Newton Town Centre. Land Use, Urban Design & Transportation Planning Study

Transcription

1 Newton Town Centre Land Use, Urban Design & Transportation Planning Study December 2009

2 Acknowledgements:

3 Table of Contents Project Introduction 1 Background 2 Purpose 3 Organization 3 The Public Process 5 Overview 7 Key Findings 16 Context Analysis 21 Policy Consistency 23 Land Use 29 Pedestrian & Bicycle Assessment 37 Development Principles 45 Vision 47 Development Principles 48 Future Land Use & Urban Design Plan 53

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5 Project Introduction Integrate transportation and land use planning to support the City of Surrey s growth management strategy, the hierarchy of centres and development of complete communities. - Policy E-1.5: Official Community Plan for the City of Surrey Hall Road 72 Avenue The Study Area The Study area is bounded by 72 Avenue to the north,, Hall Road and the BC Hydro Railway to the southwest, and 138 Street to the east. 71 Avenue 70A Avenue 138 Street King George Highway BC Hydro Railway 70 Avenue Study Area North Surrey Newton Town Centre December

6 Background The Newton Town Centre is one of five designated Town Centres in the City of Surrey. The development policies and strategy for the Newton Town Centre is currently governed by the 1990 Newton Town Centre Plan. The 1990 Town Centre Plan covered an area between 76 Avenue and 68 Avenue, and between King George Highway and 138 Street. Since the adoption of the Plan there has been significant commercial and residential development in the area north of 72 Avenue. However, key sections of the plan south of 72 Avenue have not yet been realized. Several infrastructure assumptions have changed since the adoption of the 1990 Newton Town Centre Plan and an update is needed. The Newton Transit Exchange is located south of 72nd Avenue, close to a concentration of Surrey civic facilities - the Newton Wave Pool, Ice Arena, Senior Centre and Library. The Newton Exchange serves as a key focal point for the Newton Town Centre as well as for the entire transit network south of the Frasier River. The current transit exchange has limited room for expansion and is becoming a challenge to operate in an efficient and effective manner. Recently, the Newton Exchange has become the subject of public scrutiny regarding issues of perceived safety and security. TransLink has purchased a 2 ha. (4.9 ac.) property within the Newton Town Centre area, with the intention of relocating the transit exchange function to this site as specified in the 2040 South of Frasier Transit Plan. Under its new mandate regarding transit supportive real estate development, TransLink plans to develop its land holdings with compatible and integrated land uses to achieve densities that support transit ridership. Furthermore, the comprehensive development of TransLink land holdings will also ensure a return on public investment and ideally provide opportunities for reinvestment in additional transit improvements. 2 Surrey Newton Town Centre December 2009

7 Purpose The Newton Town Centre Land Use, Urban Design and Transportation Plan is intended to be an update to the 1990 Newton Town Centre Plan. The purpose of this integrated land use and transportation design effort is to guide public policy and infrastructure investments as well as inform public and private development decisions in the area bound by 72 Avenue to the North, 138th Street to the east, and the BC-Hydro and Southern Railway Corridor to the south and west. The coordinated plan between the City of Surrey and TransLink articulates immediate and longer-term recommendations for both the land use and transit in guiding the future of the Newton Town Centre. The Official Community Plan of Surrey formed the basis for this plan s recommendations. Creating a framework for the City to encourage nodal development and promote Town Centres to focus activities for all people. The plan offers abroad range of business, commercial and residential activity, including amenities and facilities to serve the needs of residents in the surrounding Newton area, emphasizing transit oriented development (TOD) encouraging a higher density and walkable, mixed-use, vibrant and safe Newton Town Centre. Organization The Plan is organized into two parts - Stage 1 and Stage 2. Each stage was developed in cooperation between the City of Surrey and TransLink. Stage 1: the Vision The first part of the plan, the Vision, summarizes the results of the initial phases of the effort. It describes the public planning process and the contextual assessment of the regulatory, physical, and economic conditions within the study area. Stage 1 of the Plan also outlines a framework of planning and design principles as well as a conceptual vision that meets the intent of the principles in defining the community s land use aspirations and transit exchange concept for the for the Newton Town Centre. Stage 2: Implementation The second element of the Plan, Stage 2: Implementation outline specific of urban design guidelines; area transit, pedestrian, bicycle and road network plans; and servicing and financing plans necessary to implement the approved Plan. Surrey Newton Town Centre December

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9 The Public Process

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11 The Public Process Overview Providing a community-based public engagement process is key for a successful project. The consultant and project management team worked together to ensure that the community was engaged at every phase of the planning process. There were five phases in which public input was sought after include: Desire: This first phase was designed for the consultant team to learn about Newton s goals and ambitions while building trust and ownership by the community in the process. Public engagement activity: Project Kick-Off Meeting Stakeholder Interviews Design: The results of the Desire and Discovery phase set the foundation for the project team to work with the community to illustrate their vision of the area. Working with the community allows the citizens to develop a vested interest in the design and take ownership of the vision. Public engagement included: Public Kick-Off Meeting Public Open House Discussion: Issues not resolved during the Design Phase, such as the Transit Exchange and City owned property at 70 Avenue and 138th Street, were further explored and analyzed for public discussion. The starter ideas were tested and refined and also presented for public discussion. Discovery: At the completion of the Phase 1 the consultant team has a better understanding of the issues and community desires. We built on that knowledge by conducting a Walking Audit to better understand the physical character of the Town Centre. Public engagement included: Panel discussion and review of urban design plan Documentation: The final phase of work packaged all material for the public and client to review. Public engagement activity: Walking Audit Public engagement included: To be determined Surrey Newton Town Centre December

12 Project Kick-Off Meeting The following are key comments discussed by individual stakeholders during the Kick-Off Meeting on March 4th, Anthem Properties B.C. Hydro Railway cal lines on its corridor. Parks, Recreation and Culture design guidelines. Drainage Planning Section (Engineering) Realty Services Division Project Kick-Off Meeting The project kick-off meeting was the first step in the public engagement process. In early March, various city officials and staff, the consultant team, and key stakeholders gathered to discuss their aspirations, objectives, deliverables, issues and opportunities. Despite a multitude of interests at the table, numerous common themes emerged. Consensus of these themes will be key for long-term buy-in and development of Newton Town Centre. Many of these themes were in concert to the more detailed stakeholder interview issues. Common themes identified include: Improve security throughout the area. Increase recreational opportunities through expansion of existing facilities and/or new open space. Encourage mixed use and higher density. Long Range Planning families in the area. city, housing affordability, and refugees and immigrants. Current Area Planning Identify new parking solutions. Increase overall mobility within area. Concern about the impact on existing utilities and environment with increasing density. 8 Surrey Newton Town Centre December 2009

13 Stakeholder Interviews Stakeholder Interviews A series of informal and private one-on-one stakeholder interviews were conducted at the beginning of April to conclude the Desire section of our analysis. Stakeholders were identified both prior to and during the Project Kick-Off Meeting. These concentrated two-day meetings gave the project team an invaluable source of information and local input. This input supplemented the public process and helped uncover the local dynamic of property ownership, development initiatives, and environmental concerns. Many of the issues were echoed the themes identified in the Kick-Off. Stakeholders included: Property Owners: Rob Blackwell, Bill Kennedy, Mehran Kiai, Myong Kwang, Gurdev S. Heer, Harp Hoonjan, Kate Lambert, Tim Delesalle Business and Community Associations: Eric Hall, Bob Leslie, David Jackson, Karen Kreis, Deb Jack Public Agencies: BC Hydro Railway, Southern Railway of British Columbia, Royal Canadian Mounted Police, Crime Prevention, Transit Police, TransLink: Planning Division, CMBC, and Real Estate Division City of Surrey: Parks, Recreation and Culture, Drainage and Environment, Department of Fisheries and Oceans, Transportation, Realty Services, Economic Development Parks, Recreation & Culture Drainage & Environment, Department of Fisheries & Oceans Transportation, BC Hydro Railway, & Southern Railway of BC lines on its corridors regarding the need for roads to cross the rail corridor. RCMP, Crime Prevention, Transit Police TransLink Area Property Owners Social Groups - Economic Development Surrey Newton Town Centre December

14 Walking Audit A Walking Audit was conducted with the project team and advisory community to assess firsthand the quality of the walking environment, building on the findings from the stakeholder meetings. Walking audits are one of the most powerful tools for people to discuss common issues of interest or of concern related to the design, operation of streets, parks, open spaces, and to discuss security, safety, and other features of their community. In many cases, complex and challenging issues are addressed and solved right in the field. Key observations: Transit Exchange is undersized and isolated from adjacent development. The Transit Exchange s isolation and limited eye s on the centre creates and uncomfortable environment for pedestrians. Study area is surrounded by high volume, pedestrian-hostile transportation corridors. Civic and recreation infrastructure is disconnected and isolated. Adjacent retail developments are disconnected from transit exchange and civic infrastructure. Sidewalk conditions are in poor condition. Environmental features in the study area are seen as long-term assets and the Community would like it to be preserved. In the short-term these environmental features are seen as challenges, particularly with the homeless population. 137th Avenue north of the site is evolving into an pedestrian main street. Good residential infill products are emerging north of the study area. 10 Surrey Newton Town Centre December 2009

