DRAFT
Newton Town Centre Land Use, Urban Design & Transportation Planning Study
Stage 2 Plan Decemb e r 20 0 9
Š AECOM Technical Services 2011 Orlando 150 North Orange Avenue, Orlando, FL 32801 T: 407 843 6552 F: 407 839 1789 This document has been prepared by AECOM on behalf of the City of Surrey and TransLink. Reproduction or distribution of this document and its contents is prohibited without the approval of AECOM. Date of Issue:
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City of Surrey
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TransLink
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Steer Davies Gleave
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Issued To:
Project No.
10332150.01
Client
City of Surrey and TransLink
AECOM Contact
Blake.Drury@AECOM.com
Table of Contents Introduction
5
Land Use Plan
6
Urban Design Concept
11
5.5 HA Southern City Property
14
Transit Exchange Concept Plan
16
Transit Exchange Catalyst Site Plan
18
TownShift Concepts
20
Design Guidelines Introduction
25
Public Realm Guidelines
26
Streetscape Guidelines
29
Public Open Space Guidelines
37
Private Realm Guidelines
41
Additional Building Guidelines
50
List of Figures Figure 1 Aerial Photo
4
Figure 2 Land Use Plan
7
Figure 3 Illustrative Master Plan
9
Figure 4 Illustrative Urban Design Concept - View Looking SE 10 Figure 5 Illustrative Urban Design Concept - View Looking NE 12 Figure 6 Indicative Property Land Allocation Plan
14
Figure 7 Proposed Park Illustrative
15
Figure 8 Proposed Transit Exchange Illustrative
17
Figure 9 Transit Exchange Concept Plan
18
Figure 10 Design Guideline Plan
24
Figure 11 Street Framework Plan
30
Figure 12 Public Open Space Framework Plan
36
Figure 13 Private Realm Development Framework
42
Surrey Newton Town Centre Stage 2 Plan l July 2011 3
Figure 1 Aerial Photo 72 Avenue
71 Avenue
70 a Avenue
70 b Avenue
138 Street
137 Street
Newton Wave Pool
137 a Street
d
a Ro
Future Transit Exchange Site
136 b Street
ll
Ha
71 Avenue
King George Boulevard
Existing Transit Exchange
Senior Center
Library
70 Avenue
70 Avenue
13 8
St re e
t
135 Street
Additional Area Included in Stage 2 Plan
N
0
50
100
200
4 Surrey Newton Town Centre Stage 2 Plan l July 2011
400m
Introduction The Newton Town Centre Land Use, Urban Design and
Stage 2 Plan Overview
Transportation Plan is intended to be an update to the City of
The plan on the following pages is the Stage 2 Plan. This plan
Surrey’s 1990 Newton Town Centre Plan. The key goal of this
builds on the adopted Stage 1 Plan and includes additional
study is “. . . to produce a land use and transportation plan that will guide the development of a mixed use, high-density, transit-oriented Newton Town Centre, fully integrating new and enhanced transit facilities into a high quality and sustainable urban centre”.
guidance on the following issues, which have been identified by Council for further review during this stage of work: 1.
Finalize the detailed land use breakdown for the 5.5 hectare (13.7 acre) City-owned triangular property at
This integrated design effort is intended to guide public policy
the south end of the Study area, between park/riparian
and infrastructure through an informed public engagement
enhancement, drainage detention, and multi-family
process. TransLink seeks to develop its land holding within the Newton Town Centre into a functional transit exchange
development; 2. Assess opportunities for land use changes for the
with compatible and integrated land uses. The land uses
cluster of properties along the east side of King George
recommended will achieve densities that support increased
Boulevard, south of the railway. These lands are
transit ridership and present an economic return on investment.
presently severed from the Town Centre by the railway;
Stage 1 Land Use Concept Plan
therefore they were not identified in the Study area. However, the introduction of two new road crossings
The Stage 1 Plan, adopted by Council on 3 May 2010, includes
in this area will mean that these properties are now
recommendations in the following categories:
connected with the Study area and will become the
The Illustrative Urban Design Plan – Outlines the redevelopment
southerly gateway to the Town Centre. As a result,
approach, land use recommendations and market study for the
opportunities for land use change will be assessed on
Newton Town Centre.
these lands during Stage 2 of the Plan;
The Street Framework – Guides the overall connectivity, street
3. Development of an operational and conceptual Transit
typology and potential ownership of new streets and pedestrian
Exchange design, including integration with the
connections.
surrounding network, transit routing, and incorporation
The Transit Exchange – Provides a detailed development
of Bus Rapid transit (BRT);
scenario and transit operations for the Newton Transit Exchange. Parks and Open Space – Outlines the proposed parks, plazas, open spaces and trails for the Newton Town Centre.
4. Development of Urban Design Guidelines, with an emphasis on: (a) Public gathering and detailed public space plan, (b) Detailed illustrative concepts for key catalyst sites,
Please see Corporate Report R093 for additional details.
(c) Public realm analysis, (d) Detailed building height and massing, (e) Off-street parking requirements related to proposed land uses, (f) Microclimate, energy conservation and weather protection considerations, (g) Urban landscape and streetscape design,
Surrey Newton Town Centre Stage 2 Plan l July 2011 5
Land Use Plan (h) Incorporation of selected TownShift concepts and
Stage 1 Plan Recommendations
ideas, including, among others, development of a more
The Stage 1 Plan included a recommended land use strategy designed to encourage medium intensity mixed uses within the vicinity of the proposed transit exchange and foster a transition to less intense institutional and residential land uses adjacent to existing neighbourhoods.
prominent central green open space corridor and creation of a significant landmark at the southeast corner of 72 Avenue and King George Boulevard, and (i) Detailed green-street design; 5. Completion of the final servicing plan, financial and phasing strategy; 6. Determine amenities to serve the area, including
The Plan focused on several key land use elements: •
proposed 137th “Main Street” extension to create
ongoing park acquisition analysis, park development
a vibrant pedestrian environment through active
costs, fire and police protection and library needs. The
retail uses on the ground floor and residential uses
establishment of appropriate amenity contributions for the Study area will also be determined; and 7.
Completion of a detailed implementation strategy for
on upper floors. •
coordination of property exchanges and land acquisition,
neighbourhood. •
relocation plan.
space amenity in the community. •
completed by others under separate contract to the City of Surrey.
Facilitating, through land use entitlements, the transition of existing commercial properties along 72nd Avenue, between King George Boulevard and
The first four items in the above list are included in this report. Items five, six, and seven will be referenced as appendices
Focusing primarily residential development to areas adjacent to the proposed Newton Park, a key open
infrastructure phasing and funding, and development of a comprehensive transit exchange marketing and
Encouraging designated institutional land uses to remain and grow as anchors to the re-urbanized
the relocation and development of the Transit Exchange, which will require City involvement to facilitate a
Providing a mixed-use environment along the
138th Street, to mixed-use locations. •
Providing residential-only uses adjacent to existing institutional land uses.
