact infrastructure and drainage in developed and non-developed
areas, conserves water and improves water quality, and facilitates rainwater
infiltrate at its source; specifically:
Emphasizes storm water infrastructure as an opportunity for place making,
education and awareness;
Layers storm water infrastructure with recreation, mobility, and habitat
opportunities;
Achieves no net loss of all watercourses, riparian areas, wetlands and
ponds;
Provides a system of blue links, watercourses, and creekside greenways, is
integrated into the neighbourhood to manage stormwater, and maintain the
ecological function of upland watercourses and habitat;
Incorporates a habitat corridor, and connects through wildlife tunnels to the
greater system; and,
Features a neighbourhood park along 73A Avenue, providing the
opportunity to preserve exisitng tree canopy and manage stormwater.
19
SCHOOLS, PARKS & GREENWAYS

Includes a system of municipal open spaces and trails connecting areas of
community value, including conservation areas, buffers, stream corridors,
wooded areas, environmentally sensitive areas, parks, and park/school sites.
The plan also links trails to the public street and greenway network and other
community trails beyond the neighborhood;
Provides roughly one acre (0.4 hectare) for a Pocket Park in accordance with
park standards and minimum one acre for wildlife in accordance with the
Wildlife Habitat Conservation Strategy;
Provides potential to preserve a significant proportion of substantial
evergreen tree canopy. In locations where trees must be cleared, open areas
will be replanted such that there is a minimum 40% tree canopy cover within
20 years of planting;
Preserves and accentuates identified view sheds to, from, and within the
Smith Neighbourhood.
Provides capacity for two new combined school/park sites for the Smith
Neighbourhood, including:
One elementary school serving roughly 400-500 students combined
with a neighbourhood park, with a combined minimum of 10 acres (4.04
hectares);
One high school serving roughly 1100-1400 students with the potential
to include a neighbourhood learning centre, and a community park, with a
combined minimum of 20 acres (8.09 hectares); and,
Ensures direct on and off street pedestrian/greenway connections from all
directions to all school/park sites.
20
JOB OPPORTUNITIES CLOSE TO HOME
Provides up to approximately 16,250 sq. m (175,000 sq. ft) of local,

neighbourhood serving commercial space, including the opportunity for a
neighbourhood grocery store, a range of small shops and services, and office
space.
Ensures a minimum of 75% of all new commercial space is incorporated into
a minimum of 2 storeys of residential or office uses above; and,
Incorporates live work designations into townhouses and apartments.
21
4.3 INTEGRATED CONCEPT DIAGRAM

This diagram shows integration of land use with the open
space, mobility and ecological network.
(1.6 upha / 4 upa)

(2.5 upha / 6 upa)
(3- 9 upha / 8 - 22 upa)
(3-9 upha/8-22 upa)
(3-6 upha/8-15 upa)
(16-25 upha/40-60 upa)
(25-40 upha/60-100 upa)
(16-25 upha/40-60 upa)
22
Figure 6: Smith Neighbourhood Integrated Concept Diagram
23
4.4 LAND USE PLAN
LEGEND
Single Family Detached (4 UPA)
The Land Use Plan shows
Row House /Townhouse (8 - 22 UPA)
the type and location of
Row House I Townhouse Live Work (8 - 22 UPA)
land uses envisioned for the
Smith Neighbourhood, and

LEGEND
Apartment - Low to Med. (40-60 UPA)
Apartment - Med. to High (60-100 UPA)

Apartment Live Work (40 - 60 UPA)
integration with other key open
space, habitat, and ecological

connections. The Smith

Row House I Townhouse (8 - LEGEND
15 UPA)
Institutional
Active View Park
Ecological Corridor
Greenway

Row House I Townhouse LiveSingle
Work Family
(8 - 22 UPA)
Detached (4 UPA)
Neighbourhood is envisioned
Neighbourhood Boundary
--.,. Blue Link