15 Project Staff tours the study area (far left) Pedestrian Conditions on King George Highway (left) Newton s sidewalks during peak hour are also very busy (far left) Sidewalk conditions at King George Highway (left) The grove of trees next door to the Newton Wave Pool (far left) Gas station design standards (left) Surrey Newton Town Centre December

16 Public Meeting Participants In addition to meetings with the Project Team and local stakeholders, a series of public meeting and workshops were held to engage the community on key issues. Many of the issues and opportunities discussed during the stakeholder interviews were repeated during the Public Meetings. Public Kick-off Meeting Issues & Opportunity exercise Tally up the results from Exercise #1 Community presentation of results The formal public kick-off meeting was an introduction to the planning process, with an overview of existing conditions that concluded with two exercises designed to gather public ideas and input. Exercise I: Community Values The participants were asked to write their favourite aspects of the Newton Town Centre onto post-it notes. Each participant had three notes to write their community values on and post them on an adjacent wall. After all notes were posted, they were categorized and ranked by number of responses. Exercise 2: Issues and Opportunities The second exercise asked participants to place a red dot on the places in the study area that they felt were a problem (issue) and a green dot on the places they liked. Participants then wrote down their perceptions of what they felt were the most significant issues and voted on their top priorities. Each topic was categorized and ranked by the number of votes it received. Exercise #1: What we value 12 Surrey Newton Town Centre December 2009

17 Exercise #2: Issues & Opportunities and walking 2 Surrey Newton Town Centre December

18 The Public Kick-off Session. Design Workshop & Open House A three-day design workshop was organized as a series of team meetings, presentations and open-house team working sessions. The open-house began with a public presentation of existing conditions, followed by a table exercise. The ensuing two days were organized to allow the public to dropin and share their thoughts, ideas, and concerns, reviewing the on-going work. The three-day design workshop concluded with a presentation and public discussion of the starter ideas developed during the workshop. Citizens reviews the starter ideas developed during the workshop and open house (right) Community discussion at the Table Exercise (far right) Citizens take part in the week-long open house (right) A final product from thetable Exercise (far right) 14 Surrey Newton Town Centre December 2009

19 135 Street King George Highway 136B Street 138 Street 136B Street Table Exercise: Development Scenario Mixed-use building types Development scenarios Parcels highlighted in either blue or green are existing to remain P U B L I C C H A R R E T T E E X E R C I S E N EWTON T OWN C ENTRE M I X E D - U S E B U I L D I N G T Y P E S & C H A R A C T E R CIVIC H I G H M i d r i s e TOWNHOUSE WALK-UPS STACKED FLATS 10% 5% 5% 45% 35% Scenario 1: Lower intensity & minimal open space MIDRISE Hall Road 72 Avenue NEWTON WAVE POOL Open Space CIVIC MIDRISE TOWNHOUSE 15% 5% M I D S t a c k e d F l a t s WALK-UPS STACKED FLATS 10% 25% 45% 71 Avenue Scenario 2: Moderate intensity & moderate open space FUTURE TRANSIT EXCHANGE YWCA (proposed) W a l k - u p 70A Avenue CIVIC L O W TOWNHOUSE WALK-UPS STACKED FLATS 25% 5% 5% 10% 70A Avenue 70 Avenue SENIOR CENTRE NEWTON PUBLIC LIBRARY C I V I C P A R K S & O P E N S P A C E R E C R E A T I O N C E N T E R S 55% MIDRISE T o w n h o u s e Sceanrio 3: Higher intensity & maximum open space FUTURE STORM WATER POND L E G E N D Study Area Existing or Currently Proposed Institutional Uses Existing Open Space Future Recreational Expansion Midrise Stacked Flats Walk-ups Townhouse N o r t h FEET METERS Park Surrey Newton Town Centre December

20 Key Findings Six key findings and conclusions emerged from the initial community engagement phases of the planning effort. These six observations frame key issues that along with the stakeholder interviews and values exercise, begin to frame the planning principles to support an overall vision for the Newton Town Centre Land Use, Urban Design and Transportation to be successful in creating a vibrant mixed use and walkable community that is effectively served by premium transit. 1 B.C. Hydro and Southern Railway Corridor Create a Barrier a Successful Town Centre Cooperation with BC-Hydo and Southern Railway is critical to the long-term viability of the Newton Town Centre. Currently, the B.C. Hydro and Southern Railway corridor creates a significant barrier within the Newton Town Centre. The location of the rail corridor limit critical elements needed to create a successful and viable Town Centre. The needed redevelopment objectives impacted by the railway s barrier effect include: an efficient operation of the proposed transit exchange; The Town Centre s visibility and economic relationship to King George Highway; walkability and pedestrian access across King George Highway; and, street connectivity, furthering the traffic burden on King George Highway, 68th Avenues and 72nd Avenue. Additional safe grade crossings of the railway that improve connectivity to King George Highway are needed to minimize the corridor s barrier effect on critical redevelopment objectives. Additional safe grade crossings of the railway that improve connectivity to King George Highway are needed to minimize the corridor s barrier effect on critical redevelopment objectives. Southern Railway will allow a road crossing at 70th Avenue, at 52 degrees, maintaining a northernly alignment that will work well for the redevelopment of the Rona site. 16 Surrey Newton Town Centre December 2009

21 2 Shopping Centers, Wave Pool, Arena and 3 wooded area create super block limiting network opportunities The northwest quadrant of the Newton Town Centre is defined by a super block that if not properly addressed limits redevelopment opportunities of the entire Newton Town Centre. The properties including the Anthem Properties Shopping Center and the City of Surrey s Wave Pool and Ice Arena combine to form a super block creating difficult special relationships between buildings and pedestrian corridors, lowering perceptions of personal safety in these areas. This super block also concentrates vehicle traffic to fewer larger streets, limiting opportunities to create smaller more walkable and transit friendly environment. While it is understood the both the Anthem Properties and City of Surrey recreational facilities will not redevelop in the immediate future. It is imperative that the City work with Anthem Properties and the Parks and Recreation Department to manage expectations and create smaller block structure preparing stakeholder for additional street connections as future reinvestment occurs. New civic investments require more urban and integrated design solutions. Public investment in the Newton Town Centre will set the tone for private investment to emulate. It is important that new civic investments in the proposed TransLink transit exchange and City of Surrey parks and recreational facilities follow more urban and integrated design solutions, leveraging public investment to incentivize private investment. The primary difference between suburban and urban development patterns of development is how the buildings are organized. Suburban patterns of development tend to internalize a buildings architecture, limiting the physical and economic relationships of a building to the public right-of-way and adjacent parcels. Urban development patterns tend to externalize buildings, emphasizing architecture s physical and economic relationship with the public rightof-way and adjacent parcels. Successful vibrant and walkable communities require an urban pattern of development allowing the public right-ofway and building architecture to engage one another, activating the pedestrian experiences and allowing each building to leverage its investment and success its neighbors. Surrey Newton Town Centre December

22 4 A new balance in transit efficiency and urban development opportunities is needed The City of Surrey and TransLink are committed to creating a more transit supportive environment. To that end, it is expected that TransLink will develop its land holdings with compatible and integrated land uses achieving densities that will support transit ridership. Ensuring a return on its public investment, this development could provide additional transit improvements. To achieve this, TransLink will need to create a new balance in transit efficiency and urban development. This will potentially require a compromise in transit levels of service in exchange for more connected and integrated development opportunities around transit. 5 A Balance of Environmental Preservation and Urban Integration. The Newton Town Centre has numerous environmental resources that are important to the health and vitality of the community. Unfortunately, many of the resources have been compromised over-time and have devolved to become negatively impacted areas within the Town Centre. An example is the existing tree cluster adjacent to the Wave Pool. The back of several buildings front the park and create an area for illegal activities to occur. While the strong pressure exists to regenerate these environmental assets to their pristine condition, it is important not do so in a way that exacerbates the potential social issues such as, homeless camps and hidden areas. This balance is necessary between environmental enhancement and urban integration ensuring all environmental amenities provide positive social, and economic enhancements for the Town Centre. There is potential for the proposed detention pond to become a central piece to a Newton Park activated with trails on development. 18 Surrey Newton Town Centre December 2009

23 6 Provide a Market Confidence that will Change Public Perceptions 3 The concerns and public perception of crime and personal safety, both real and perceived, have regularly emerged as a critical issue in the Newton Town Centre. Everyone wants a safe and attractive environment. However, regulatory and physical improvements cannot singularly overcome long established social patterns and behaviors. In addition to regulatory and physical improvements within the Newton Town Center, the City of Surrey needs to provide the development community the confidence that social issues and social infrastructure in the Newton Town Centre will be addressed. A city-wide approach to the social challenges facing Newton and the entire City of Surrey along with the commitment to an equitable distribution of social infrastructure is necessary to maintain market confidence in the Newton Town Centre. Surrey Newton Town Centre December