•
Allowing existing commercial uses to continue and re-orient west of King George Boulevard at 72nd.
King George Boulevard Properties In authorizing Stage 2 of the plan to proceed, Council directed the planning team to assess opportunities for land use changes for the cluster of properties along the east side of King George Boulevard, south of the railway. At the inception of the Study, these lands were severed from the Town Centre by the railway; therefore they were not identified in the Study area. However, as planning for the area has evolved, the planned introduction of two new road crossings in this area will mean that these properties may be better connected with the Study area and will become the southerly gateway to the Town Centre.
6 Surrey Newton Town Centre Stage 2 Plan l July 2011
Figure 2 Land Use Plan
72 Avenue
COM
137
Stre et
MXU
INST
PK
Newton Wave Pool
MXU
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a Ro
MXU RES
INST
71 Avenue
MXU
RES
138 Street
ll
Ha
King George Boulevard
INST
71 Avenue
70 b Avenue
RES MXU
137 a Street
MXU / INST COM 70 Avenue
INST Senior Center
INST Library
70 Avenue
70 Avenue
135 Street
RES
13 8
St re e
t
PK
N
0 25 50
100
200m
INST - Institutional COM - Commercial (Max. 1.5 FAR) MXU - Mixed Use (Max. 2.5 FAR)
RES - Residential (Max 2.0 FAR) PK - Major Park Space
Surrey Newton Town Centre Stage 2 Plan l July 2011 7
Recommendations on King George Boulevard Properties The properties along the east side of King George Boulevard, south of the railway are facing a new set of development influences, as two new intersections on King George Boulevard introduce a significantly upgraded connection to the primary growth area within the Town Centre. Physically and functionally, these properties are quite similar to those properties found in the triangle formed by King George Boulevard, 72 Avenue, and the railway. These parcels, with frontage along King George Boulevard, continue to have a primary orientation to commercial development. While a new cross street gives improved vehicular access, their configurations tend to be less than efficient, which limits their potential development intensity. However, they have the benefit of being situated adjacent to the proposed transit exchange, improving their viability for residential uses in the future. For these reasons, these parcels are recommended for a MIXEDUSE land use category, with a maximum FAR of 2.5.
KEY ELEMENTS of the MASTER PLAN
1 2
3
Extended 137 Street as new “green spine” for Town Centre with lateral public space links to other blocks New intersections along King George Boulevard to extend access to Town Centre and Transit Exchange Relocated Transit Exchange with mixed-use development
4
New gateways to announce Town Centre along edges
5
Public plaza for orientation and passenger exchange
6
Formal plaza along 72 Avenue to orient development
7
New park south of 70 Avenue - stormwater treatment
and link with new gateways
wetland with active park elements anchoring southern end of Town Centre
8 Surrey Newton Town Centre Stage 2 Plan l July 2011
8
Formalized and expanded woodlot park adjacent to
9
“Fingers of Green” park and pedestrian connections
10
Future dedicated rapid transit along King George
11
Community garden as green corridor destination
Newton Wave Pool
from south to north
Boulevard
Figure 3 Illustrative Master Plan
72 Avenue 6
6 8
Newton Wave Pool
Ha
137
1
Stre et
4
ll
10
d
a Ro
71 Avenue
138 Street
1 9 2
70 b Avenue
135 Street
2
137 a Street
King George Boulevard
71 Avenue 5 3
1
11
Senior Center
Library
70 Avenue
4 70 Avenue
4
70 Avenue
13
8
St re e
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7
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0
50
100
200
400m
Surrey Newton Town Centre Stage 2 Plan l July 2011 9
Figure 4 Illustrative Urban Design Concept - View Looking Southeast
10 Surrey Newton Town Centre Stage 2 Plan l July 2011
Urban Design Concept The Illustrative Urban Design Plan The Illustrative Urban Design Plan included in the Stage 1 Plan
high quality public space. •
joint public-private investments in buildings at the
demonstrates how redevelopment within the Newton Town
Transit Exchange.
Centre should occur over time. The large drivers of change within the Study Area are the existing and proposed institutional
•
Highlighting existing and proposed institutional uses by fronting them with new streets.
facilities, TransLink’s future Transit Exchange and the addition of a significant park space. These drivers, largely in public hands,
Creating a site structure that enables efficient
•
Creating a series of “green fingers” connecting
are seen as catalysts for other private development initiatives in
open spaces within the community and including a
the Town Centre.
proposed pedestrian-only connection to formally link the Wave Pool and its future expansion to the Senior Centre, Library and future YWCA facility, and
The Plan focused on several key land use elements: •
new park facilities south of 70 Avenue.
Providing a mixed-use environment along the proposed 137 “Main Street” extension to create
•
Highlighting and enhancing the existing grove of
a vibrant pedestrian environment through active
trees east of the Wave Pool into a formal public
retail uses on the ground floor and residential uses
park and plaza.
on upper floors.
•
Realigning 70 Avenue and 71 Avenue to effectively service the future Transit Exchange and the
Redevelopment Approach
proposed park space south of 70 Avenue and to
This plan envisions the transformation of the Study Area into a
provide additional east-west connectivity for the
vibrant mixed-use transit-oriented community to take advantage of the benefits of increased transit accessibility. The overall scale
community. •
Facilitating the redevelopment of existing
of development, as vetted by the community and supported by
commercial nodes at the intersection of 72 Avenue
the future market assessment included in the Stage 1 Plan, is low
and King George, and 72 Avenue and 138 Street into
to mid-rise - meaning development generally between 3-stories
mixed-use blocks with the provision of additional
and 6-stories in height. The overall density for the Study Area
street connections to tie into the proposed network.
should not exceed a floor-area-ratio (FAR) of 2.5.
•
Park south of 70 Avenue designed as an amenity that will also serve as a stormwater retention area.
The Plan focused on several key land use elements: • •
•
Creating “eyes on the park” through the allocation
Creating a “Main Street” along the realigned 137
of a development plot in the park for development
Street.
of a scale similar to the adjacent neighbourhoods.
Fronting this new “Main Street” with entrances to commercial and institutional uses and anchoring it with the planned Transit Exchange at the intersection of 71 Avenue and 137 Street.