Apartment - Low to Med.
(40-60
UPA)Family Detached (6 UPA)
Single
Wildlife Tunnel
Mixed Use (40 - 60 UPA)

Apartment - Med. to High
(60-100
Row UPA)
House /Townhouse (8 - 22 UPA)
to have a commercial core with
C
0
office uses, and other amenities
Commercial (Retail and/or Office)

Apartment Live Work (40
- 60 Row
UPA)House I Townhouse (8 - 15 UPA)
LEGEND
Institutional
Mixed Use (40 - 60 UPA) Row House I Townhouse Live Work (8 - 22 UPA)
LEGEND Single Family Detached (4 UPA)
LEGEND
Active View Park
Commercial (Retail and/or
Office)

Single
Family
Detached
UPA) (6 UPA)
LEGEND
Single Family Detached
(4 UPA)Corridor
Single
Family (4
Detached
Ecological
Institutional
Single
Family
(6 UPA)
(4
Single
Single Family
Family Detached
Detached
(6 UPA)
UPA)
RowDetached
House /Townhouse
(8 - 22 UPA)
Greenway
Active View Park

There is a need for a Neighbourhood Park and Elementary

School to serve this area. The location and design of each
site is yet to be determined.
to service local residents
There is a need for a Commumity Park and High School to

serve this area. The location and design of each is yet to be
determined.
D
D
and workers, all within a five
There is a need for detention ponds to serve this area. The

size, location and design of each is yet to be determined.
minute walking distance.

@ Pocket Park
Row
House
/Townhouse
(8 - 22 UPA)(8 - 15 UPA)
Family/Townhouse
Detached
(6(8UPA)
Single
Row House
- 22
UPA)
Row
House I Townhouse
Neighbourhood
Boundary
Ecological Corridor
I Townhouse
Row House
(8 - 15 UPA)
- -22
UPA)
Row
I Townhouse
Row House
House /Townhouse
15
UPA)
Row
House I Townhouse
Live Work (8 - 22 UPA)
--.,. Blue(8(8
Link
: Enhanced Sidewalk
Greenway
Row
House
I Townhouse
Live
(8 - 22 UPA)
UPA)
(8
- Tunnel
15
UPA)
Apartment
- Low
to Work
Med. (40-60
Row
Row House
House II Townhouse
Townhouse
Live
Work
(8 - 22
UPA)
Wildlife
Creek Greenway (Trail)
Institutional
Creek
Apartment
- Low to Med.
(40-60
UPA)(60-100 UPA)
LEGEND
Row
Apartment
to Med. (40-60
UPA)
House-ILow
Townhouse
Live Work
(8
- 22 UPA)
Apartment
- Med.
to High
--.,. Blue Link
and
Active
View Park
There is a need for a Neighbourhood Park
Elementary
Proposed Road
Apartment
Med.
to
High
(60-100
UPA)
Apartment
(40-60
UPA)
Apartment -- Low
Med.totoMed.
High
(60-100
UPA)
Apartment
Live
Work
(40
UPA)
School to serve this area. The location and design -of60
each
Note: All UPA densitites shown are gross.
Tunnel
Ecological Corridor
site is yet
to beWildlife
determined.
UPA)
Apartment
Live Work
60
Med.
to High
Apartment
Apartment -Live
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(40 -(60-100
60 UPA)
Mixed
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and Greenway
There is a need for a Commumity Park
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isUse
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(40 - 60
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The location
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is yet
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School to serve this area. TheNeighbourhood
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Boundary
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0
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be
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Commercial
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Row House I Townhouse (8 - 15 UPA)
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There is a need for detention ponds to--.,.
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There
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location
design
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N
serve this area. The location
and design
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Wildlife
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Figure 7: Land Use Plan
LEGEND
determined.
Active
ViewEcological
Park
Institutional
Active View Park
Corridor
Pocket Park
upha / 4 upa)
Single Family Detached (1.6
(4 UPA)
is a need
for detention ponds
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The
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Ecological
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Apartment - Med. to High (25-40/60-100)
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Ecological
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is yet
be determined.
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to to
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this area. The location and design of each
size, location and design of each
upha / 6 upa)
Single Family Detached (2.5
(6 UPA)
(16-25/40-60)
Greenway Neighbourhood Boundary
Apartment Live Work (40
- 60 UPA)
Greenway Corridor Pedestrian
Ecological
Connection
Pocket Park
upha
/ 8 - 22 upa)
Row House /Townhouse (3(8 -922
UPA)
There is a need for a Commumity Park and High School to
upha
/40-60 upa)
Neighbourhood
Boundary
Mixed Use (16-25
(40 - 60
UPA)
--.,. Blue Link
Sidewalk
Greenway
: Enhanced
- Wildlife Habitat Patch
serve this area. The location and design of each is yet to be
Row House I Townhouse (3-6
(8 - upha/8-15
15 UPA) upa)
determined.
--.,. Blue
Link Wildlife Tunnel
Boundary
--.,. Neighbourhood
Blue Link
Creek Greenway
(Trail)
Pedestrian Connection
Row House I Townhouse Live Work (3-9/8-22)
(8 - 22 UPA) Institutional
There is a need for detention ponds to serve this area. The
--.,.
LinkTunnel Creek Wildlife Tunnel
Blue
Wildlife
location and design