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25 Context Analysis

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27 Policy Consistency Review Overview The Policy Consistency Review is a summary of existing land use and transportation studies, zoning by law, and significant environmental studies and plans which have been conducted in the surrounding region which could affect the outcome of the Newton Town Centre Transit Exchange. The following documents in the matrix were reviewed for consistency in policy and were categorized into key findings, issues to be addressed and desired outcomes. Surrey Newton Town Centre December

28 Summary of Plan Reviews City of Surrey Zoning By-Law Produced by: City of Surrey Overview: Surrey s Zoning By-laws contain regulations for each type of zoning classification. These regulations outline the types of buildings, uses, siting, and activities that can occur on a particular property. City of Surrey Official Community Plan Produced by: City of Surrey Overview: The Community Plan guides land use and development over the next 5-25 years. The Plan provides guidance for the physical structure of the City, land use management, industrial and commercial and residential growth, transportation systems, agricultural land use, community development and transportation systems. Plan is a document that set the goals and strategies for cycling, while inventorying existing bicycle facilities and network, and creating an action plan for implementation. The overall goal of the plan is to create a seamless bicycle network with end-oftrip and parking facilities well designed and integrated with buildings, public facilities, public transit and other modes of transportation. Hyland Creek Integrated Storm water Management Plan Produced by: City of Surrey Overview: The Hyland Creek ISMP links stormwater with land development. The ISMP outlines recommendations, cost estimates and long-term monitoring and performance evaluation techniques to protect the Hyland Creek. Newton Town Centre Study (Hughes- Baldwin Study) Produced by: text needed Overview: text needed The South of Fraser Area Transit Plan Produced by: TransLink Overview: The Area Transit Plan outlines a long-term vision and short-term implementation plan for transit service for the municipalities of Surrey, Delta, Langley and White Rock. The Plan was developed with public input and focused on increasing the urban grid to support transit, developing the sub-region s Frequent Transit Network, and improving internal service. City of Surrey Cycling Plan Produced by: City of Surrey Overview: The Cycling Plan is intended to be a support document to the Transportation Strategic Plan. The Cycling Hyland Creek Master Drainage Plan Produced by: City of Surrey Overview: The Study outlines findings and recommendations for improvements to the Hyland Creek drainage system. The Study also outlines a need for increased storm water detention within the basin to reduce erosive flows experienced downstream. 10 Year Servicing Plan Produced by: City of Surrey Engineering Department Overview: The Servicing Plan establishes an engineering services work program that is in line with the Official Community Plan and various other Neighbourhood Concept Plans. This plan outlines road costs, drainage, and water and sewer services for the existing and projected population. 24 Surrey Newton Town Centre December 2009

29 Transport 2040 Produced by: TransLink Overview: Transport 2040 is TransLink s regional transportation strategy. The Plan worked with local governments, stakeholders and residents to create a longterm strategy to accommodate growth and create a more sustainable region. The goals of the plan include: reducing green house gas emissions, increase multi-modal trips and supporting economic growth. TransLink Bus Exchanges and Passenger Experience: A Design Review Produced by: Jeffrey Allan Deby for The University of British Columbia for TransLink Overview: The Design Review assessed the quality of TransLink bus exchanges from the viewpoint of the customer experience. The report contains recommendations for the design or renovation of bus exchanges along with a methodology on how bus exchange sites can be priorities for amenity up-grades. Parks, Recreation & Culture Ten-Year Strategic Plan Produced by: City of Surrey Overview: The 10-Year Strategic Plan provides a framework for decision-making on ensuring parks, recreation and cultural facilities support the current and future resident s needs. Several key efforts were outlined in the plan including: Improvement of indoor facilities, expansion of trail system and continued acquisition and development of parks and open space. Sustainability Charter Produced by: City of Surrey Overview: The Scope of the Sustainability Charter is a living document that the City intends to take to Council that will develop policy, plans, practices and proceedures toward highlighting the practice of sustainability Transportation Strategic Plan Produced by: City of Surrey Overview: The Strategic Plan is a long rang planning document that aims to promote a balanced transport system, give sustainable choices for multimodal transportation that integrate environment, health and land development. Crime Reduction Strategy Produced by: City of Surrey Overview: The City of Surrey Crime Reduction Strategy is to be focused on reducing crime and increasing community awareness. Increasing public involvement to reduce overall crime. Increasing the integration between all agencies involved in crime reduction. And improving the public s perception around the reality of crime. Expansion for the Newton Wave Pool and Recreation Centre Produced by: Bernard Perreten Architecture, Inc Overview: The expansion plans for the Newton Wave Pool and Recreation Centre includes retail along 72 Avenue and two options for expansion. The first option does not engage the adjacent park while the second places playground facilities within the park. Surrey Newton Town Centre December

30 City of Surrey Policy Review City of Surrey Zoning By Law City of Surrey Official Community Plan Newton Town Centre Study (Hughes-Baldwin Study) South of Fraser Transit Plan City of Surrey Cycling Plan Hyland Creek Integrated Stormwater Management Plan 2007 Key Findings Conflicts and Inconsistencies Desired Outcomes The study area is within a small portion of the mapped Town Centre area. Newton is identified as a Town Centre enabling higher densities of development Identification of Newton Town Centre. Intensified Land Use in Suburban Pattern. Identifies King George as premium transit corridor. Identifies Newton as location for Transit Exchange. The Cycling Plan will aim to create a seamless bicycle network with end-of-trip and parking facilities well designed and integrated with buildings, public facilities, public transit and other modes of transportation. The study area is located in Zone 1A of the ISMP for Hyland Creek Currently the majority of the study area is within zoning designated for residential density which is low and not mixed-use. Geographic Coverage needs to be reviewed for expansion of Town Centre Designation. Update the Community Vision in relationship to the changes in infrastructure expectations: Transit Investments, Parks Investments, Pedestrian Needs. Clarification and definition of Newton Transit Exchange. Review destinations and connections with existing bicycle routes and integration with other modes of transportation. Future growth and land development review to balance design intentions with environmental protection To create a mixed use moderate density Town Centre. Town Centre expansion occurs to include the new location for the Newton Transit Exchange and density is located within this area and is developed as mixed-use, at a maximum height of 6 stories. Investment needs to follow the desired vision of the community through the creation of mixeduse development in moderate density. The transit and parks investments need to be equal to the density expected. Upgrades to the pedestrian environment should occur concurrently with development. That the Newton Transit Exchange is an integral part of the urban design plan for Town Centre and has ample access to King George Highway. It is important that this location takes advantage of redevelopment opportunities in the area to integrate the Transit Exchange as a destination and landmark for Newton. That cycling becomes recognized as another form of transportation within Newton and Surry as a whole. Multimodal transportation efforts should encourage all modes of transit and work to design cycling accommodations into the urban fabric of Newton. To be sure that environmental aspects of the redevelopment sites are in careful consideration of the sustainability charter. That the storm water needs are also an educational aspect of the park and naturally incorporated into the most southern part of the site as a natural recreation and Regional amenity for Newton. 26 Surrey Newton Town Centre December 2009

31 Hyland Creek Master Drainage Plan 1995 Hyland Creek is one of the principle watersheds in the City of Surrey. Future Growth and significant commercial areas for frequent runoff should be considered. Future stream channel erosion is expected to increase as development progresses and a proactive erosion prevention program should be investigated. Significant stress is already indicated in this area. To be sure that environmental aspects of the redevelopment sites are in careful consideration of the sustainability charter. 10 Year Servicing Plan This 10 Yr. Plan is based on the Official Community Plan, New NCP s, The Master Drainage Plan, The Surrey Transportation Plan and other significant studies in the area. The list of schedules in this plan may need to be updated and coordinated with future development expectations and outcomes. That the Newton Transit Exchange and subsequent development/ redevelopment opportunities are in line with the 10 year plan and that sufficient coordination is completed to reach desired outcomes for the entire Master Plan. Transport 2040 Recognizing the need for multi-modal planning needs of Metro Vancouver. Newton is a key Transit Exchange investment within this transit strategy. Coordination with all key agencies in order to best facilitate a multi-modal plan with the greatest impact to the Region. As the Newton Transit Exchange is an important link to the Vancouver Regional transit model, it is important that the holistic nature of the urban design, multimodal recommendations and impacts for not only Surrey, but for the Region of Vancouver are facilitated for these long-term goals Bus Exchange Design Review Several of TransLink s existing policies and plans relate directly to bus exchange design. These address a range of concerns, including ecological, social and economic sustainability; customer comfort and convenience, and plans for creating new bus exchanges and upgrading old ones. Many of the Guidelines are currently under revision. Coordination with TransLinks guideline reviews. Examine the best practices for transit facility infrastructure designs and guidelines in the most respected transit cities in the world. That the most innovative practices are considered for the design of the Newton Transit Exchange. Many aspects of development and incorporation into the Newton Town Centre should be considered so that the Transit Exchange is not designed as a stand alone building and function. Rather, using best practices from around the world, the Newton Exchange should lead to integrate into it s context a leading example for other transit exchanges to come. Parks, Recreation and Culture Strategic Plan Residents are generally pleased with the parks systems. Attention needs to be paid to future growth, what types of amenities are being offered and where and how they are connected. That a major Regional scale amenity park with trails and activities is located in Newton. With the popularity of the wave pool and ice arena, Newton is a natural location for a Regional green space. Surrey Newton Town Centre December