•
Developing a transit plaza to serve both as an integral element of the on-street exchange and a
Surrey Newton Town Centre Stage 2 Plan l July 2011 11
Figure 5 Illustrative Urban Design Concept - View Looking Northeast
8
6
9 1
11 5
10 3 2 4 2
12 Surrey Newton Town Centre Stage 2 Plan l July 2011
7
KEY ELEMENTS of the MASTER PLAN
1 2
3
Extended 137 Street as new “green spine” for Town Centre with lateral public space links to other blocks New intersections along King George Boulevard to extend access to Town Centre and Transit Exchange Relocated Transit Exchange with mixed-use development
4
New gateways to announce Town Centre along edges
5
Public plaza for orientation and passenger exchange
6
Formal plaza along 72 Avenue to orient development
7
New park south of 70 Avenue - stormwater treatment
and link with new gateways
wetland with active park elements anchoring southern end of Town Centre
8
Formalized and expanded woodlot park adjacent to
9
“Fingers of Green” park and pedestrian connections
10
Future dedicated rapid transit along King George
11
Community garden as green corridor destination
Newton Wave Pool
from south to north
Boulevard
Surrey Newton Town Centre Stage 2 Plan l July 2011 13
5.5 HA Southern City Property Figure 6 Indicative Property Land Allocation Plan
1
2
5 3
6 6
4
N
0
10 20
50
100m
14 Surrey Newton Town Centre Stage 2 Plan l July 2011
7
Figure 7 Proposed Park Illustrative
7 3
6 4
2 1 5 KEY ELEMENTS of the PARK PLAN
1 2
Neighbourhood park elements (e.g. open lawn, courts, pavilions Development Plot (see Design Guidelines for more detail on building disposition
3
Passive play area
4
Circumferential trail
5
Stream area with rock edges (likely dry during summer)
6 7
Marshland with varying water levels (grass and shrubs on slopes) Open water - approximately __ HA Surrey Newton Town Centre Stage 2 Plan l July 2011 15
Transit Exchange Concept Plan Selected Alternative During the Stage 1 Plan development effort, the project working
•
Providing the ability to locate northbound Bus
team, including the City and TransLink and Consultants,
Rapid Transit stops on 71 Avenue across from the
developed a set of criteria to evaluate the various iterations
plaza and southbound stops on 137 Avenue adjacent
of Transit Exchange plans produced as part of the overall
to the plaza.
plan. These evaluation criteria, as well as the series of Transit
•
Offering a plan in which the development of the
Exchange design options, are located in the Stage 1 Plan
plot could be phased with the site prepared for
Appendix.
development as soon as access improvements to King George Boulevard and 137 Street are complete.
The plan described on the following pages represents a further
•
refinement to the preferred option. This option was initially
the Transit Exchange site and on the north side of
selected due to its balance between the transit-oriented development opportunities and efficient transit operation.
Creating the opportunity for joint development on 71 Avenue independent of the layover facility.
•
Requiring development on these sites to have active
The refinements have been subject to in-depth detailed traffic
ground floor retail fronting the street, consistent
modeling to fine tune the surrounding streets, intersections, and
with requirements for other development plots in
transit stops.
the Study Area. •
Key elements of the plan include: • •
railway for potential platform and auxiliary tracks.
from the exchange areas.
This reservation should preclude development of
Locating the layover facility such that it is less
permanent vertical structures on the site until the
visible from both 71 Avenue and 137 Street, though
settlement of future transit plans, but should not
it will be visible from King George Boulevard until
impact plans for the bus layover facility.
Developing a facilities building that is integrated into the proposed development and which provides kiosks for ticketing, facilities for the bus operators, and additional passenger waiting areas.
•
Facilitating passenger exchange in a triangular plaza, adjacent to both 71 Avenue and 137 Street, creating a major activity node along both streets that is functional for transit and beneficial for the street - “active, busy, interesting, streets”.
•
Transit through a reservation adjacent to the
Separating the transit layover function and facilities
adjacent development materialises. •
Allowing for the future provision of Light Rail
Utilizing on-street rather than off-street bus stops that could have independent shelters or integrated extended awnings built into the adjacent architecture.
16 Surrey Newton Town Centre Stage 2 Plan l July 2011
•
Plan allows for flexibility in future design as the final rapid transit technology is not known.
Figure 8 Proposed Transit Exchange Illustrative
Surrey Newton Town Centre Stage 2 Plan l July 2011 17
Transit Exchange Catalyst Site Plan Figure 9 Transit Exchange Concept Plan
NORTH PLOT 6
3
4 7
2 SOUTH PLOT 5
1
6
2
8
4 3
3
18 Surrey Newton Town Centre Stage 2 Plan l July 2011
1
Bus layover facility
2
Bus stops located on street to improve efficiency and create active and vibrant street environment
3
Bus-only ingress/egress point
4
Bus-only lane on street (see section on page 34)
5
Public plaza for orientation and passenger exchange
6 7 8
Potential mixed-use development (see standards on Design Guideline Plan page 24) Access to development parking and service (assumed to be below grade in this scenario) Reservation for future LRT facility - no permanent vertical building structures allowed in this area
BUILDING DATA
NORTH
SOUTH 8,155 m2
Plot Area
9,000 m
Gross Floor Area (GFA)
22,504 m2
14,865 m2
Ground Floor
4,736 m2
2,478 m2
Upper Floor
17,768 m
12,387 m2
Floor Area Ratio (FAR)
2.50
1.82
Parking Spaces Provided (structured)
510
270
2
2
N
0
10
20
50
100m
Surrey Newton Town Centre Stage 2 Plan l July 2011 19
TownShift Concepts TownShift Concepts
Key TownShift Ideas for the Newton Town Centre
In late 2009, Council initiated “TownShift: Suburb Into City”,
TownShift concluded in March 2010, and culminated in the
an international ideas competition seeking innovative ideas
selection of two winning entries for the Newton Town Centre, as
for five of Surrey’s established town centres - Guildford,
follows:
Fleetwood, Cloverdale, Newton and Semiahmoo. The aim of the
1. “Connecting Density to Transit” - by Alan M James, Philip C
competition was to “shift” thinking and opportunities for each
Davis, Colin Weston, and Kim C Barnsley; and
of these “town” hubs towards more intense, public-minded and
2. “Newton Place” – by Richard Hulbert and Judy Tang.
productive urban futures. This competition was also intended to generate innovative new thinking about suburbs transforming
Based on the two winning submissions, as well as an evaluation
towards sustainability in an era of increasingly expensive energy.
of other key ideas and concepts from other submissions, the
TownShift established a number of overarching principles as a
following key concepts and ideas were identified for further
basis for the ideas generated forthe town centres, including:
consideration and incorporation into the Newton Town Centre
•
Emphasis on arrival and gateways, and development
Plan (Please see Corporate Report R093-Appendix V for further
of architecture and civic realm elements that serve
details):
as means of way-finding-imagining a sense of
•
• •
by an open space spine;
Creation of unique and shared places that are like no other;
The concept of developing “Quadrants” or land use precincts (commercial, civic, residential, etc.) linked
‘there’ to be there; •
Development of a vibrant public realm framed by
Integration of urban and cultural and social
private developments and connected to the existing
systems;
main street (137 Street), north of 72 Avenue;
•
Sustainability; and
•
Cultural, historical and social continuity.
•
Creation of a finer and more detailed road grid system with clearly defined spaces;
•
Linking of the urban forest (undeveloped Cityowned triangle of property at the south) with the central wooded lot;
•
The creation of a strong green pedestrian network connecting a series of public squares;
•
The development of a significant landmark and entry point at the southeast corner of the intersection of King George Boulevard and 72 Avenue as a launching point into the Town Centre; and
•
The development of a more substantial and stronger central green open space corridor.