of each
is yet to be determined.
There is a need
forsize,
a Neighbourhood
Park and
Elementary
: Enhanced Sidewalk
upa) Active View Park
Apartment - Low to Med. (16-25
(40-60upha/40-60
UPA)
Wildlife Tunnel
School
to
serve
this
area.
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location
and
design
of
each
Proposed
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(Trail)
Pocket Park
There
is
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There is a need for a Neighbourhood
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and
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isfor
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be determined.
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location
and to
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Note: The
All UPA
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gross.The location and design of each
000


LEGEND
LEGEND
----""'
---0 -C
u5@
Z
Z
000
Z
C

Institutional
Active View Park
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--.,. Blue Link

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C
0
There is a need for a Neighbourhood Park and Elemen

School to serve this area. The location and design of e
There is a need for a Commumity Park and High Schoo

serve this area. The location and design of each is yet
determined.
There is a need for detention ponds to serve this area.

...... design of each is yet to be determine
size, location and
@ Pocket Park

: Enhanced Sidewalk
Creek Greenway (Trail)
Creek
0 0 0 Proposed Road
Note: All UPA densitites shown are gross.
The mobility plan for the Smith area prioritizes walking
4.5 MOBILITY &

TRANSPORTATION
and cycling to provide safe, convenient, sustainable

and pleasant access to multi-modal transit while
accommodating vehicle and local commercial goods traffic
and access to businesses and residences. Key vehicle
routes are multi-modal as these are the most direct links
between major destinations for all modes of travel.
25
25
STREET CLASSIFICATIONS
Figure 8: Street Classification Diagram
Major arterials are given wider rights-of-way to

safely accommodate multi-modal uses in Smith
Neighbourhood. Local/neighbourhood streets have
narrower rights-of-way that provide a fine-grained
and highly-connective network to enhance the
overall performance and walkability of the area.
26
EXISTING AND POTENTIAL NEW STREETS
Figure 9: Existing and Potential New Streets
The street network presented is premised on

providing access to future development, creating
more route options for traffic movement within
the plan area, and creating a more interconnected
walkable grid street network.
Restriction
27
208 St
206A St
206 St
STREET SECTIONS
73B Ave
73A Ave
A
C
72 Ave
28
LOCAL SECTION A
Local/Neighbourhood streets provide land access, with vehicle
movement as a secondary function. As key pedestrian routes, amenities
for pedestrian comfort such as street trees, continuous sidewalks, and
vegetated boulevards are provided, where possible.
20m Local
1.5m 2.0
4.5m
PL
2.0 1.5m
2.4m
3.1m
3.1m
20m
2.4m
4.5m
PL
22m Local
Figure 10: Local Section A
29
0.2m Parking Bike Travel

