City Location Grandview Heights Location Plan Area

PLAN CONTEXT

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

PLAN PROCESS

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

FINAL PLAN

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

29%

50%

KEY FEATURES

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

REFINING THE PLAN

POND LOCATION CHANGES

NCP

POND LOCATION CHANGES PROPOSED

STAGE 2

REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Planning Slide Final Plan

ROAD NETWORK CHANGES

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Planning Slide Final Plan

PARKLAND CHANGES

NCP

STAGE 2

REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Planning Slide Final Plan

RESIDENTIAL LAND USES

NCP

UPA = Residential Units Per Acre FAR = Floor Area Ratio

REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

VISUALIZING RESIDENTIAL AREAS

REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

VISUALIZING RESIDENTIAL AREAS

REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

PROJECTIONS

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

TYPES OF PARKS & OPEN SPACE

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Neighbourhood Parks Riparian Areas Natural Area Parks

VISUALIZING GREEN AREAS

TRANSPORTATION STUDY

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Transportation Slide

ROAD NETWORK & TRAFFIC CONTROL

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Arterial Roads

Collector Roads

Local Roads

Special Rd Design

WATER INFRASTRUCTURE

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Limited water infrastructure exists in the NCP area.

Water supply will be from

the Grandview pump station and reservoir on 24 Ave / 168 St.

To service the NCP area,

new feeder mains, distribution mains and pressure zone boundaries are required.

WATER SERVICING

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Water Pressure Zones 142m zone - serviced from

Grandview Pump Station 110m zone - serviced from

Grandview Reservoir 90m zone - serviced from

110m zone and PRVs

WATER PHASING

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Implementation / Phasing High pressure (142m) feeder main is required

at start.

Local distribution network expands and PRVs are required as NCP area develops.

Low pressure (110m) feeder main is required when the high pressure main reaches capacity.

SANITARY SEWER INFRASTRUCTURE

NCP

No community-level sanitary sewer system in NCP area.

Existing development serviced by on-lot sewage disposal systems

To service the NCP area, a network of gravity sewers is required convey the sanitary sewer.

REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

SANITARY SEWER SERVICING

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Implementation / Phasing A pump station, is then

required to pump sanitary sewer from Redwood Heights and the surrounding areas.

This pump station pumps the sewage to the North Grandview Interceptor at 2900 Block and 170 Street

DRAINAGE INFRASTRUCTURE

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

The NCP area is currently serviced by open ditches and culverts, typical of rural and agricultural areas.

The existing system conveys stormwater to the Nicomekl River lowlands, to the north.

A servicing plan has been developed to: Protect downstream lands from prolonged flooding Protect receiving watercourses from erosion Maintain base flows in creeks Maintain water quality in creeks, ditches and storm systems Safely convey runoff to large river systems Protect the natural environment adjacent to watercourses

STORMWATER MANAGEMENT

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

• 4 stormwater catchments require community detention ponds.

INFRASTRUCTURE COSTS/REVENUES

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Servicing Type

Estimated Cost

Stormwater $36,660,000

Sanitary Sewer $15,450,000

Water $11,510,000

Transportation $50,270,000 Wildlife Hubs/Corridors (BCS) Lands $83,400,000

INFRASTRUCTURE EXPENDITURES

Servicing Type

Estimated DCC Revenues

Stormwater $11,900,000

Sanitary Sewer $12,400,000

Water $9,400,000

Transportation $52,000,000 Wildlife Hubs/Corridors (BCS) Lands $0

INFRASTRUCTURE REVENUES

FINANCING TOOLS

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Establish an Area Specific Development Cost Charge (DCC) rates for infrastructure in the Redwood Heights NCP area.

OR

Utilize Development Works Agreements

(DWA) to fund any revenue shortfall.

GREEN SPACE LEVY

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

• At present, there is no Citywide funding strategy to acquire these natural areas located on private land.

• Redwood Heights NCP area has 42 acres of

GIN land, which is identified as a wildlife corridor and hub.

• To acquire the land for the wildlife corridor

and hub within Redwood Heights, there will be a development cost charge of approximately $15,000 to $25,000 per unit, depending on land use.

EXAMPLE AREA SPECIFIC DCC

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

Land Use Proposed 2018 DCC Rate

Potential Area Specific Rate

Increase

RF, RF-13 $41,220 $75,000 59%

RF-10 $36,193 $63,000 51%

RM10/15/23/30 (based on 1,550 sq.ft.)

$32,984 $56,000 52%

RM45/70 (based on 950 sq.ft.)

$22,971 $40,000 55%

Commercial $11.98 $25.00 74%

NCP COMMUNITY AMENITY FEE

WEST CLAYTON NEIGHBOURHOOD CONCEPT PLAN

NCP

*The surcharge fee per residential unit (or equivalent) is based on the projection of 4,542 units anticipated in the plan, and would result in a fee of $3,305.84 per unit.

* The amenity contributions noted above are payable upon subdivision for single-family subdivisions or upon issuance of building permits for multiple development and other uses.

REDWOOD HEIGHTS NCP #4 COMMUNITY AMENITY CONTRIBUTIONS

Per Unit Contribution All

Residential (Approx. 4,542 dwelling units @

average density)

Per Acre Contribution All

Non-Residential Uses (36.4 Acres)

Anticipated Total

Revenue at Build Out

Police Protection

$68.05 per dwelling

$408.30 per acre

$323,945.22

Fire Protection

$293.98 per dwelling

$1,763.88 per acre

$1,399,462.39

Parks & Pathways

$2,790.71 per dwelling

n/a

$12,675,422.00

Library Materials

$153.10 per dwelling

n/a

$695,380.20

Total Contribution (per unit or per acre)

$3,305.84 per dwelling

$2,172.18 per acre

Anticipated Total Revenue

$15,094,209.81

NCP SURCHARGE FEE

WEST CLAYTON NEIGHBOURHOOD CONCEPT PLAN

NCP

*The surcharge fee per residential unit (or equivalent) is based on the projection of 4,542 units anticipated in the plan, and would result in a fee of $126.03 per unit.

Cost Recovery of Redwood Heights NCP Preparation (Surcharge Fee)

Consultant Study Cost Per Unit Fee (Based on 4,542 units)

Stage 1 Planning & Engineering $334,351.59 $73.61

Environmental and Tree Studies $10,000.00 $2.20

Stage 2 Engineering Servicing Studies (Water, Sanitary, Drainage)

$195,402.00

$43.02

South Surrey Transportation Study *$130,756.00

(25% to be paid by NCP #4) $7.20

TOTAL CONSULTANT STUDY COSTS: $572,442.59 $126.03

COMMUNITY ONLINE SURVEY

NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN

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NCP REDWOOD HEIGHTS NEIGHBOURHOOD CONCEPT PLAN