Many of the concepts and ideas identified in TownShift are reflected in the proposed Stage 1 Land Use Concept; however, further evaluation and application of these important concepts was directed to be undertaken as part of the Stage 2 Plan to ensure appropriate implementation measures are incorporated.
20 Surrey Newton Town Centre Stage 2 Plan l July 2011
TOWNSHIFT CONCEPT
COMMENTARY AND STAGE 2 PLAN / DESIGN GUIDELINE RESPONSE
The concept of developing “Quadrants” or land use precincts (commercial, civic, residential, etc.) linked by an open space spine
The goal of the urban design plan is to create the framework for an integrated development model where uses are mixed to the greatest extent possible. As the plans are made far in advance of any actual land use programming by developers with an intended pro-forma, use allocations in this kind of environment are speculative at best. The Plan has developed a robust open space spine to connect the blocks of land, whatever their future use might be.
Development of a vibrant public realm framed by private developments and connected to the existing main street (137 Street), north of 72 Avenue
The idea of a vibrant public realm is threaded throughout the Plan. Efforts in Stage 2 focus on delineating guidelines to implement the ideas outlined in the Stage 1 Plan.
Creation of a finer and more detailed road grid system with clearly defined spaces
This concept permeates the Plan. Efforts in Stage 2 focus on delineating guidelines to implement the ideas outlined in the Stage 1 Plan through roadway and public realm design parameters.
Linking of the urban forest (undeveloped City-owned triangle of property at the south) with the central wooded lot
Note that the Illustrative Master Plan has incorporated the idea of “green fingers” connecting these significant open spaces.
The creation of a strong green pedestrian network connecting a series of public squares
Note that the Illustrative Master Plan and updated Urban Design Concept have built upon this idea to link a series of plazas within the public realm network to give a series of organizing features at a variety of scales throughout the community.
The development of a significant landmark and entry point at the southeast corner of the intersection of King George Boulevard and 72 Avenue as a launching point into the Town Centre
Note that the Illustrative Master Plan has included a series of gateways at the edges of the Town Centre to link with the major pedestrian connections to the spine of the new “Main Street”.
The development of a more substantial and stronger central green open space corridor
The original TownShift concept of a significant north-south median boulevard in the “Main Street” is untenable because of the impact on developable land, particularly on the Transit Exchange parcel, the impact on intimate pedestrian scale envisioned for the street, and the geometry of the existing buildings and rail crossings. In light of the desire for a stronger corridor, the Plan has augmented landscaping along “Main Street” and focused on the creation of more small green connections more in keeping with the Community’s desire for a more intimate pedestrian-scaled place.
Surrey Newton Town Centre Stage 2 Plan l July 2011 21
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Design Guidelines
Figure 10 Design Guideline Plan
72 Avenue
Stre e
MU
137
MU
CB Newton Wave Pool
d
a Ro
MU MU
AB, TH
CB
71 Avenue
AB, TH
MU
71 Avenue
138 Street
ll
Ha
King George Boulevard
MU
t
CB
MU
70 b Avenue
MU
MU
137 a Street
AB, TH CB
Senior Center
CB Library
70 Avenue 70 Avenue
13 8
St re e
t
135 Street
AB, TH
Private Realm
King George Boulevard
AB, TH
Allowable Building Types
Main Street
Designated Right-of-Way
Transit Main Street
Potential Public Space
70 Avenue
Future Transit Reservation
Festival Street
Active Ground Floor Use Required
Standard Street
24 Surrey Newton Town Centre Stage 2 Plan l July 2011
Introduction These guidelines are intended to lay a regulatory framework
Design Guideline Coverage
that will foster the development of a vibrant community integrated with its surrounding neighbourhoods and the natural environment. Healthy communities, with a full complement of residential, retail, office, civic, and recreational uses, develop over the course of decades, not years. Development and redevelopment of a healthy community never stops, but remains in continuous flux, with the mix, amounts, and types of uses never remaining constant. However, certain community elements do remain more or less constant over the long term. The design of these elements - such as the arrangement of streets and public spaces - has lasting implications on the character of the community and on its ability to accommodate the changes that time will inevitably bring. It is the goal of these design guidelines, then, to more closely regulate the elements most important to creating a quality public realm - the elements that are slow-changing and more permanent - while allowing stylistic freedom for expressive architecture. The guidelines are broken into two categories. The Public Realm Design Guidelines lay out parameters and standards governing
Public Realm - Private Realm Integration
the design of streets, parks, and other open spaces accessible to the entire community. The Private Realm Design Guidelines guide development of areas outside the public realm, including individual buildings, service and loading areas, and parking. Frontage Zone
Where the Public Realm and Private Realm come together - at the edge of rights of way, the guidelines link together with a
Interface Zone
set of frontage requirements dictating the design of key details that are key to managing this transition in a way that promotes thoughtful urban design.
Private Plot Private Frontage Public Frontage Travelway Public Frontage Public Realm Private Realm
Surrey Newton Town Centre Stage 2 Plan l July 2011 25
Public Realm Guidelines General Guidelines
Cycling Network and Amenities
Design of the public realm within Newton Town Centre will
Intent: The facilitation of cycling in Newton Town Centre is a key
be accomplished by both public agencies (City of Surrey and
strategy to reduce dependence on vehicles and to encourage
TransLink) and private developers of various plots within the
residents of the surrounding residential areas to patronize local
community. As such, this is a common set of instructions for
shops and services.
designing the elements accessible to everyone in the Town
•
Centre. - the streets and parks.
Clear signage and wayfinding elements shall be provided to direct cyclists to designated routes (onstreet greenways on 72 Avenue, 70 Avenue, and 138
The following general guidelines are applicable to all streets
Street and on-street routes on 136B Street and 68
and public realm areas within Newton Town Centre and set out
Avenue)
a unifying design direction to build a distinct character for the
•
area.
Bicycle parking shall be provided at key points along streetscapes to facilitate use of destinations by those arriving on bike.
Pedestrian Circulation Network
•
Consideration should be given to safe and secure
Intent: The existing pedestrian network is a combination of the
longer-term bike storage in lockers or through a
sidewalks within road rights-of-way, pedestrian paths through
“bike station” type service centre to encourage
public open spaces, and shortcuts made available on private
an effective interface between cycling and taking
commercial sites. Additional opportunities for pedestrian
transit from the Newton Exchange.
movement are desirable amenities to obtain as redevelopment
Landscape Materials and Character
occurs. • •
•
New pedestrian routes - open to public at all times -
Intent: These guidelines are common to all streets in the Town
shall be provided as shown on the Plan.
Centre. The City of Surrey’s standards identify appropriate
Overly large block sizes limit pedestrian routing
species, sizes, and spacing and specify planting methods to
options. As such, the maximum block sizes
ensure healthy growth and longevity for street trees in the Town
indicated on the Plan shall not be exceeded.