32 Sustainability Charter The Scope of the Sustainability Charter is a living document that the City intends to take to Council that will develop policy, plans, practices and procedures toward highlighting the practice of sustainability How the Charter becomes part of every plan and initiative that Surrey sets out. It appears to be a great educational document without being tied to any real policy Incorporate the values of the Charter into current and future projects. And that all divisions of the City are able to buy into the mission and vision of the Charter. Transportation Strategic Plan The Strategic Plan is a long rang planning document that aims to promote a balanced transport system, give sustainable choices for multimodal transportation that integrate environment, health and land development. This document seeks to provide a mulitmodal solution to transportation. Other policies that continue to use level of service and vehicle miles traveled as basis for design must be reconsidered. To provide trades offs and analysis that go beyond the typical statistics that build infrastructure in Surrey. Moving people, not just cars, and creating a multimodal policy that assists in building infrastructure for everyone, truly making multimodal transportation systems. Crime Reduction Strategy The City of Surrey Crime Reduction Strategy is to be focused on reducing crime and increasing community awareness. Increasing public involvement to reduce overall crime. Increasing the integration between all agencies involved in crime reduction. And improving the public s perception around the reality of crime. Specifically in Newton, a concentration of social services has been rising steadily. How these social services are perceived, what types of services they offer and their concentration weights heavily on the community. A strategy must be taken to limit the new social services that are allowed to develop in Newton. A fair share approach needs to be taken across the City of Surrey. Newton Recreation Centre-Multi-Use Addition The addition places active retail along 72 Avenue; Option 2 fronts existing grove of trees with new road and outdoor playground. The proposed addition should actively engage the adjacent existing grove of trees through outdoor amenities and public infrastructure. The City should encourage active uses on all public amenities. 28 Surrey Newton Town Centre December 2009

33 Land Use Overview The Land Use Assessment represents a review of land use, environmental considerations, zoning and other regulatory requirements, and potential redevelopment conditions relative to the development of the Newton Town Centre. As part of this task, existing land use data available from the City was supplemented with a field survey to establish baseline urban design and land use conditions in the Town Centre. The goal of the assessment is to present an understanding of the area s land uses, zoning regulations, property occupancy status, ownership patterns, neighbourhood stability, and development opportunities. A high-level review of environmental constraints was included to ensure that federal and provincial legislation and local by-laws are considered (e.g. sediment and erosion control, tree coverage, Riparian Areas Regulation, Fisheries Act etc). Regional Location Surrey Source: Google Earth 0 3 Km North Surrey Newton Town Centre December

34 Environmental Sensitivity Bear Creek Study Area Hyland Creek High Medium Low Source: Google Earth and Surrey Official Community Plan By-Law Study Boundary 0 600m North Environmental Constraints The map above identifies areas having significant environmental factors or natural assets. These areas will need to be protected during all development proposals. Areas close to creeks are subject to special setback regulations in the Zoning By-law and Provincial guidelines for fisheries protection. The southern portion of the study area, in the vicinity of the triangular open space owned by the City, is identified as being of medium environmental sensitivity. The area drains generally from north to south, and contains a minor tributary of Hyland Creek, which is identified as being of high sensitivity to the south and east of the study area. The creek has been identified as in need of upstream drainage improvements to control water quantity and quality downstream. 30 Surrey Newton Town Centre December 2009

35 137 Street 72 Avenue Existing Land Use Fire Hall Arts Centre Newton Wave Pool and Arena Existing shopping centres Hall Road 136B Street 71 Avenue 138 Street Single family residential currently owned by City Proposed site of future transit exchange 135 Street 70A Avenue King George Highway 70A Avenue 70 Avenue BC Hydro Railway 137A Street Senior Center and Library Wooded area slated for park and storm water Building Use Breakdown Use Square Footage or Dwelling Units CI 0 RO 205,100 SF CA 162,800 SF MF 0 SF 20 DU Commercial/ Office Highway Commercial 68 Avenue Urban Residential Vacant Civic Core Open Space Study Boundary Source: City of Surrey GIS North Building Use Key: CI - Commercial/Industrial RO - Retail/Office CA - Civic Amenities MF - Multi-Family Housing SF - Single Family Housing 0 50m 100m 200m Existing Land Use The study area is characterized by two large shopping centres at the hard corners along 72 Avenue at King George Highway and at 138 Street. Centers along the 72 corridor are prototypical auto-oriented strip-centers with surface parking along the major road and large set-backs for buildings. There have been recent facade improvements to the shopping centre at 72 Avenue and 138 Street. This centre includes neighbourhood retails amenities such as a grocery store and movie theater. Strong regional civic uses are distributed within the area. The Newton Wavepool and Arena are found adjacent to the current transit exchange and a library and senior center are located at 70 Avenue and 138 Street. There are also several publicly owned properties that include the residential neighbourhood, proposed transit exchange and the large wooded area that is slated for park and storm water improvements. Surrey Newton Town Centre December

36 Land Use Designation 72 Avenue 137 Street TOWN CENTRE Hall Road COMMERCIAL 136B Street 71 Avenue COMMERCIAL 138 Street 135 Street 70A Avenue King George Highway 70A Avenue 70 Avenue BC Hydro Railway 137A Street MULTIPLE RESIDENTIAL URBAN Town Centre Multiple Residential 68 Avenue Commercial Urban Source: Surrey Official Community Plan By-Law Study Boundary 0 50m 100m 200m North Official Community Plan Land Use The Community Plan is a statement of objectives and policies, up-dated every 5-years, that guide planning decisions. The following is a summary of Land Uses, outlined in the Plan, that are in the study area. Town Centre A town centre is a mixed-use, moderate density development. The town centre is intended to serve the needs of businesses and residents of the Newton and surround neighbourhood. There are a range of uses allowed in a town center including: retail and office uses, entertainment, cultural and educational services and facilities, and multiple residential housing. 32 Surrey Newton Town Centre December 2009

37 Selected business zones may be permitted in the town centre designation subject to compliance with the performance criteria. Commercial The commercial designation is located adjacent to the town centre. Commercial areas may be in the form of small-scale mixed use centres such as neighbourhood centres, or highway-oriented commercial areas. Neighbourhood centres are intended to contain shopping, employment, community facilities and multiple residential housing, and to be easily accessible on foot, by bicycle or by transit to residents living in nearby neighbourhoods. Selected business zones may be permitted in the Commercial designation subject to compliance with the performance criteria. Multiple Residential The multiple residential designation is intended for areas around designated centres and along major transit corridors where higher residential density is appropriate. Selected business zones may be permitted in the Multiple Residential designation subject to compliance with the performance criteria and standards. Urban The urban designation is intended to provide for the development of self-contained urban communities. The uses in zones permitted outright under this designation include: ground oriented housing (such as single family, duplex and buildings with three or four dwellings), townhouses, local commercial uses and public amenities such as elementary schools and parks. The following uses in may be added to the urban designated areas through a Secondary Plan such as a Neighbourhood Concept Plan: Mixed use neighbourhood centres with commercial uses, community facilities, employment opportunities and multiple residential housing; Multiple residential housing higher than townhouse density; and Home based businesses, providing expanded home occupation opportunities. Selected business zones may be permitted in the Urban designation and in Secondary Plan areas subject to compliance with the performance criteria. Surrey Newton Town Centre December

38 Current Zoning Study Area Zoning Label Zoning District RF Single Family Residential Zone IL Light Impact Industrial Zone CD Comprehensive Development Zone C-8 Community Commercial Zone CHI Highway Commercial Industrial Zone CG-2 Combined Service Gasoline Station Zone RF C-8 RM-15 RM-D Zoning RM Street RF CD CCR Zoning District RF Study Boundary Hall Road C-8 CHI CD CHI 68 Avenue CHI CG-1 CD CG-2 CG-2 RM-D King George Highway C-8 CHI CHI Zoning is the tool used to implement the Community Plan and regulates the use and intensity of development. The study area is currently zoned for a mix of industrial, shopping center, highway commercial, and single family uses. The current zones as have low Floor Area Ratios (FAR), low lot coverages and large setbacks which contradict a pedestrian-oriented, mixeduse environment that is outline in the C-8 C-15 C-8 136B Street CHI 137 Street C-8 CR-1 71 Avenue RF 70A Avenue RF BC Hydro Railway RM-45 RF-G 137A Street 70 Avenue IL Community Plan. Key observations: 72 Avenue 0 RA CD C-8 RF RMS Street RA RM-15 RM-45 RM-30 RM-45 Source: City of Surrey GIS 50m 100m 200m CHI zone is not appropriate in conjunction with a town centre RF zone has a maximum density (with bonuses) of 6 DU/ Acre and a maximum height of 30. No zone allows true mixed use, though the CD zone allows for application of multiple zones. North 34 Surrey Newton Town Centre December 2009

