DEVELOPMENT DESIGN GUIDELINES

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1 DEVELOPMENT DESIGN GUIDELINES Approved by Surrey City Council January 26, 2004

2 Campbell Heights Business Park - Development Design Guidelines TABLE OF CONTENTS 1.0 DEVELOPMENT CONCEPT DESIGN OBJECTIVES STREETSCAPES SITE DESIGN Site Layout Commercial Site Layout Site Access Loading/Service Areas Outside Storage and Display Areas ARCHITECTURAL DESIGN Building Orientation Form and Articulation Architectural Design Integrity Exterior Materials Architectural Lighting Windows and Entrances Roofscapes LANDSCAPING General Parking Area Landscaping Table of Contents Page i

3 Campbell Heights Business Park - Development Design Guidelines 6.3 Screening and Fencing Site Lighting GUIDELINES FOR SUSTAINABLE DEVELOPMENT CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN SIGNAGE Figures Figure 4 - Site Access from an Arterial Road... 4 Figure 5 - Site with Separate Service Entry Point... 5 Figure 6 - Driveway Location on Corner Lot... 5 Figure 7 - Building Articulation... 7 Figure 8 - Form and Character of Buildings... 9 Figure 9 - Windows and Entrances Figure 11 Parking Area Landscaping Figure 12 Examples of Signage Table of Contents Page ii

4 1.0 DEVELOPMENT CONCEPT The overall development concept for the Campbell Heights Business Park envisions a high quality industrial business park that reflects the natural characteristics inherent in its setting, and builds on and extends an existing road and servicing infrastructure. Land uses within the business park will emphasize high quality industrial uses including a mix of light manufacturing, distribution, warehouse, business office, research and development, and similar uses. Service commercial, and childcare services to cater to the needs of the working population will also be provided. A series of freestanding, high quality buildings set within individually and substantially landscaped lots will each contribute to the overall identity of this diverse business community. 2.0 DESIGN OBJECTIVES The design objectives for the Campbell Heights Business Park are as follows: To encourage urban design excellence by promoting a high level of visual identity and quality; To promote and maintain a high standard of quality in landscape and building design; To integrate urban design and environmental protection into the development process by maintaining, protecting and preserving important elements of the natural environment including creeks, wildlife corridors and trees; To provide for a pleasant and diverse pedestrian experience; To ensure that a cohesive and harmonious image is maintained; To promote and encourage street beautification measures; To facilitate coordinated development among buildings, landscaping and site features; and To encourage design considerations for sustainable developments. Page 1

5 3.0 STREETSCAPES The following streetscape guidelines will be implemented: Implement the cross-sections for arterial industrial collector and industrial local roads, as shown in the City of Surrey Supplementary Maps Municipal Construction Documents, as amended. Install street trees within boulevards at 10 metres on centre, with minor variations to suit entry driveways and site servicing. Street trees will be planted with an initial planting trunk diameter of not less than 5 centimetres measured 1.4 metres above finished ground. Tree selection and spacing is subject to final determination by the City of Surrey, Parks, Recreation and Culture Department. Provide landscaping and trees within the centre medians of 192 Street and 24 Avenue. Page 2

6 4.0 SITE DESIGN This section is intended to assist owners and their consultants in the planning and design of individual sites. A comprehensive design scheme including site planning, architecture and landscaping is required for each development site, taking into consideration specific site conditions and contextual information on adjacent 4.1 Site Layout Consideration must be given to being a good neighbour in determining site layout and building design. Strong architectural edges will be created along 192 Street and 24 Avenue, by providing minimum building street setbacks in combination with rear and side yard parking. (d) (e) On corner sites, the principal building shall be anchored at the corner and be designed to be visually attractive from both abutting streets. Clear pedestrian paths to and from building entrances shall be provided. On-site walkways should be linked to the public sidewalks by well defined paths to minimize conflict with vehicular traffic. 4.2 Commercial Site Layout A principle building shall be sited to anchor the corner of 192 Street and 28 Avenue. The primary entrances to the buildings and individual storefronts should be located towards the street and be accessible from the street. Secondary entrances may face the parking lots behind the buildings. All commercial buildings should have at least one façade oriented towards the street. Generous amounts of glazing and windows should be incorporated along street frontages. Pedestrian spaces such as plazas and courtyards are encouraged within the commercial development. Features such as visual art, water features, seating area and landscaping should form part of such pedestrian spaces. Page 3