Centre. Additional common standards include:
Sidewalks shall be provided on both sides of all
•
and sidewalks unless noted otherwise.
anticipated pedestrian flows and adequate space for queuing areas at transit stops. • •
Natural colour concrete or exposed aggregate concrete shall be utilized for all pedestrian areas
streets, dimensioned for adequate space for •
The most pervious material possible shall be used
All new pedestrian facilities shall be designed for
for raised medians and wet strips along street
universal access.
edges. However, these areas should be paved
Street tree and furnishing placement shall be
and tree grates used where a significant level of
consistent with City of Surrey standards.
pedestrian traffic is anticipated across the median or wet strip, including where on-street parking is provided.
26 Surrey Newton Town Centre Stage 2 Plan l July 2011
Sustainable Design Practices
Low-Impact Stormwater Design
Intent: The development of a compact, walkable, and complete
Intent: The City of Surrey is an advocate of sustainable best
community in the Newton Town Centre is generally recognized
practices. Within the public realm, there is potential for surface
as a significant move towards sustainability for a number of
stormwater features to be integrated into the public and publicly
interconnected reasons including the reduction in the number
accessible open spaces within Newton Town Centre to feature the
of daily trips that require use of the automobile, increased
collection, detention, and remediation of stormwater within the
opportunities for people to live close to their place of work,
landscape design. Recommended sustainable guidelines for the
support for more efficient and frequent transit services,
public realm include:
improved health with opportunities for people to walk and cycle
•
Include areas of porous pavement into parking
to shopping, entertainment, and recreation, the efficient use of
spaces, both on-street and off-street, where surface
land, reducing pressures to develop regional green zone lands,
parking is not built over an underground parking
more efficient use of roads and servicing infrastructure with
structure
lower costs per person compared to low density, primarily single-
•
Include features to assist in the collection,
family development. The following sustainable practices are
percolation, and cleaning of stormwater into the
recommended in Newton Town Centre:
ground in surface parking lots that are not over
•
Low energy consuming and low water use buildings are encouraged.
•
•
•
The planter/furnishing zones of as many streets as possible should be pervious wherever the level of
with its benefits for air quality and temperature
anticipated pedestrian traffic is low enough to allow
moderation both from street trees in the public
lawn or groundcover plantings to grow successfully •
Medians should be planted with shrubs and
level courtyards and roof spaces, in the private
groundcovers as well as trees in a manner that
realm.
facilitates stormwater infiltration, including from
Encourage social interaction among people in the
adjacent paved surfaces
community through the design of engaging and •
•
Provide for intensification of green landscaping,
realm and landscaped open spaces, such as upper
•
structure.
•
Landscape in public open spaces and park
well-programmed public open spaces and amenities.
should feature a significant component of green
Ensure the provision of a diversity of housing types,
landscaping and minimize paved areas to those
including forms that suit families and that offer
places where the program of activities specifically
aging residents options to stay in their community
requires a hard surface. To the extent possible, all
as their need for care and health services change
stormwater in parks and green public open spaces
and for the disabled and low-income people.
should be collected and infiltrated on site. Design
Provide public art and heritage initiatives to
features should be considered that make use
enhance connections between community and
of rainwater in surface amenities as a means to
place.
animate and add interest to the space.
Integrate transit facilities into the core of the Town Centre through an effective Transit Exchange design to maximize convenience, safety, weather protection, and other factors that will attract users.
Surrey Newton Town Centre Stage 2 Plan l July 2011 27
Public Art Placement Intent: Public art is an amenity in the public realm that adds interest and meaning to the experience of a place. Public art is a benefit that developers of projects can bestow on the community. Installations that advertise a commercial enterprise should not qualify as public art for locations within the public realm. Artistic excellence and high quality durable materials shall be sought. Multiple locations with potential for significant public art installations have been shown on the plan. •
Many forms of creative design can qualify as public art in addition to free standing sculptures including: water features and decorative fountains, special paving patterns or inserts, embellishments to vertical surfaces like planters, stair risers, and walls, and decorative treatments on street furnishings like benches and light poles. Pedestrian-oriented signage, weather protection and lights mounted on buildings can also have art embellishments.
•
While public art embellishment may occur anywhere that there is an opportunity, larger public art pieces should be sited to reinforce the urban design hierarchy of the Town Centre: at important nodes along key pedestrian movement routes and within public plazas where space is available for installations that do not interfere with the flow of pedestrians.
•
Public art shall be commissioned using the City of Surrey’s arts program process, including public consultation.
28 Surrey Newton Town Centre Stage 2 Plan l July 2011
Streetscape Guidelines The Plan’s vision for Newton Town Centre’s system of
Streets are a multi-faceted civic space shared among many
interconnected streets forming small blocks. The resulting
different types of users, and serving many different functions,
network manages all traffic in a superior manner by dispersing
including:
traffic and shortening travel distances.
•
Transportation
•
Community structure, identity, and pride
Streets must accommodate many types of users - pedestrians
•
Utilities, storm water management
(including children, the elderly, and the disabled), bicycles,
•
Landscaping
scooters, etc., transit (including school buses), neighbourhood
•
Access to private property
electric vehicles (NEV’s), automobiles, service trucks - delivery,
•
Connection to the open space network
garbage pickup, moving vans, etc., and emergency vehicles.
•
Social interaction
This means that more travel can be accomplished using these different modes, in descending priority:
The streetscape guidelines that follow address all the physical
•
Walking
elements that surround the street that should be designed
•
Transit
considering their influence on pedestrian and driver behaviour:
•
Bicycling
•
Carpooling
and other landscaping, sidewalks and crosswalks,
•
Single-occupant vehicle
signage, benches, streetlights, fences, railings,
•
Pavement and curbs, parked cars, street trees
outdoor dining areas, building frontages and Walking is the fundamental “mode” of transportation. This principle leads naturally to the most efficient multi-modal
facades •
system, and it requires an integrated approach to both land use
automobiles and emergency access by dispersing
and transportation planning. This approach is the heart of the Newton Town Centre Plan. To promote pedestrian trips streets
traffic and offering more route choices •
must be: •
Intersection design that promotes driver alertness and facilitates safe pedestrian crossing
Designed foremost for pedestrians: shade,
•
Design, Target, Operating and Posted speed should
sidewalks, crosswalks, interesting things to see,
be appropriate for the environment and the same
meaningful/useful destinations, protection from
on any given street
automobiles; •
An interconnected street network that benefits
•
Emergency, delivery and maintenance vehicles
Interconnected, offering meaningful and useful
must be carefully accommodated, but not by way of
destinations, and direct route options among all
wholesale street and intersection widening.
locations; and •
Designed to promote safety with appropriate traffic
Flexibility within guidelines is required to balance the sometimes
speed, and keep drivers alert to their surroundings
competing needs of different users and functions. These principles apply to all streets, and require extra care on the higher-order streets connecting through Newton Town Centre.