PL
Travel Bike Parking
0.2m
PL
22m
COLLECTOR SECTION B
5.0m
6.0m
Angled
Parking
PL
3.4m
Travel
3.4m
Travel
2.6m
5.0m
Parking
25.4m
PL
Figure 11: Collector Section B
Collectors receive traffic from local roads and provide a route to arterials.
Collector roads provide traffic movement and land access. As the Smith
High Street, 73A Avenue includes pedestrian amenities, including street
trees, continuous sidewalk and ample sidewalk for storefronts.
30
PL
Shared Access
Walkway w/
Landscaping
Low Fence
with Gates
Check Dam
Rain Garden
Main Channel
PL
COLLECTOR SECTION C
4.5m
Greenway
Dedication
1.8m
2.6m
Parking
3.5m
Travel
2.6m
3.5m
1.5m 1.8m
Travel Parking
0.2m
22m
PL
PL
Figure 12: Collector Section C
Collectors receive traffic from local roads and provide a route to arterials.
In addition to providing traffic movement and land access, 205 Street
integrates stormwater management along with a shared use off-street
path for pedestrians and cyclists.
31
Sw
lo
ARTERIAL SECTION D
PL
4.5m Greenway 4.0m road

Dedication
allowance
PL
2.0m
Bike
3.6m
Parking
/ Travel
3.0m shared use concrete path

1.5m planted area
Figure 13: Arterial Section D
32
3.6m
Travel
3.6m
Creek
Green
4.4m
Travel
38m
Swale width &

location varies
Creekside
Greenway
.4m
38m
relocated watercourse
& riparian planting
area (width varies)
3.6m
Travel
3.6m
Travel
adjacent street variable
2.0m 4.0m road 4.5m Greenway

allowance
Dedication
Parking Bike
PL
/ Travel
3.6m
Major Arterials are the principal mobility corridors and have the highest
vehicle capacity. They also serve as key pedestrian and bicycle routes,
with amenities such as street trees, continuous sidewalks, greenways,
regular pedestrian crossings and centre boulevards, where possible.
33
PARKS,
ECOLOGY &
OPEN SPACES
34
4.6 CONCEPTUAL OPEN SPACE NETWORK

The intent of the Open Space Network is to provide a variety
of active and passive park spaces, hard and soft landscape
features (including habitat), integrated stormwater
functions, and pedestrian and bicycle infrastructure.
Figure 14: Conceptual Open Space Network Diagram

2
35
4.7 OPEN SPACE TYPOLOGIES

Open space typologies in the preferred Smith Neighbourhood concept
create connections for both people and ecology. Greenways and
enhanced sidewalks provide public access to areas of community
value and are connected with the public street network to provide a
high quality and continuous pedestrian route through and around the
neighbourhood.
36
3.0m shared use

concrete path
1.5m planted area
ECOLOGICAL GREENWAY
PL
PL
ecological corridor
Creekside
Greenway
watercourse &
riparian planting area
preserve & enhance
Existing
exiting vegetation
Figure 15: Ecological Greenway Section
Trails adjacent to conservation areas will be located to provide a buffer

between the conservation area and surrounding land uses while providing
recreational amenity and pedestrian and bicycle connectivity for the
community.
PL
PL
4.5m Creekside 7.0m wide relocated

Greenway
watercourse &
preserve & enhance

existing vegetation
streamside fence
3m wide
asphalt trail

Swale width &
37
STREET-SIDE GREENWAY
adjacent
uses vary
PL
8.5m Greenway
adjacent
uses vary
4.5m Greenway 4.0m road