7 (d) (e) Commercial buildings should be designed to provide pedestrian interest and weather protection along the building street frontage and other building faces fronting on to an outdoor pedestrian space. A landscape buffer of 3 metres minimum should be provided between commercial and industrial uses. 4.3 Site Access (d) All access points must conform to Surrey Engineering standards. Common easements for shared entrances and access between lots may be required for lots fronting arterial roads. Drop curb openings must not be located within 3.5 metres of the side property line, except in a shared access arrangement. City of Surrey driveway access standards are 9 metres from an intersection on a local road, 25 metres on a collector road, and 50 metres on an arterial road (Figure 4). Additional separation may be required on a site specific basis. The transportation objective is to minimize access along 24 Avenue & 192nd Street corridors. However, a minimum 50-metre interval between driveways may be considered. Figure 4 Site Access from Arterial Road (e) A single point of entry to individual sites is preferred. Where high volume heavy truck access is required, provisions may be made for a separate service entry point, provided it is clearly identified as such and is separated from visitor / on site parking area subject to review and approval of the City of Surrey Engineering Department. (Figure 5). Page 4

8 Figure 5 Site with Separate Service Entry Point (d) Entrances to the corner lots flanking 192nd Street and/or 24 Avenue are required to be located on the local roads in order to minimize the number of access points from 192nd Street (Figure 6). Figure 6 Driveway Location on Corner Lot Page 5

9 4.4 Loading/Service Areas Along 192 Street and 24 Avenue, loading areas are not permitted in the area between the building and the street. Where a loading area is permitted to face a street, overhead service doors must be integrated into the overall building design. Locate service garbage and recycling areas behind buildings or on the sides of buildings if the site is not visible from a street. Loading areas shall be screened by buildings, a landscape screen, a solid decorative fence, or a combination thereof. 4.5 Outside Storage and Display Areas Outside storage and display areas, if permitted, shall be located in rear yards only, and be adequately screened and landscaped. Outside storage areas, if permitted, shall not encroach on required minimum setbacks and shall not exceed a total area greater than the lot area covered by the principal building(s). Page 6

10 5.0 ARCHITECTURAL DESIGN This section is intended to guide owners and their consultants in the design of buildings to ensure that the built form of Campbell Heights is of the highest possible quality within the framework of functional requirements and cost effectiveness reflecting a unique positive public image. 5.1 Building Orientation Buildings must orient to the street with the primary public functions located at the front of the building. On a corner site, the principal building shall be anchored at the corner and be designed to be visually attractive from both abutting streets. 5.2 Form and Articulation Buildings should be articulated to differentiate the major functional parts within them (Fig. 7). Special attention shall be given to the architectural expression, articulation of massing, and exterior finishing materials of proposed developments along public roads, particularly 192 Street and 24 Avenue. Figure 7 Building Articulation Page 7

11 (d) (e) (f) (g) The office component should be expressed three dimensionally at the front face of the building by setting it forward from the functional use and the use of higher quality finishes. Street facades in particular must be articulated to establish scale and identity. Developments should avoid the use of large undifferentiated wall areas. Textures, patterns, colours, secondary materials and building form variations must be incorporated into expansive building elevations. Articulation should be achieved using architectural methods and details more substantial than paint and decoration. Glazing is encouraged on all street facades. Elements to which the public relates, such as the main entries, should be located and designed so as to be clearly identified from the public entry drive. Variations in massing and changes in height and horizontal planes are encouraged. Consider a break in façade for every 60 metres if the length of façade exceeds 120 metres. Some examples of the form and character of buildings expected within the Campbell Heights Business Park are shown in Figure 8. Page 8

12 Figure 8 Examples of Building Form and Character 5.3 Architectural Design Integrity Building design in terms of scale, architectural character, rooflines and building mass shall be compatible with other buildings on neighbouring sites. Ancillary or secondary buildings shall be designed and constructed consistent with the architecture of the principal building(s). The exterior of buildings shall be coordinated in design on all elevations with regard to colours, materials, architectural form and detailing to achieve design harmony and continuity. All doors and windows should be trimmed whenever such treatment would be compatible with the architectural style of the buildings. Painted or false detailing that detracts from the integrity of structures should be avoided. Page 9