Surrey Newton Town Centre Stage 2 Plan l July 2011 29
Figure 11 Street Framework Plan
ll
Newton Wave Pool
d
a Ro
138 Street
137
Ha
King George Boulevard
Stre et
72 Avenue
71 Avenue
137 a Street
71 Avenue
70 b Avenue
Senior Center
70 Avenue
Library
70 Avenue
13
8
St re e
t
135 Street
70 Avenue
N
0 25 50
100
200m
30 Surrey Newton Town Centre Stage 2 Plan l July 2011
King George Boulevard
Main Street
Transit Main Street
70 Avenue
Festival Street
Standard Street
70 Avenue
King George Boulevard
Dedication Width
Dedication Width
DESIGN PARAMETERS Road Classification Dedication Width (m) Standard Width Additional Width (each side) Pavement Width Number of Sidewalks Shoulders or Curbs
DESIGN PARAMETERS Collector 26.0
Travel Lane Width (m)
2 Barrier Curbs
Travel Lanes (each direction)
1
Left Turn Lanes
3.7
27.0 7.5 17.4 2 Barrier Curbs
Travel Lane Width (m)
2 1 3.7
TRANSITWAY 2.4
Width (m)
8.0
BIKE LANES 1.8
Bike Lane Width (m)
1.3
MEDIAN 3.8
PUBLIC FRONTAGE Planter Type
Shoulders or Curbs
42.0
TRAVELWAY
MEDIAN Median Width (m) (interchangeable with center turn lane)
Number of Sidewalks
2
BIKE LANES Bike Lane Width (m)
Additional Width (each side) Pavement Width
Arterial
KEY ELEMENTS
ON-STREET PARKING Parallel Parking Lane Width (m)
Standard Width
1.0 12.2
TRAVELWAY Left Turn Lanes
Dedication Width (m)
24.0
KEY ELEMENTS Travel Lanes (each direction)
Road Classification
Median Width (m) (each side of center transitway)
3.8
PUBLIC FRONTAGE Grass, Intermittent or Tree Well
Planter Type
Grass, Intermittent or Tree Well
Planter Width (m)
2.7
Planter Width (m)
1.7
Massing Category
Structured
Massing Category
Structured
Walkway Width (each side) (m)
2.4
Walkway Width (each side) (m)
3.0
Surrey Newton Town Centre Stage 2 Plan l July 2011 31
Main Street
Transit Main Street
Dedication Width
Dedication Width
DESIGN PARAMETERS Road Classification
DESIGN PARAMETERS Collector
Dedication Width (m)
28.0
Standard Width
24.0
Additional Width (each side)
2.0
Pavement Width
15.4
Number of Sidewalks Shoulders or Curbs
2 Barrier Curbs
KEY ELEMENTS
Dedication Width (m) Standard Width Additional Width (each side) Pavement Width Number of Sidewalks Shoulders or Curbs
Collector 29.0 24.0 2.5 16.6 2 Barrier Curbs
KEY ELEMENTS
TRAVELWAY
TRAVELWAY
Travel Lanes (each direction) Left Turn Lanes Travel Lane Width (m)
1
Travel Lanes (each direction)
1
Left Turn Lanes
3.5
ON-STREET PARKING
Travel Lane Width (m)
1 1 3.4
TRANSITWAY
Parallel Parking Lane Width (m)
2.4
BIKE LANES
Width (m)
3.8
ON-STREET PARKING
Bike Lane Width (m)
1.8
PUBLIC FRONTAGE Planter Type
Road Classification
Parallel Parking Lane Width (m)
2.4
BIKE LANES Intermittent or Tree Well
Planter Width (m)
2.5
Massing Category
Urban
Walkway Width (each side) (m)
3.7
Bike Lane Width (m) PUBLIC FRONTAGE Planter Type
Intermittent or Tree Well
Planter Width (m)
2.5
Massing Category
Urban
Walkway Width (each side) (m)
32 Surrey Newton Town Centre Stage 2 Plan l July 2011
1.8
3.7
Standard Street
Festival Street
Dedication Width
Dedication Width
DESIGN PARAMETERS
DESIGN PARAMETERS
Road Classification
Local
Road Classification
Dedication Width (m)
20.0
Dedication Width (m)
Standard Width
20.0
Additional Width (each side)
N/A
Pavement Width Number of Sidewalks Shoulders or Curbs
11.8 2 Barrier Curbs
KEY ELEMENTS
Left Turn Lanes Travel Lane Width (m)
Travel Lanes (each direction)
1
Left Turn Lanes
3.5
10.5 18.8 2 Ribbon Curbs
Travel Lane Width (m)
1 1 3.7
ON-STREET PARKING 2.4
Head Out Angled Parking Lane Width (m)
5.7
BIKE LANES
Bikes share the travel lane because of low volumes and speeds PUBLIC FRONTAGE
Bikes share the travel lane because of low volumes and speeds MEDIAN
Grass, Intermittent or Tree Well
Planter Width (m)
2.0
Massing Category
Urban
Walkway Width (each side) (m)
Shoulders or Curbs
20.0
TRAVELWAY
BIKE LANES
Planter Type
Number of Sidewalks
1
ON-STREET PARKING Parallel Parking Lane Width (m)
Additional Width (each side) Pavement Width
26.0
KEY ELEMENTS
TRAVELWAY Travel Lanes (each direction)
Standard Width
Limited Local
Median Width (m)
9.4
PUBLIC FRONTAGE Planter Type
2.1
Intermittent, Rain Garden or Tree Well
Planter Width (m)
3.4
Massing Category
Structured
Walkway Width (each side) (m)
3.0
Surrey Newton Town Centre Stage 2 Plan l July 2011 33
General Street Tree Planting Design Standards • •
•
• • •
spacing should be reserved for right-of-way/open space interface
Street tree planting shall comply with City
zones.
Arborist’s recommended plant palette.
Spacing of individual trees or groupings - 12-18m on center or
Trees within 1.2m of a sidewalk or roadway will have
some fraction thereof.
a minimum of 1.8m height clear trunk at the time of
Woodlot
planting and a minimum of 2.4m straight trunk to
Clustered plantings with individual clusters occurring on more
accommodate future ‘limbing up’ of trees.
formally spaced pattern and with less species diversity than the
Canopy trees will be planted no closer than 3.7m
naturalistic category.
from any light standards, as measured from the
Spacing – Two canopy trees and two understory trees each side
trunk of the tree.
of the street per 30 linear meters of right-of-way.
All trees shall be staked to allow for reasonable
Naturalistic
maintenance, pedestrian, and vehicular passage.
Planted to approximate a natural forest canopy. Plantings occur
Trees shall be placed outside of vehicular clear
in informal clusters varying in quantity, species and spacing.
zones.
Spacing – Two canopy trees and two understory trees each side
Trees may be watered by means of low-volume
of the street per 30 linear meters of right-of-way.
bubbler at each tree. Hand-watering as a means
Planter Type
of irrigation is allowable only during a one year
Grass includes areas for sod, shrubs, or ground cover and
establishment period.
flowering or canopy trees.
Massing Categories
Intermittent planters are raised or flush areas for the planting of
Urban
shrubs or ground cover and flowering or canopy trees.