39 72 Avenue 137 Street Redevelopment Opportunities Fire Hall Arts Centre (Stable) Existing transit exchange (Probable) Hall Road 136B Street Newton Wavepool (Stable) Shopping center (Unlikely) 71 Avenue 138 Street Translink property (Probable) 135 Street 70A Avenue King George Highway 70A Avenue 70 Avenue BC Hydro Railway 137A Street Blocks of consolidated City ownership (Probable) Library and Senior Center (Stable) City property (Probable) 68 Avenue Redevelopment Probable Redevelopment Possible Redevelopment Unlikely Stable Study Boundary 0 Source: Glatting Jackson 50m 100m 200m North Redevelopment Opportunities The diagram above illustrates the range of potential redevelopment. Parcel were categorized into four areas based on current land use, owner interest in redevelopment, and proximity to proposed transit exchange. Redevelopment Probable These areas may redevelop in the short term, and include currently vacant parcels, parcels in public ownership, and parcels with pending development proposals. Redevelopment Possible These areas have active uses that may or may not redevelop based on individual market, parcel, or ownership conditions. Redevelopment Unlikely These areas have significant recent investments and/or more costly retrofits, making redevelopment a longer term proposition. Stable In these mainly residential and civic areas, redevelopment is unlikely. Surrey Newton Town Centre December

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41 Pedestrian & Bicycle Assessment Overview The Pedestrian and Bicycle Assessment is a summary of current conditions, policies, and plans that are impacting the alternative modes of travel throughout the study area. Data was assembled through analysis of City data, on-the-ground observation, and previous policy and plan documents. This assessment will outline the opportunities and deficiencies in the pedestrian and bicycle realm that will contribute to shaping this plan s recommendations. Mobility throughout the study area is reliant on the automobile with pedestrian and bicycle facilities playing a supporting role. While there are sidewalks throughout the area, the large block size coupled with wide roads and limited bicycle facilities increase the walking and biking distance to civic amenities. Overall mobility within the area 72 Avenue 130th Street 68 Avenue King George Highway Newton Town center Major Street Connections 0 600m North Surrey Newton Town Centre December

42 Newton Town Centre study area at the same scale as the below images of Vancouver and Port Moody. 72 Avenue King George Hwy. Comparative Development Patterns As the future Town Centre of Newton, the area is poised to see significant investments in both the public sector and the private sector. Comparing connectivity to other centres in British Columbia, like Vancouver and Port Moody, outlines the potential of Newton to become a more walkable urban center. While Port Moody and Vancouver represent the end of the development spectrum in terms of scale, block size and density, they do illustrate a more walkable, bikeable and urban framework. This framework can be applied to Newton s Town Centre in a Downtown Vancouver with Newton Town Centre study area overlaid. Burrard Street W. Georgia St. scale and density that complements the community s vision and principles. The Study Area Newton Town Centre has a limited network of streets and large blocks that are bounded by a major north-south road and two eastwest connections. The lack of network places great pressure on the King George Highway and 72 Avenue to carry both local and regional trips through the study area. Vancouver Downtown Vancouver s development pattern is highly connected and walkable. The abundance of street networks allows Port Moody with Newton Town Centre study area overlaid. for smaller streets with a block pattern that forces buildings to the street. Port Moody North All images are the same scale St. Johns St. Moody St. While Port Moody is much smaller in scale than Newton, it still carries many of the same principles of connectivity of Vancouver. The smaller street grid encourages buildings to the street and parking in the rear. 38 Surrey Newton Town Centre December 2009

43 137 Street 72 Avenue Neighborhood Destinations Fire Hall Arts Centre Newton Wave Pool Hall Road 136B Street Newton Ice Arena 71 Avenue Future Transit Center 70A Avenue King George Highway BC Hydro Railway 70 Avenue 138 Street Library & Senior Center 68 Avenue Hazelnut Meadows Community Park Institutional Uses Parks & Open Space 0 Source: City of Surrey GIS 50m 100m 200m North Destinations Newton s Town Centre is fortunate to include a variety of civic destinations in close proximity to one another. These destinations appeal to a wide-range of neighborhood users; however, the lack of connectivity to these neighborhood users increases vehicular mobility, which is a particular concern for the aging community. Increasing connectivity to the adjacent neighborhoods and strengthening the connection to the civic amenities is a key ingredient to the redevelopment. Structuring a finer network framework will enhance and better utilize existing and future destination. Surrey Newton Town Centre December

44 Walk Distances Hall Road Newton Wave Pool Proposed Newton Transit Exchange 68 Avenue 5-minute Walk Distance 72 Avenue Hall Road King George Highway Newton Wave Pool Proposed Newton Transit Exchange King George Highway 72 Avenue 138 Street Newton Library 138 Street 70 Avenue Newton Library 70 Avenue The diagrams to the left illustrate the 5-minute and 10-minute walk times from civic destinations. The 5 and 10-minute walk times are a good indicator of the pedestrian reach to specific areas. The analysis identified key destinations and the walk times along the existing street network. The area is fortunate to have sidewalks along all the major corridors; however internal connectivity is limited. Pedestrians are therefore pushed to the major corridors which are more pedestrian-hostile and have poor pedestrian amenities. The 5-Minute Walk All civic destinations are within a 5-minute walk of one another and several neighborhoods. The entrances of the civic destinations forces the pedestrian along the major roads with little pedestrian amenities. Lack of connectivity eliminates the area of King George Highway and 68 Avenue from being within the 5-minute walk of the civic amenities. The 10-Minute Walk The 10-minute walk analysis expands the civic amenities reach into the adjacent neighborhoods and retail. However, there are still gaps within the site due to the lack of vehicular, pedestrian and bicycle connections. 68 Avenue 5-minute walk time 10-minute walk time Institutional Uses Parks & Open Space 10-minute Walk Distance North Surrey Newton Town Centre December 2009

45 Quality of the Walking Environment While a majority of the Newton Town Centre does have sidewalks, the variation of quality creates a disjointed pedestrian environment. Sidewalk should be wide enough to accommodate a variety of users Key Observations: No pedestrian amenities along the internal residential neighborhoods between 71 and 72 Avenue. Crossing King George Highway at 72 Avenue is dangerous due to the thru right-turn lanes. There are no pedestrian connections across King George Highway between 72 and 68 Avenue. Open space should be fronted with active uses such as ground floor retail Inadequate land uses fronting the pedestrian realm, particularly along 72nd and King George Highway. Lack of eyes from the street on public and civic amenities. There are adequate sidewalks along 138th. Access to the Wave Pool has its back to the major vehicular and pedestrian connection of 72 Avenue Surrey Newton Town Centre December

46 Major Bicycle Routes Fire Hall Arts Centre 137 Street 72 Avenue Newton Wave Pool Newton Ice Arena Future Transit Center Hall Road 136B Street 71 Avenue 138 Street 70A Avenue 70 Avenue Library & Senior Center King George Highway BC Hydro Railway Hazelnut Meadows Community Park 68 Avenue Institutional Uses Parks & Open Space On-Street Routes On-Street Greenway Off-Street Pathway Source: City of Surrey Official Community Plan 0 50m 100m 200m North Bicycle Facilities Lack of existing bicycle facilities and safety concerns force some bicyclist onto the sidewalks The diagram above illustrates the proposed bicycle facilities outlined in the Official Community Plan. These facilities include both on-street and off-street bikeways that link all of the civic amenities in the Town Centre and adjacent areas. 42 Surrey Newton Town Centre December 2009

47 Proposed bicycle connections 137 Street 72 Avenue Fire Hall Arts Centre Newton Wave Pool Hall Road 136B Street 71 Avenue 138 Street Newton Ice Arena Future Transit Center 70A Avenue 70 Avenue King George Highway BC Hydro Railway Library & Senior Center 68 Avenue Hazelnut Meadows Community Park Institutional Uses Parks & Open Space Existing proposed bicycle facilities Additional proposed bicycle connections Source: City of Surrey Official Community Plan 0 50m 100m 200m North Filling in the Gap There is opportunity to expand the proposed bicycle facilities to the adjacent neighborhoods and retail centres. These facilities can include designated bike lanes, protected bike lanes, and storage along the major corridors of King George Highway and 72 Avenue. Providing the appropriate bike facilities will increase usage and promote an alternative vehicular mobility. Poor cycling conditions exist on major streets Surrey Newton Town Centre December

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49 Development Principles

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51 Development Principles Vision Synthesizing input from the public process key findings, existing conditions, market analysis, and best practices in urban design and transportation a project vision statement and development principles were developed. The vision for the Newton Town Centre should, Provide a regulatory framework that supports flexibility and expansion of land uses, creates a mixed-use walkable Town Center, enhances natural open space, increases overall mobility and connectivity to premium transit within Newton Town Centre. -Newton Town Centre Vision Statement Surrey Newton Town Centre December

52 Development Principles Principle I- Embrace Transit as a mobility option Transit can be the biggest catalyst for redevelopment providing a mobility option for all users. Integrate transit into the overall framework of development Highlight transit as a key civic space Increase connections to transit Principle II- Integrate civic amenities into the fabric of the Town Centre Civic amenities should be woven throughout the Town Centre and used as focal points as redevelopment occurs. Utilize the civic amenities as gateways to Centre Enhance connections 48 Surrey Newton Town Centre December 2009