Dedication
allowance
raingarden & street

tree planting
3.0m shared use
concrete path
1.5m planted area
Figure 16: Street-side Greenway Section
The street-side greenway provides a direct and efficient route for

pedestrians
and cyclists travelling parallel to the road. It includes a double
PL
PL
ecological
corridor
row of street trees to provide
definition
and separation from traffic. In a
commercial (or office) context, the street-side greenway is predominantly

hardscaped with tree grates. In a residential context, trees are planted in
grass boulevards that allow their roots to expand along the length of the
planted area.
38
Creekside
watercourse &
preserve & enhance
OFF-STREET CREEK GREENWAY & WATERCOURSE
PL
PL
4.5m Creekside 7.0m wide relocated

Greenway
watercourse &
preserve & enhance

existing vegetation
streamside fence
3m wide
asphalt trail
Swale width &

location varies
fence & planted area on
private property
Figure 17: Off-Street Creek Greenway and Watercourse Section
Creeks and relocated watercourses running off-street will have adjacent

trails to provide recreational amenity and pedestrian and cyclist
connectivity for the community.
39
STREET-SIDE CREEK GREENWAY
preserve & enhance

existing vegetation
3m wide
asphalt trail
Swale width &

location varies
PL
Creekside
Greenway
& riparian planting
area (width varies)
adjacent street variable
Figure 18: Street-side Creek Greenway
Vegetated roadside watercourses will have trails adjacent. This approach

has the benefit of combining ecological function with recreational use
while providing community wide connectivity for both.
40
3.6m
Parking
/ Travel
3.6m
Travel
3.6m
Travel
4.4m
3.6m
Travel
3.6m
Travel
2.0m 4.0m road 4.5m Greenway

allowance
Dedication
Parking Bike
PL
/ Travel
3.6m
ENHANCED SIDEWALK
6.0m Enhanced
Sidewalk
adjacent
uses vary
2.0m blvd. w/ street trees, in

hardscape or vegetated area,
depending on adjacent land use.
3.0m concrete sidewalk

PL
1.0m landscape strip or paving

strip, depending on adjacent uses
Figure 19: Enhanced Sidewalk
Enhanced Sidewalks connects bicycle and pedestrian infrastructure. It

includes a 3.0m concrete pathway, an ample boulevard for large street
trees, and a 1.0m landscape strip. In a commercial (or office) context this
1.0m strip and streetside boulevard is predominantly hardscaped with
tree grates. In a residential context the strip and boulevard are vegetated.
41
Blue Link Public Access R.O.W.

Average 15m, Min. 10m wide.
Min. 1m wide Landscape Screening, each side
BLUE LINK
The Blue Link integrates an existing creek/stream* with stormwater
management with public open space and linear trail network, weaving
together the ecological system with social amenity.
The Blue Link and PL
Art
3.0m
Public Art &
Multi-Use
Gathering
PL
Walk are envisioned
to create
a strong
Trail
Node
1.0m Landscape Planting & Furnishing
Strip w/ Low Level Lighting
Pedestrian
Crossing
public connection
to the commercial heart of the neighbourhood through a pathway that

integrates creative stormwater features, public art and gathering nodes.
BLUE LINK WITH NATURALIZED EDGE

Existing &
Planted Trees
PL
Shared Access
Walkway w/
Landscaping
Low Fence
with Gates
Check Dam
Rain Garden
Main Channel
PL
Figure 20: Blue Link with Naturalized Edge
Runoff from impervious areas is directed through overland flow or swales to the
central Blue Link (watercourse) and raingarden. The character of the Blue Link
is envisioned to include a range of treatments, including naturalized areas with
soft planted edges, boulders and logs.
42
Blue Link
BLUE LINK AND ART WALK NODE WITH HARD EDGE

Min. 1m wide Landscape Screening, each side
PL
3.0m
Public Art &
Multi-Use
Gathering
PL
Trail
Node
1.0m Landscape Planting & Furnishing
Strip w/ Low Level Lighting
Pedestrian
Crossing
Figure 21: Blue Link and Art Walk Node with Hard Edge
The character of the Blue Link is envisioned to include a range of

treatments, including urban/plaza areas with gathering nodes including
public artwork. A multi-use trail is a continuous feature along the length
of the Blue Link.