Individual tree plantings of the same species on a formal,
Tree Wells are used in more urban conditions where continuous
regimented spacing layout.
sidewalks are desired. This may include a tree grate, which may
Spacing - 6-12m on center or some fraction thereof. Opposite
be less than full planter width.
tree placement along opposite sides of the right-of-way.
Rain Gardens are landscaped areas intended to facilitate overland
Structured
conveyance and infiltration of stormwater parallel to a street
Loosely grouped and/or individual trees of the same species placed generally on a more formal layout. Loosely grouped tree
Urban
Infiltration wells may be used in all planter types.
Structured
Structured
(individual)
(groupings)
34 Surrey Newton Town Centre Stage 2 Plan l July 2011
Wood Lot
Naturalistic
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Figure 12 Public Open Space Framework Plan
72 Avenue
C
ll
Stre et
B
137
Ha d
a Ro
King George Boulevard
Newton Wave Pool
138 Street
C G
E
71 Avenue
D 70 b Avenue
G
137 a Street
71 Avenue
F G
Senior Center
Library
70 Avenue
70 Avenue
70 Avenue
13
8
St re e
t
135 Street
A
Key
N
0 25 50
100
200m
36 Surrey Newton Town Centre Stage 2 Plan l July 2011
Public Open Space Streetscape Right-of-Way
Public Open Space Guidelines The Public Open Space Guidelines describe the intent and key elements of the parks proposed to be part of Newton Town Centre. Open Spaces - parks, squares, plazas, conservation lands, paths, greenways, and public streets - are essential to a high quality of life. The benefits of a well-planned system of open spaces include increased property values, community identity, improved community aesthetics, opportunity for recreation and socializing, protection of natural resources, and multi-modal transportation linkages. Parks and open spaces are used by residents and the general public for many different functions, requiring a range of sizes and types. These spaces should be integrated into the fabric of the community along with other public infrastructure systems such as streets, utilities, and stormwater drainage. Therefore, a multitude of parks of different size and character is more
Newton Park
A
desirable than a small number of larger parks.
Intent Provide resource-based passive recreation and stormwater management area along with a small area for as-yet unprogrammed active recreation along 70 Avenue.
Key Elements •
Stormwater infiltration area serving runoff from Main Street’s extended infiltration trenches
•
Stormwater lake of approximately 2.2 HA
•
Public Art
•
Looping trails
•
Significant tree preservation
Surrey Newton Town Centre Stage 2 Plan l July 2011 37
Forest Park
B
72 Avenue Plaza
C
Intent
Intent
Provide woodlot preservation and passive recreation in
Provide linear promenade connecting east and west gateways
the center of the park, a formal plaza on the south end for
along 72 Avenue to the “Main Street”.
gatherings associated with the “Festival Street” area to the west, and a square on the north end of the park as a terminus to the 70 Street Plaza.
Key Elements •
Significant tree preservation
•
Hardscape plaza with public art installation
•
Urban square
•
Playground associated with Wave Pool expansion
38 Surrey Newton Town Centre Stage 2 Plan l July 2011
Key Elements •
Mixed landscape and hardscape plaza
•
Significant sidewalk width (> 4.0 m)
•
Public Frontage similar to requirements for “Main Street”
•
Link with Forest Park square on east
Main Street Plaza
D
Mews
E
Intent
Intent
Provide space for transit passenger exchange and orientation
Provide north-south pedestrian connection and low-impact
along Main Street spine.
stormwater management area as part of “green fingers” concept.
Key Elements
Key Elements
•
Primarily hardscape plaza
•
Significant sidewalk width (> 4.0 m)
•
Stormwater infiltration area serving runoff from
•
Public Frontage similar to requirements for “Main
•
Pervious paved or gravel pathway
Street”
•
Significant landscape
surrounding developments
Surrey Newton Town Centre Stage 2 Plan l July 2011 39
Community Gardens
F
Gateways
G
Intent
Intent
Provide open space and location for residents to grow and harvest
Provide symbolic reference and beginning of sequence of entry
food.
into Town Centre.
Key Elements
Key Elements
• •
Located within lower density area to allow longer
•
Monumentation or public art
duration of sunlight during growing season
•
Primarily hardscape
Allowance for small, securable structures for storage of supplies
•
Multiple water sources
•
Parking provided by adjacent on-street spaces
•
Linked to pedestrian network
40 Surrey Newton Town Centre Stage 2 Plan l July 2011
Private Realm Guidelines Development of the Private Realm of Newton Town Centre is governed by the following set of guidelines. These guidelines applicable to all new developments and improvements to existing buildings located within the Newton Town Centre area and are intended to reinforce the overall design objectives of the Stage One Plan, creating a vibrant pedestrian environment through active ground floor uses, an orientation toward streets and public spaces, and densities that are supportive of transit. This is envisioned to occur by integrating residential uses into the redevelopment of sites in close proximity to the transit exchange along with commercial, institutional, and open space uses.
General Design Guidelines The urban design of the Newton Town Centre, meaning the building placement, massing, and articulation, will be key to achieving a strong and distinctive sense of place that will attract residents and visitors to the area. Recommended overall urban design guidelines include: •
Every building should be designed to contribute to the interest and enjoyment of the pedestrian experience along the adjacent public realm.
•
Where appropriate, especially in retail and office uses, a high proportion of glazing at the ground floor is recommended for this purpose. Blank walls facing streets are discouraged. Where they are unavoidable, a combination of spandrel glass and high quality landscaping is encouraged to mitigate the visual impact of the wall.
•
Buildings, outdoor spaces and landscaping are to be located and designed to maximize opportunities for informal surveillance.
•
The transitions between the public realm and the private realm should be designed in a way that clarifies the locations of public versus private uses. This can be done through changes in elevation between private uses and the public realm, low walls or fences, and small planters and landscaping, or through other means that achieve a similar
•
result.
Indicative examples of mixed-use buildings that reinforce the overall
Parking, including visitor spaces, should be
design objectives of the plan.
contained within the building envelope, either atSurrey Newton Town Centre Stage 2 Plan l July 2011 41
Figure 13 Private Realm Development Framework
ll
Stre e
Newton Wave Pool
d
a Ro
138 Street
137
Ha
King George Boulevard
t
72 Avenue
71 Avenue
137 a Street
71 Avenue
70 b Avenue
Senior Center
Library
70 Avenue
70 Avenue
13 8
St re e
t
135 Street
70 Avenue
42 Surrey Newton Town Centre Stage 2 Plan l July 2011
Private Realm
Future Transit Reservation
Active Ground Floor Use Required
grade, underground, or in a structure. Access to parking access should be provided along a non-
streetscapes within the Town Centre. •
on the requirements of the plans
its visual impact on the adjacent public realm. •
To the greatest extent possible, services such as
•
•
floors above the fourth storey are set back from the
cabinets, gas metres, and storage or loading areas
adjacent front façade and where ground floor uses may be retail, office, or residential.
the public realm.