13 (d) In commercial area, blank walls facing a street or outdoor pedestrian spaces should be avoided. Windows and glazing of the type that would allow a visual connection to the interior space from outside should be considered. 5.4 Exterior Materials (d) (e) (f) (g) (h) Materials are to be of high quality with a sense of permanence. Totally pre-engineered or prefabricated metal buildings are not acceptable. The use of sheet and profiled metal cladding is strongly discouraged as a primary cladding material and will not be acceptable except in cases of significant architectural merit. All metal products must be preformed, prefinished and installed using the appropriate manufactures accessories. Panel systems are recommended for office components. Materials are encouraged to be unfinished, clear coated or painted with a natural finish. Articulation can be achieved by reveal lines, texturing and recessing of materials. Standard concrete block is not acceptable as an exterior finish anywhere on the building. Where concrete block is employed, specific attention should be paid to colour, pattern, texture, and finishing. All block must be installed in compliance with good industry practice. The predominant material palette should be tilt up or poured in place concrete, with quality reveals, and panel system or curtain wall style glazing for office components. Construction must be detailed to avoid extensive blank or uniform wall surfaces. Stucco use is to be limited and must be applied in conformance with good industry practice, paying particular attention to joint details and potential staining problems arising from the local climate. The use of stucco is not acceptable on the office component. It is recommended that details and construction be reviewed by an independent testing/inspection agency experienced with building envelope inspection. Wood siding may be used as an accent material only. Page 10

14 5.5 Architectural Lighting (d) Entrances to buildings should be illuminated to enhance their impact. Where building facades comprise significant areas of opaque materials visible to public roads and paths, decorative floodlighting is encouraged to accent recessed or articulated surfaces. Where building mounted lighting is proposed on the front facade, it must be integrated with the architectural expression of the building. Architecturally integrated exterior lighting and directional signage should be used to provide safe and convenient pedestrian circulation within development sites. 5.6 Windows and Entrances Window sizes should respond to interior functions (Figure 9); (d) Residential style windows are not permitted; A main public entrance must be easily identifiable from the street; Employee and service entrances must be clearly marked by architectural as well as graphic means. Figure 9 Windows and Entrances Page 11

15 5.7 Roofscapes All roof top equipment must be considered as part of the architectural vocabulary, screened so that it is not visible from the street, and incorporated into the design in a manner consistent with the overall architecture of the building. Roof top equipment must be placed to minimize the exposure to the streets and public access routes. Whenever possible, roof vents and stacks must be grouped. Page 12

16 6.0 LANDSCAPING This section is intended to assist owners and their consultants in the design and installation of landscape works that will enhance the character of Campbell Heights Business Park. The following landscaping guidelines are to be applied to developments in the Campbell Heights Business Park in conjunction with the Design Guidelines in the Campbell Heights Local Area Plan. 6.1 General High quality landscaped frontages are required along all public streets. Highlight trees, highlight shrubs, and perennials/annuals shall be installed adjacent to project signage, the pedestrian access from the sidewalk, adjacent to entry plazas, and adjacent to drive aisle entries. 6.2 Parking Area Landscaping Provide landscaping within and at the periphery of surface parking lots in order to visually break up and partially screen parking from public streets or neighbouring properties. Landscaping should also be used to define parking clusters, highlight pedestrian routes, increase human comfort, provide visual relief, and interrupt paved surfaces to increase natural drainage (Figure 11). Figure 11 Parking Area Landscaping Page 13