Existing &
Planted Trees
*The existing stream is yellow coded, meaning it currently provides a significant

Lowfish
Fence
source of food, nutrient or cool water supplies to downstream
populations
Shared Access
with Gates
Check Dam
but has no
documented
fish
presence
or
reasonable
potential
for
fish
presence.
Walkway w/
Rain
Garden
Landscaping
PL
PL
Main Channel
43
POCKET PARK: THE HEART OF THE NEIGHBOURHOOD
The park in the heart of the Smith Neighbourhood will provide an amenity
area for local residents, workers, and visitors near the neighbourhood
core. The park is envisioned to connect to the Blue Link and Art Walk with
paths for art, play and ecology and to create a strong physical and social
link between the commercial and natural elements of the plan.
The concept design represents one of the many possible ways in which
the neighbourhood pocket park could incorporate the three guiding
principles: ecological and physical connections, a variety of active and
passive activities for all ages, and an integration of uses and programming.
44
ILLUSTRATED CONCEPTUAL POCKET PARK PLAN
corner plaza
Active commercial
73A Avenue
POTENTIAL PUBLIC
ART LOCATION
deck gathering area

seat edge
*
*
blue link
play
area
Canopy
steps / seat edge
Marsh planTing
pathway
boulders
logs
water & sand play
existing preserved
tree canopy & New
Planting
TO BLUE LINK &
ART WALK
Apartments
Figure 22: Illustrated Conceptual Pocket Park Plan
45
BLUE LINK PRECEDENTS
46
POCKET PARK PRECEDENTS
47
4.8 LAND USE &

DEVELOPMENT
TYPOLOGIES
48
OVERVIEW
The plan provides a variety of housing options
and tenures suited to a mix of ages, incomes
and abilities.
SINGLE FAMILY DETACHED

The intent of the Single Family
Detached designation is to expand
options for ground-oriented
detached housing. (4 - 6 Gross
UPA)
ROW HOUSE / TOWNHOUSE
The intent of the Row House / Townhouse
Residential designation is to expand options
for affordable ground-oriented housing for
families with children, seniors, and empty
nesters. (8 - 22 Gross UPA)
49
APARTMENT
The intent of the Apartment designation is to create a mix of housing

options located adjacent to services suitable for and affordable to a range
of income levels and lifestyles including singles, couples, seniors, and
young families. (40 - 100 Gross UPA)
50
APARTMENT LIVE / WORK

The intent of the Apartment
Live / Work designation is to
create a mix of housing options
with flexible zoning. It allows
for flexible ground floor use
(commercial/office/residential).
It is affordable to a range of
income levels and suitable to
a range of lifestyles, including:
singles, couples, seniors, and
young families located adjacent
to services. (40 - 60 Gross UPA)
TOWNHOUSE LIVE / WORK
The intent of the Townhouse Live
/ Work designation is to expand
options for affordable groundoriented housing for families
with children, seniors, and
empty nesters with flexible
zoning to allow for ground floor
commercial or office uses located
adjacent to services. (8 - 22
Gross UPA)
51
COMMERCIAL
The intent of the Commercial
designation is to create an
area with high quality, vibrant,
pedestrian oriented commercial
amenities and services, including
the provision for a grocery store.
52
MIXED-USE
The intent of the Mixed-Use designation
is to create a high quality commercial and
residential area, with commercial uses
that primarily serve local residential and
employment areas. (40 - 60 Gross UPA)
53
4.9 WATER AND SANITARY SERVICING

CONCEPTUAL SANITARY PLAN
Figure 23: Conceptual Sanitary Plan
54
CONCEPTUAL WATER PLAN
Figure 24: Conceptual Water Plan
55
5 ENGAGEMENT INPUT AND