Residential development is encouraged within the Town Centre
Design of exterior spaces should consider should
area above retail uses in the ground floor of buildings and above
respond to climactic conditions, providing for rain
office uses that may occur in the second floors of some buildings.
protection and shade structures, snow collection
The urban design considerations for mixed-use developments
and removal needs, and light access in winter.
must balance the desire for a continuous and animated retail
Buildings within the Town Centre should be
frontage along designated retail streetscapes with the need to
designed following contemporary architecture
provide identifiable and usable entries to upper-floor office and
styles and should favor materials that are high-
residential uses.
quality, durable, and easily maintained, such as
Recommended guidelines include:
concrete, brick, stone, tile, and glass. •
•
Entries and lobbies for upper floor residential
Materials with a high tactile interest, such as brick,
uses in mixed-use buildings should be located with
stone, or wood, should be used where people
a clear residential design expression featuring
are likely to come into physical contact with
such elements as: extensive glazing, high ceilings,
buildings such as at primary pedestrian facades, on balconies, and in entry and lobby areas. •
Three to six storey apartment buildings where
garbage collection, telephone, electric, and cable should be located to minimize their visibility from •
Two to four storey buildings where uses at ground level may be commercial or residential, depending
retail frontage and should be designed to minimize
seating for guests, and inviting lighting. •
Entries and lobbies for second-floor uses should be
Surface parking within the Town Centre is to
located on non-retail streets or if located on a retail
be limited the minimum required by governing
street, contain retail merchandise or interesting
code. Additional parking above code minimum is
displays that relate to the upper-floor uses.
permitted provided that it is contained below a building or in a parking structure. •
Buildings should be sited to maximize the length of façade along the street.
•
Buildings should be located close to the street frontage, at the minimum setback from property lines to create a strong architectural edge.
•
The massing, setbacks, and orientation of buildings should reinforce a pedestrian environment.
Guidelines for Residential Over Retail or Office Uses The Stage One Plan envisons a diversity of housing types within Newton Town Centre in order to serve a wide range of households. This housing is to be low to mid-rise construction, and will include a variety of building forms to create interesting
Indicative examples of residential mixed-use buildings Surrey Newton Town Centre Stage 2 Plan l July 2011 43
Guidelines for King George Boulevard Buildings Guidelines for Institutional Buildings
Development along King George Boulevard should be designed
Newton Town Centre contains a significant number of
to create a walkable environment to the greatest extent possible.
institutional uses, including the library and various recreational
To that end, the following guidelines should apply:
facilities. These uses play an important part in bringing the
•
Strong architectural edges should be created along
community to the Town Centre. As new institutional uses are
King George Boulevard. This can be accomplished
developed in the Town Centre, the following guidelines should
by locating principal buildings at the minimum
apply:
required front yard setback and including a high
•
Institutional uses should be located in non-retail
proportion of glazing as a major component of
fronting locations. If the use is located in a primary
facades facing King George Boulevard.
retail corridor, then provision for a “liner” of retail
•
Corner sites along King George Boulevard are to
uses on these streetscapes should be made. If
be anchored with buildings and a gateway plaza
a retail streetscape frontage is not achievable,
utilizing a combination of landscape, hardscape,
then the program for the institutional use should
and architectural elements. These anchor buildings
be assessed with the intent to locate one of the
should provide a visual landmark and be designed
most interesting and active components in view of
to be pedestrian accessible from abutting streets.
passing pedestrians (reception, café, children’s play
The use of abundant glazing and windows oriented
area, etc.).
toward the primary streets is encouraged.
Guidelines for the Transit Exchange Buildings Design of buildings at the Transit Exchange will be key to developing the standard of architecture for the Town Centre and should reflect the central role they will play in the community. The following standards should apply: •
Buildings are encouraged to be mixed-use, with residential or office uses above a retail ground floor.
•
At the Transit Exchange, principal buildings should anchor corners and be designed with due consideration to the visual prominence of these buildings as landmarks.
•
Site design should reflect the large numbers of pedestrians anticipated at the site, and prioritize pedestrian movements to the greatest extent possible.
Guidelines for Parking Area Design Parking should be designed to be safe and easily accessible and should not dominate the development of a site. The following guidelines should be followed in the design of parking areas: • Indicative examples of institutional buildings 44 Surrey Newton Town Centre Stage 2 Plan l July 2011
Surface parking within the Town Centre is to be limited the minimum required by governing
•
code. Additional parking above code minimum is
Guidelines for Sustainable Development
permitted provided that it is contained below a
New development in the Town Centre is encouraged to
building or in a parking structure.
incorporate principles of sustainable development in the site
Pedestrian walkways through parking areas are
planning and building design using LEED (Leadership in Energy
strongly encouraged and should be carefully
and Environmental Design) or similar standards in the following
defined, particularly where pedestrian and vehicle
areas:
conflicts are unavoidable. •
•
space and areas planted with shrubs, ground cover,
areas minimized along King George Boulevard,
and trees, and keeping paved impermeable areas to
where parking areas should be located behind
a minimum.
buildings and be screened from direct view from
•
the street. •
Minimize storm water run-off by increasing green
Building exposure should be maximized and parking
Where parking areas cannot be located behind
and minimize site irrigation. •
buildings and are therefore adjacent to public streets, parking areas shall be screened using some
Design landscaping to reduce water consumption Rainwater and stormwater should be harvested for irrigation and other uses on site.
•
Maximize the quantity of native species including
combination of landscaping, colonnades, trellises,
planting material that is drought resistant and
pergolas, low transparent fences, low masonry or
trees that provide shade. Incorporate means of
concrete walls.
maximizing water efficiency within buildings.
CPTED Guidelines The City of Surrey is committed to creating a safe urban
•
or other high-efficiency lights. •
environment. This is particularly important in a highly visible and
Buildings should be designed to benefit from solar heat gain by orienting generally north south to
active area such as the Newton Town Centre, where the Transit Exchange attracts large numbers of people throughout the day.
Exterior lighting should utilize compact flourescent
maximize southern exposure. •
Design should consider alternative and renewable
Implementing “Crime Prevention Through Environmental Design”
energy production systems such as geothermal
(CPTED) principles and strategies at the concept and design
heat pumps, solar heating, biomass, and winds.
stage have proven to be a very effective and proactive means to
•
prevent crime. CPTED aims to minimize opportunities for crime
materials with recycled content should be used
by designing the physical environment to reduce opportunities for crime, the fear of crime, and nuisance behavior such as
where possible. •
loitering, littering, and vandalism. •
•
All new development within Newton Town Centre
Reused wood or reclaimed lumber and other
To the extent possible, construction should use locally-sourced building products.
•
Orient buildings to maximize daylight penetration
will be required to incorporate CPTED measures
and natural ventilation into working areas. Maximize
as contained the policies of the Surrey Official
windows on the exterior walls; incorporate skylights,
Community Plan.
interior courtyards or terrace the buildings for
CPTED principles should be considered at the
daylight penetration into the interior, etc.
site planning stage to coordinate and maintain continuity of buffering, landscaped strips, sidewalks and multi-use pathways from one development site to another.
Surrey Newton Town Centre Stage 2 Plan l July 2011 45