53 Principle III- Leverage Public Investment The investments made by public entities should be leveraged to encourage not only new civic investments, such as parks, but private investments too. Position private development with public infrastructure Encourage greater density Principle IV- Improve connectivity and create livable transportation solutions Opportunity exists to increase the overall network though new streets, trails, and sidewalks Create a finer grain network Maximize internal trip capture Create a more walkable environment by improving the adjacency of uses and design regulations Surrey Newton Town Centre December

54 Principle V- Redesign the environment for the pedestrian The pedestrian should be the first priority as redevelopment of the site occurs. Provide adequate pedestrian amenities such as benches and lighting Develop a wayfinding package for the area to link all major destinations Principle VI- Preserve, enhance and utilize open space The two key open spaces within the study area are currently underutilized Development should front open spaces and provide surveillance eyes on the street Increase connectivity and link open space, civic amenities and commercial nodes Enhance proposed storm water pond as functional park area 50 Surrey Newton Town Centre December 2009

55 Principle VII- Expand neighborhood toward the Town Centre Preserve and enhance the existing neighborhoods by expanding the framework to include new transit-oriented development that is in character and scale to surrounding neighborhoods. Provide a mix of uses Encourage neighborhood and smaller scale commercial Create and enhance connections between nodes and neighborhoods Principle VIII- Increase market confidence Public infrastructure investments, new development strategies and an open public dialogue can begin to lay a foundation for future investments in the Town Centre. Brand the area Facilitate redevelopment or reinvestment of aging properties Encourage and support design standards Surrey Newton Town Centre December

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57 Future Land Use & Urban Design Plan

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59 Future Land Use & Urban Design Plan The Newton Town Centre Land Use, Urban Design and Transportation Plan is intended to be an update to the City of Surrey s 1990 Newton Town Centre Plan. The purpose of this integrated design effort is to guide public policy and infrastructure through an informed public engagement progress. TransLink seeks to develop its land holding to create a functional transit exchange within the Newton Town Centre into a functional transit exchange with compatible and integrated land uses. The land uses recommended will achieve densities that increase transit ridership and present an economic return on investment. The recommendations presented here were developed during the week-long public design workshop. The initial concepts were further refined and tested post-workshop. The recommendations are organized into four sections: The Illustrative Urban Design Plan outlines the redevelopment approach, land use recommendations and market study for the Newton Town Centre. The Street Framework-guides the overall connectivity, street typology and potential ownership of new streets and pedestrian connections. The Transit Exchange- provides a detailed development scenario and transit operations for the Newton Transit Exchange. Parks and Open Space- outlines the proposed parks, plaza s, open spaces and trails for the Newton Town Centre. Surrey Newton Town Centre December

60 The Illustrative Urban Design Plan The Illustrative Urban Design Plan demonstrates how redevelopment within the Newton Town Centre should occur over time. The focus of the study area centers on the existing and proposed institutional facilities, TransLink s future transit exchange and the additional of a regional park. Redevelopment Approach This plan envisions the transformation of this area into a vibrant mixed-use transitoriented development to take advantage of the future transit accessibility. The overall scale of development should not exceed an floor-area-ratio (FAR) of 2.5. Summary: Create a Main Street along the realigned 137th Street. Front new Main Street with entrances to institutional uses and proposed transit exchange at the intersection of 71st Avenue and 137th Street. The transit plaza should serve as the signature public space along Main Street. Highlight existing and proposed institutional uses by fronting with new streets and a proposed pedestrian-only connection to formally link the Wave Pool, and its future expansion, to the Hockey Arena, Senior Center, Library and future YMCA. Highlight and enhance the existing grove of trees, east of the Wave Pool, into a formal public park and plaza. Realign 70th and 71st Avenue to highlight the future Newton Transit Exchange, the proposed Newton Park and to provide additional east-west connectivity. Existing commercial nodes at the intersection of 72nd and King George, and 72nd and 138th should be encouraged to redevelop into mixed-use with additional street connections that tie into proposed network. Newton Park to also serve as a stormwater retention area. Encourage joint public- private investments at transit exchange. Development in park should limited and of a scale similar to the adjacent neighborhoods. 56 Surrey Newton Town Centre December 2009

61 The Illustrative Urban Design Plan 72 Avenue King George Highway 137th Street 71 Avenue 138th Street 70 Avenue 1.2 Hectares Park (22% of Site) 2.0 Hectares Storm water Pond (36% of Site) 2.3 Hectares Developable Area (36% of Site).94 F.A.R. Legend Institutional Uses Areas of Development Transit Station Community Gardens North 68 Avenue Parks and Open Space 0 50m 100m Surrey Newton Town Centre December

62 Recommended Land Use Proposed Commercial Institutional uses to remain Hall Road 137 Street 72 Avenue Encourage mixed use at Transit Exchange 138 Street 70A Avenue 70 Avenue Proposed residential adjacent to Newton Park King George Highway 68 Avenue Commercial (Maximum 1.5 F.A.R.) Residential (Maximum 2.0 F.A.R.) Recommended Land Use The recommended land use encourages mixed use at the proposed Transit Exchange that transitions to institutional and residential land uses adjacent to existing neighborhoods. Summary: Provide mixed-use along proposed 137th along Main Street. Designated institutional land uses should remain. Mixed Use (Maximum 2.5 F.A.R.) Institutional 0 50m 100m 200m Encourage residential development adjacent to proposed Newton Park. Existing commercial properties along 72nd Avenue, between King George Highway and 138th Street, should become mixed use. Provide residential only uses adjacent to existing institutional land uses. Existing commercial uses should remain west of King George Highway at 72nd. North 58 Surrey Newton Town Centre December 2009

63 137 Street Building Heights & Massing 72 Avenue Hall Road 138 Street 70A Avenue 70 Avenue 1.2 Hectares Park (22% of Site) 2.3 Hectares Developable Area (36% of Site).94 F.A.R. King George Highway 2.0 Hectares Storm water Pond (36% of Site) 68 Avenue 3 Floors 4 Floors 5 Floors 6 Floors Building Height, Massing & Program The building heights recommended for the Newton Town Centre are based on the market analysis and TransLink s density goal for transit-oriented development. The overall density for the area is an FAR of 2.5. During the public workshop, participants were asked to pick the character of development within the Town Centre based on three scenarios that varied the amount of open space. The character of development ranged from Midrise (4-6 stories), Stacked Flats (3-4 stories) and Walk-ups/Townhomes (3 stories). 0 50m 100m 200m Summary: Building heights should decrease from transit exchange outward towards existing adjacent neighborhoods. Encourage higher densities at transit station and along new Main Street. Create multiple housing types within study area. Encourage development within Newton Park to be reflective of adjacent neighborhoods and no more than 4 floors. North Surrey Newton Town Centre December

64 Development Program 137 Street 72 Avenue Hall Road Street 70A Avenue Street 70 Avenue BC Hydro Railway 11 King George Highway 68 Avenue Block 1.57 Total FAR 0 Residential Units 25k square feet of Commercial Block Total FAR 150 Residential Units 60k square feet of Commercial Block 3 FAR not calculated 65k square feet of Recreation Center Block Total FAR 250 Residential Units 95k square feet of Recreation Center Block Total FAR 125 Residential Units 30k square feet of Recreation Center Block Total FAR 30 Residential Units Block Total FAR 319 Residential Units 77k square feet of Commercial Block Total FAR 205 Residential Units 45k square feet of Commercial 0 50m 100m 200m North Block Total FAR 270 Residential Units 45k square feet of Commercial Block 10 FAR not calculated 25 Residential Units Block Total FAR 150 Residential Units 5k square feet of Commercial 60 Surrey Newton Town Centre December 2009

65 Redevelopment Program As part of this study, a market analysis was conducted by Urbanics to provide an inventory and assessment of demographics and real estate trends affecting development patterns in the study area. This analysis provided the framework for the land use and transportation recommendations. The full market study can be found in the appendix. Key Observations from the Demographic Profile Population growth in the area outpaced the City of Surrey 3/4 of homes are owner occupied A higher level of minorities in the study area verse the City of Surrey Slightly lower median earnings and slightly lower incomes in the study area Low transit ridership and use of multi-modal alternatives Population has historically outpaced the City s overall growth but the projection shows that the trend will soon reverse. However, there is still a 42% growth within the study area for the next 25 years. Residential Market Trends The housing composition within Newton and Surrey has mainly been single family units.. However, development of multi-family units is on the rise. Single family units accounted for greater 40% of the housing stock Multi-family dwellings accounted for only 6% of housing stock within the last 6 years Between 2007 and 2008 the share of multi-family units continued to rise and is expected to continue. The housing demand for the area takes into account several trends: diminishing buildable land base, shrinking household size, construction cost inflation, and urban planning preferences (see table 1). The multi-family share of the market is expected to grow to 35% New single family dwelling will continue to have demand in the area; however due to the trends listed above it is expected to slow. Attached/row housing will continue to capture approximately 30% of new housing market which is consistent with historical trends and wider regional trends. Surrey Newton Town Centre December