RECOMMENDATIONS
5.1 ENGAGEMENT OVERVIEW
Phase 1 of the Smith Neighbourhood Planning Process was initiated
in 2014, and was structured around a series of collabortive design
workshops attended by community stakeholders (the Neighbourhood
Team) and City Staff (the Technical Team). Phase 1 involved the
development of three alternative neighbourhood concepts that were
reviewed and refined into a preferred concept. Two Public Open Houses
were held as a part of the engagement and planning process in Phase 1.
Detailed information regarding Phase 1 engagement can be found in the
Smith Neighbourhood Plan Concept Options Summary Report (November
20, 2014).
As a part of Phase 2 of the Smith Neighbourhood Planning Process the

Township of Langley hosted a Public Open House at the Langley Events
Centre on Thursday, April 14, 2016 to present the draft preferred plan and
gather feedback. 148 people attended. Feedback forms were provided
for comment and were posted on the Township website for feedback until
Thursdsay, May 5, 2016.
56
WHAT WE HEARD - QUESTIONNAIRE COMMENT ANALYSIS

1. Overall Satisfaction with the Draft Preferred Concept
When asked how satisfied with the plan overall, a majority of respondents
(63%) were most satisfied or somewhat satisfied, 16% were neutral, and
19% were only somewhat satisified or least satisfied.
In terms of overall satisfaction, the lowest scores are protest votes directly
related to dissatisfaction to what is proposed for their property, as well
as concern for a loss of tree cover, habitat and wildlife. Higher scores
were given by those that were happy with their proposed land use or did
not own land in the plan area and were presumably giving an unbiased
assessment of the plan.
2. Addressing Future Needs

Responses to the question of whether or not this plan addresses the
future needs of the Township of Langley were generally aligned with
responses to overall satisfaction, however rating fell slightly lower. The
a majority of people (58%) agreed or somewhat agreed that the plan
addresses future needs, while 11% of people were neutral on the subject,
and 31% did not agree or somewhat disagreed that the plan addressed
future needs.
57
3. What is liked the most about the Draft Preferred Concept?

A wide range of positive input was provided. Some of the comments
about what people liked included the walkability and trail system, high
street concept, parks and greenways, public art, blue link art walk and
play areas, housing diversity and density, and parking being considered.
Others liked the street network, specifically that it was more linear than
earlier concepts. One respondent commented that it makes a community.
4. What is liked the least most about the Draft Preferred Concept?
Many concerns were raised about the potential high school/community
park site as well as the potential elementary school/park site. Concerns
included proximity of the schools to busy and high traffic streets, that
Smith was having to take on provisions for a community amenity that will
serve other neighbourhoods, and a lack of transparency regarding the
proposed school sites.
Parking concerns were raised as well as the size of the roads and increased
traffic versus current capacity. Some felt the density of some areas should
be increased while some felt commercial space should be added at the
intersection of 208 Street and 72 Avenue to better reflect the Willoughby
Community Plan, the development in North East Gordon Estate as well
as providing commercial services to residents living east of 208 street.
Others felt that there were not enough park spaces shown, would result
in too much tree and habitat loss, and that there is a need for a natural
58
park in the area. Agreement on what type of residential types should be

increased or decreased was mixed with more emphasis on an increase in
density in general, and especially along new roads as compensation.
5. What specific changes/improvements that are aligned with Plan Goals

and Design Principles are desired?
Ideas for improving the Plan included the inclusion of some commercial
fronting onto the Blue Link/Art Walk, increase connectivity with more
bikeways and greenways, small mom and pop shops, keeping some
lower density areas to take advantage of the views and to provide ranch
style housing for seniors, including civic buildings (community centre,
library, hospital, firehall etc), increase parking requirements, ensure high
quality design and landscaping, and options for affordable and accessible
housing. In addition to these specific comments, some either left this
section blank or commented that everything was done well.
59
5.2 RECOMMENDATIONS
Overview
Based on the feedback from the Public Open House and further Plan
review, it is recommended that the Preferred Concept presented in this
report form the basis of the Smith Neighbourhood Plan.
Summary of Recommendations
Support a small commercial node, with ground-floor commercial and
residential above at the intersection of 208 Street and 72 Avenue to
be consistent with the Willoughby Community Plan, and to reflect the
development that is taking place south of 72 Avenue.
Adjust the 4 UPA lots to 6 UPA north of the 212 Collector and at
the corner of 73A Avenue and 206 Street to be consistent with the
Willoughby Community Plan.
60
6 CLOSING AND NEXT STEPS