17 In addition to the landscaping and trees required at the periphery of surface parking areas, provide landscaping and shade trees (6 centimeters (2.5 inches) caliper trees are preferred) within parking areas. Reduce the amount of asphalt paving in large street fronting parking areas by introducing variation in paving materials (e.g., concrete, decorative pavers and a continuous, shallow concrete gutter or swale with rolled edges to separate parking spaces from driving aisles). 6.3 Screening and Fencing Loading areas, outdoor storage, service areas, dumpster and garbage containers, and utility kiosks and vaults shall be integrated into the landscape and screened from view. Avoid using fences along property lines that abut streets to screen the development. When a fence is unavoidable, a transparent fence (e.g. full lattice, wrought iron fence etc.) should be used. Transparent fences combined with landscaping (such as hedge or shrubs) at the back and abutting the fence can be provided at the property line. Fencing should only be installed where required for specific screening, security, or safety reasons. 6.4 Site Lighting All site lighting must be designed to minimize glare to adjacent properties or streets. Specially lit and landscaped identification signs, ponds, fountains, decorative pavers, and enhanced landscaped medians are encouraged. For consistency between developments, the type of street lamps on public streets, their height, intensity, and spacing, etc., will be cocoordinated by the Engineering Department through the servicing agreement process. Page 14

18 7.0 Guidelines for Sustainable Development (d) (e) (f) New development should be planned and designed to address guidelines for sustainable development contained within the Campbell Heights Local Area Plan. In addition, new development is encouraged to use LEED (Leadership in Energy and Environmental Design) or similar standards in the areas of sustainable sites; water efficiency; materials and resources; and indoor environmental quality. To this effect, consider the following guidelines. Design buildings to reduce energy consumption by incorporating such considerations as solar access, shading, maximizing the amount of daylight into the interior spaces and providing windows that can open (e.g. maximize the southern exposure with shading devices to minimize penetration of the interior by the high summer sun, maximize the amount of glazing and widows on the exterior walls, incorporating skylights, interior courtyards or terracing the building for daylight penetration into the interior, etc.). Consider incorporating alternative and renewable energy production systems (river-source heat pumps, geothermal heat pumps, solar heating, wind turbines or district heating in large developments, etc.) at the outset of the design stage to reduce dependence on the traditional energy sources for heating, lighting and cooling purposes. Consider integrating the proposed new energy source into the overall design, e.g., a wind turbine can be designed to become an architectural or visual art feature. In the building construction and outdoor paved areas, consider using at least some of the materials which have been manufactured from recycled or waste materials e.g. structural components manufactured from wood chips or plywood waste, paving blocks made from recycled or discarded tires, recycled asphalt, etc. Maximize the quantity of native species and include planting material that is drought resistant and trees that provide shade. Consider using permeable materials for outdoor surfaces, subject to consideration for the water table in the area and approval of the Engineering Department. Page 15

19 8.0 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN Design of the built environment has a significant impact on crime, nuisance behaviour and citizens sense of well-being. Implementing Crime Prevention Through Environmental Design (CPTED) principles is a proactive approach, based on addressing crime-related issues at the design stage. There are distinctive differences in use patterns between commercial, office and industrial buildings that relate to the balance between image and security. Given these inherent conflicts, principles of CPTED must be carefully considered. Incorporation of building massing, location of windows, bollards, window grilles and landscaping to overall design at development stage should be considered to address CPTED concerns. The City has identified three crime prevention goals in the Official Community Plan, which are: To enhance citizens safety and well-being through crime prevention; To reduce crime and nuisance behaviour; and To expand crime prevention measures throughout the City. The provisions of the Surrey Official Community Plan and CPTED principles will be applied to each development proposal in the Campbell Heights Business Park. Page 16

20 9.0 SIGNAGE This section is intended to assist owners and their consultants to accommodate development signage requirements within an overall signage system that will both contribute to and reinforce the character and image of the Business Park. (d) (e) (f) All signage shall meet the requirements of the City of Surrey Sign By-law. Signs shall be integrated into the building design and design signs to present a unified appearance. Backlit acrylic or plastic box type signs are to be avoided unless they are integrated into the overall building design. Avoid locating illuminated signs next to residential sites. The maximum height of any free-sanding sign will be 2.4 metres (8 ft.) above grade. The grade at the base of the sign should not exceed the average adjacent grade by more than 0.6 metres (2 ft.). Free standing signs should be integrated into the site landscaping and designed complement the architecture of the buildings on the same site. Single or double pole freestanding pylon signs are not permitted. Some examples of the signage expected in this area is shown in Figure 12. Figure 12 Examples of Signage Page 17

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