66 Table 1: Housing Statistics Projection - Newton, HISTORICAL PROJECTED Newton Population 97, , , , , , ,302 Newton 5-Year Incremental Growth 11,188 19,684 11,574 7,571 8,784 9,717 11,636 Newton Annual Incremental Growth 2,238 3,937 2,315 1,514 1,757 1,943 2,327 Average Household Size Estimated Annual New Dwellings 1, Estimated Single-Family % 85% 65% 55% 48% 42% 35% Estimated Townhouse % 15% 30% 30% 30% 30% 30% Estimated Multi-Family % 0% 5% 15% 22% 28% 35% Estimated Annual New Single-Family/Duplex Estimated Annual New Townhouse Estimated Annual New Multi-Family Table 2: Forecasted Residential Demand-Summary of Three Scenarios Projected Total % of Total Total Unit Absorption - Low Scenario Townhouses (Low Scenario) % Multi-Family / Apartments (Low Scenario) % Total Units - Low Scenario % Total Unit Absorption - Medium Scenario Townhouses (Medium Scenario) % Multi-Family / Apartments (Medium Scenario) 1,067 75% Total Units - Medium Scenario 1, % Total Unit Absorption - High Scenario Townhouses (High Scenario) % Multi-Family / Apartments (High Scenario) 1,254 72% Total Units - High Scenario 1, % SUMMARY Cumulative Total On-Site Housing Unit Demand - LOW 966 Cumulative Total On-Site Housing Unit Demand - MEDIUM 1,422 Cumulative Total On-Site Housing Unit Demand - HIGH 1, Surrey Newton Town Centre December 2009

67 The residential development program s future absorption is based on varying market shares, namely low, medium and high capture scenarios (see table 2). Low Capture Scenario reflects slightly lower site potential in initial years but with expectations to rise in the mediumterm as public sector investments come to fruition. This scenario also assumes weaker marketing program, delays in civic or transit investments, and/or heightened competition from other town centers. Townhomes are expected to gain only 4% of total market shares in 2014 but will rise to 8% of total demand in 2017 Multi-family demand is expected to be higher than townhomes, given probability of limited stock of competitive supply. The market share is assumed to be 15% (2014) and rising to 25% in Total absorption rate, with new public and private investments could be around 40 units per year or 960 total units by Medium Capture Scenario reflects the most probable estimates of the market capture. This scenario assumes a sustained investment in new transit and civic facilities. Townhomes are expected to begin at 5% of total demand in 2013 and increase to 10% of total demand by Multi-family demand is expected to be higher than townhomes with a market share in 2013 of 25% and rising to 35% by This also estimates 26 units absorbed per year in 2015/2016, rising to 45 units per year thereafter, and decreasing slighting the final 5 years. Total absorption rate, with new public and private investments could be around 100 units by 2015 and increasing to 64 units per year or over 1,420 units by High Capture Scenario reflects an optimistic forecast with not only public investments but significant private investments. Townhomes are expected to gain only 5% of total market shares in 2012 but will rise to 15% of total demand in Multi-family demand is expected to be higher than townhomes. The market share is assumed to be 20% (2012) and quickly rising to 35% by 2014 and 40% by Total absorption rate could be around 1,750 units by Retail Market Trends The Newton area is heavily supplied with a considerable array of retail supply, primarily located just north of the subject area. These include some major, large-format nation retailers as well as smaller CRU s (see table 3). Additional retail supply elsewhere in the city that is very competitive; however, these should not be considered a threat to potential new Surrey Newton Town Centre December

68 retailers in Newton Town Centre. There is opportunity to provide a contrast between the relatively homogeneous, largeformat suburban-type retail supply in other areas, and the small-scale fine-grained retail in the Town Centre. The demand analysis are predicated on the assumptions of increasing attraction of the area and rely on the presumption that not only will improvements to transit come to fruition, but that the subject area will experience an expansion and improvement in its urban merchandising mix. The medium-case demand scenario for convenience shopping (supermarkets, pharmacy, liquor stores, etc) is around 14,000 square feet of retail space in 2016 and rises to 64,000 square feet by While a large portion of this demand will be met by existing facilities there is still potential for incremental additions of small-scale street-oriented retail. The medium-case demand scenario for comparison shopping (furniture, hardware, sporting goods, etc) is around 18,000 square feet of retail space in 2021 and rises to 39,000 square feet by While a large portion of this demand will be met by existing facilities along King George Highway there is a need for more finely-grained retail as envisioned in the Town Centre area. The demand for eating and drink establishments in a medium attraction scenario would be around 15,000 square feet by 2016 and rising to 37,000 square feet by Service commercial demand is expected to be around 2,000 square feet by 2021 and 7,000 square feet by Office and Other Land Uses Office uses were generally not considered for site due to a weak office attraction of Newton, high competition for office space provided by the City Centre and Whalley areas. Any office use would likely be very small scale and almost exclusively located in the upper storey space. Industrial land uses were not considered in this study as it is not an appropriate for the Newton Town Centre. Table 3: Retail Market Demand Projections- Summary Total Warranted Floorspace (sq.ft.): Low Scenario 12,000 35,000 80, ,000 Medium Scenario 34,000 80, , ,000 High Scenario 78, , , , Total Retail Space (sq.ft. medium scenario) 34,000 80, , , Surrey Newton Town Centre December 2009

69 The Street Framework The Street Framework Plan represents new street connections that are critical to providing adjacent connectivity and organizing redevelopment on walkable blocks within the Newton Town Centre. These connections are envisioned as a series of local connections built through public and private initiatives. Summary: Realign 137th street to become the new main street for the Newton Town Centre. 137th should extend to 70th Avenue. Extend 70th Avenue to 70A Avenue and across King George Highway to provide new east-west connection. Realign and extend 71st Avenue across King George Highway to provide another main street and public edge to the transit exchange. New pedestrian-only connection that links 72nd Avenue and to the 71st Avenue extension. New north-south connection should be a small 2-lane curb-less street and tie into pedestrian-only connection. As commercial nodes at the intersections of 72nd Avenue and King George Highway and the 138th Street and King George Highway redevelop, new street connections should tie into proposed street network. A new festival street between the Wave Pool and Arena could be closed down for farmers markets and local parades. 137 Street New Connections 72 Avenue Formalize connection between King George Highway and 137 Street. Hall Road 138 Street New east-west connection. A portion of this street can be closed to vehicular traffic to allow for farmers markets or other community festivities. 70A Avenue New north-south connection that gives a more public edge to several institutional uses. 70 Avenue Realign new 137 Street to set up proposed Future Transit Exchange. New pedestrian-only connection from 72 Avenue to park. King George Highway Long term reconnection of 70 Avenue across King George Highway. New Street Connections New Pedestrian-only connection 68 Avenue 0 50m 100m 200m North Surrey Newton Town Centre December

70 Public and Private Connections 137 Street 72 Avenue Hall Road 138 Street 70A Avenue 70 Avenue King George Highway 68 Avenue Publicly Funded Streets Privately Funded Streets 0 50m 100m 200m North Public and Private Connections All new connections within the Newton Town Centre should not be sole responsibility of the City of Surrey. Publicly funded streets should help to incentivize and frame development. As existing commercial redevelopment occurs, private land owner should be required to provide supporting street networks that tie into the overall street framework. 66 Surrey Newton Town Centre December 2009

71 137 Street Street Typologies Hall Road 72 Avenue Main street should be the extension of 137 Street to the 70 Avenue. 138 Street King George Highway should be reconfigured to support future BRT or LRT. 70 Avenue should have designated bike lanes 70A Avenue 70 Avenue King George Highway 68 Avenue King George Highway Main Street: Festival Street Standard Street Transit Main Street 70th Avenue 0 50m 100m 200m North Street Typologies The design of new street connections is important for the livability, multi-modal mobility, and the overall character of the area. No one street typology fits all the needs of the Town Centre but all streets should be sustainable in design. There are six street typologies identified: King George Highway (KGH)- KGH will need to be reconfigured to support premium transit to the Newton Town Centre and continue to support regional travel and large-scale retail. King George will continue to have two travel-lanes in each direction with transit running down the median. Surrey Newton Town Centre December

72 Standard Street- The standard street serves mixed-use, multi-family and institutional uses. The street type includes on-street parking, a planting strip, and a minimum 8 sidewalk. Buildings should be oriented to street with parking internal to the block. Main Street- The role of a Main Street is to provide maximum social and economic exchange. There are two types of main streets recommended for the area: a twolane and a 3-lane transit supportive section. These streets serve as the primary retail and transit corridor where buildings are up to the street with wide sidewalks and generous pedestrian amenities. The twolane section includes parking on both sides while the three-lane includes a bus only lane. 70th Avenue- The proposed Newton Park is given a public edge by 70th Avenue. This new east-west street should be three-lanes with on-street parking on both sides, and designated bike lanes. The Festival Street- There are two streets designated as a festival street within the study area. These streets are designed to provide the residents with the opportunity for community events like farmers markets and parades. These streets are curb-less, possibly textured, with back-in angled parking and a large green median. Buildings should be oriented to the street. 68 Surrey Newton Town Centre December 2009