This report outlines the preferred concept for the Smith Neighbourhood
based on the technical background review, Township policy and planning
process outcomes. An integrated planning and design framework has been
set up and a preferred concept developed for a complete neighbourhood
with a range of housing options within convenient walking distance of
local shops and services, neighbourhood schools, and transit services.
The next steps are outlined as follows:
ENGINEERING SERVICING PLAN

Complete an engineering servicing plan for engineering infrastructure
works and services that are required to support projected growth and
facilities as outlined in the preferred concept plan.
NEIGHBOURHOOD PLAN, POLICIES AND BYLAW

Prepare the Smith Neighbourhood Plan Bylaw to include the vision, goals
and set of policies to guide the future development of a sustainable urban
neighbourhood. This will include policies for land use and development,
the provision of parks, schools and open space, environmental protection
and the provision of infrastructure including phasing and implementation.
PUBLIC OPEN HOUSE
Host a final Public Open House to present the draft plan and policy going
to Council and to provide an opportunity for public input.
REPORT TO COUNCIL ANTICIPATED BEFORE THE END OF 2016
Prepare a report and presentation to Council on the final neighbourhood
plan for adoption process.
61
7 APPENDICES
62
7.1 SMITH NEIGHBOURHOOD OPEN HOUSE:

VERBATIM COMMENTS
63

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Smith Neighbourhood Plan

PREFERRED CONCEPT REPORT

1.1 Project Overview

3.1 Vision Statement

ENGAGEMENT INPUT AND RECOMMENDATIONS

5.1 Engagement Overview

CLOSING AND NEXT STEPS

7.1 Smith Neighbourhood OPEN HOUSE: VERBATIM COMMENTS

Background Analysis &

Jan - Oct 2014

2015 - Spring 2016

Figure 1: Smith Neighbourhood Plan Process & Timeline

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

Phase 1 was structured around a series of collaborative design workshops

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

Figure 2: Site Area

A detailed technical background review is summarized in the companion

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

5, 10, 15 Min Walk

Figure 3: Willoughby Community Diagram

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

Willoughby Tree Canopy, parks and ecology

Figure 4: Willoughby Tree Canopy, Parks and Ecology Diagram

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

3.1 VISION STATEMENT

2. Walkable Streets That Bring People Together:

3. An Interconnected Network of Parks, Open Spaces and

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

5. Diverse and Affordable Housing:

6. Stormwater as Community Amenity:

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

3.3 DESIGN PRINCIPLES

Street Grid Design

Tree Canopy Conservation

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

Land Use Location

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

Mixed Housing Transitions

Green Infrastructure Network

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

3.4 EVALUATION CRITERIA

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

SMITH NEIGHBOURHOOD CORE AREA - ILLUSTRATED CONCEPT

Figure 5: Smith Neighbourhood Illustrated Concept Plan

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

4.2 PERFORMANCE TARGETS

A COMPLETE & ACCESSIBLE NEIGHBORHOOD

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

TRANSIT ORIENTED & WALKABLE NEIGHBORHOOD

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

DIFFERENT HOUSING TYPES

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

HABITAT, ECOLOGY & INNOVATIVE INFRASTRUCTURE

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

SCHOOLS, PARKS & GREENWAYS

| MODUS PLANNING, DESIGN & ENGAGEMENT INC.

JOB OPPORTUNITIES CLOSE TO HOME

Provides up to approximately 16,250 sq. m (175,000 sq. ft) of local,

TOWNSHIP OF LANGLEY - SMITH NEIGHBOURHOOD PLAN |

4.3 INTEGRATED CONCEPT DIAGRAM

(1.6 upha / 4 upa)