73 Sustainablity in Street Design Photo by Kevin Perry, Bureau of Environmental Services, City of Portland The Newton Town Center street recommendations feature green street functionality and flexibility. Green streets integrate stormwater infrastructure, the collection and treatment of stormwater, into the aesthetic of the streetscape. Green streets have a variety of benefits including: Minimizing the quantity of water that is piped directly to streams and rivers. Makes green infrastructure visible Increased community awareness and education Reduced heat-island effects and improves air quality Pedestrians, bikers, and drivers alike are mixed together on these streets, designed to make direct, visual connections between the water that falls on the ground and where it ends up. The Town Center s green streets put a priority on pedestrians; enhancing walkability through a functional, aesthetically pleasing planter zone comprised of street trees, aquatic plants, accent plants, texture/ pattern changes, and site furnishings. Photo by Kevin Perry, Bureau of Environmental Services, City of Portland The green streets in Newton Town Center are envisioned as a series of infiltration trenches that chain together creating a treatment train for stormwater. These planters capture stormwater that would traditionally be piped directly into the city storm system. The plantings filter, absorb, store, and uptake the pollutants and sediment from stormwater. Then, the clean water is allowed to percolate into the water table. On-street Parking Parking Egress Zone Stormwater Planter Sidewalk Zone Sustainable Street Cross-sections Surrey Newton Town Centre December

74 King George Highway King George Highway will continue to be the main artery through the Newton area that serves regional destinations and large-scale commercial activity. While a forthcoming study will examine options for future rapid transit expansion in Surrey, a possible street section could see bus rapid transit or light rail in the median, with two vehicular travel lanes in each direction. There could be split platforms located at the intersections. Travel lanes could be separated from transit by planted median. Buildings should be built to the right-ofway, which includes a wide pedestrian sidewalk and planting strip. Figure X- Phase I-Bus Rapid Transit in the median along King George Highway Phase II- Light Rail in the median along King George Highway 70 Surrey Newton Town Centre December 2009

75 Standard Street The standard street can serve a multitude of uses and is the most common street type proposed for the area. The standard street is a two-lane connection with on-street parking on both sides, a planting strip, and sidewalks. Buildings should be built to the designated right-of-way or set back a maximum of 10 for low-scale residential buildings or outdoor seating. The standard street 70th Avenue The proposed Newton Park is given a public edge by the reconfiguration of 70th Avenue into a pedestrian-oriented street with fronting development to the north. 70th Avenue is recommended to be a 3-lane street with on-street parking on both sides, designated bike lanes, a planting strip, and sidewalk. 70th Avenue Surrey Newton Town Centre December

76 Main Street The main street 2-lane typology is the primary retail and transit corridor that extends from 72nd Avenue to 71st Avenue. This street should have wide sidewalks and generous pedestrian amenities that include pedestrian-scale lighting, street furnishing and bike storage facilities located within the street furniture zone. There should be on-street parking on both sides of the 2-lane street. Buildings should be built to the street and be required to provide awnings for weather protection. Main Street 72 Surrey Newton Town Centre December 2009

77 Transit Main Street The 3-lane main street is designed to have a designated bus lane and two-travel lanes for vehicles. This section should have wide sidewalks and generous pedestrian amenities that include pedestrian-scale lighting, street furnishing and bike storage facilities located within the street furniture zone. There should be on-street parking on both sides of the street. Buildings should be built to the right-of-way and be required to provide awnings for weather protection. Transit Main Street Surrey Newton Town Centre December

78 Festival Street Festival Streets should be curb-less (i.e. no vertical curb) in order to provide a barrier-free experience for community activities such as farmers markets and festivals. The driving surface should be textured and contrast in color to the sidewalks. Back-in angled parking is recommended for the east-west festival street but not the north-south. Building should be built to the street and provide awnings for weather protection. Examples of a Festival Street 74 Surrey Newton Town Centre December 2009

79 View of street during a festival View of street during everyday use Surrey Newton Town Centre December

80 The Transit Exchange 137 Street 72 Avenue Hall Road TRANSIT EXCHANGE 138 Street 70A Avenue 70 Avenue King George Highway 68 Avenue Institutional Uses Areas of Development Transit Station Community Gardens Parks and Open Space 0 50m 100m 200m North The Transit Exchange The planning effort, sponsored jointly by the City of Surrey and TransLink. TransLink, currently operates the Newton Exchange on the Southeast corner of 72nd Avenue and 137th Street. This facility is undersized to serve the existing and anticipated long-term transit needs identified in the 2040 South of Frasier Transit Plan. As a result, TransLink purchased a 2 hectare (4.9 acre) property within the Newton Town Centre adjacent to King George Highway within the Newton Town Centre Study Area. TransLink seeks to develop its land holdings to create a functional transit exchange with compatible and integrated land uses to achieve densities that increase transit ridership and present economic return on it s investment. 76 Surrey Newton Town Centre December 2009

81 Generation of Alternatives A comprehensive community engagement strategy and stakeholder coordination process helped to develop alternative transit exchange concepts for TransLink and the City of Surrey. The following briefly outlines the public and client meetings, discussions and evaluations that have lead to the final recommended alternative. Preliminary Evaluation, Stakeholder Interviews & Technical Committee Meetings The first series of transit exchange options were developed from the project kickoff meeting, stakeholder interviews, and a preliminary assessment of functional scenarios for regional transit improvements along King George Highway. These series of meetings and technical analysis were held early in the planning process, prior to the public workshop, and resulted in four functional transit diagrams that were presented to TransLink and the City of Surrey. Design Workshop & Open House A three-day design workshop was conducted June 2nd- 4th and was organized as a series of team meetings, presentations and openhouse working sessions. Day One: The open-house began with an evening presentation of existing conditions and project principles, followed by a table exercise. Day Two: The second day concluded with a presentation of three transit exchange options generated during the workshop to the technical committee. Senior staff from both TransLink and the City of Surrey participated in the technical committee discussion. Day Three: The design team refined the transit exchange concepts presented to the technical committee. The workshop concluded with a presentation and public discussion of three refined transit exchange options improved from the technical committee meeting. Post Workshop Refinement, Packaging and Documentation of Alternatives Following the three-day workshop the refined transit exchange options presented to the public were packaged and finalized for TransLink and the City of Surrey confirmation. Each alternative developed during the design workshop were advanced for more detailed operational and geometric evaluation. In addition, TransLink requested two additional underground options be developed and functionally evaluated. All options were refined at a large 50-scale rendering to ensure the buses can negotiate each option. Surrey Newton Town Centre December

82 Selected Alternative The evaluation criteria for the transit exchange assessment was developed in consultation with TransLink and City of Surrey. The evaluation criteria can be found in the appendix. The following option was selected due to its integrated neighborhood and transit-oriented-development solution while providing the most efficient transit operation. Summary: Separates the transit layover facilities from the exchange areas. The development of the site could be phased with the site ready for development as soon as access to King George Highway and 137th are complete. Development on the both the south and north sites would be self contained with parking. Development on these sites is expected to have active ground floor retail fronting the street and residential above. The layover facility is hidden from both 71st Avenue and 137th Street but would be visible from King George Highway. Light rail can be phased into this option by relocating the bus layover facility to another location or underground. The facilities building is integrated into the proposed development providing kiosks for ticketing, facilities for the bus operators and additional passenger waiting area. The passenger exchange happens in a triangular plaza, adjacent to both 71st Avenue and 137th Street. These on-street stops could have independent shelters, or extended awnings built into the adjacent architecture. The Bus Rapid Transit stops for northbound are located on 71st Avenue across from the plaza and the southbound is located on 137th on the plaza. Functional Transit Diagram (N.T.S) BRT Route Local Route Future Light Rail North 78 Surrey Newton Town Centre December 2009

83 Parking Garage Proposed Mixed Use Development 137 Street 71st Avenue King George Highway Future LRT Right-of-way Public Plaza Bus Stops Bus Bays for Layover Proposed Mixed Use Development Residential Parking Garage Above Entrance for Layover Legend Bus Bays for Passenger Pick-up and Drop-off Public Plaza Proposed Development TransLink Site 0 15m North METERS Surrey Newton Town Centre December

84 Public Spaces Provide new park space adjacent to existing tree cluster Hall Road 137 Street 72 Avenue Farmers markets or other community festivities can be held on this street New pedestrian-only connection 70A Avenue 138 Street 138 Street Enhance stormwater pond as functional park area BC Hydro Railway 70 Avenue King George Highway 68 Avenue Parks and Open Space Community Gardens 0 50m 100m 200m North Public Spaces The Street Framework Plan represents new street connections that are critical to providing adjacent connectivity and organizing redevelopment on walkable blocks within the Newton Town Centre. These connections are envisioned as a series of local connections built through public and private initiatives. Summary: Formalize the existing grove of trees along the eastern edge of the Wave Pool into a formal park space with plaza opening onto the festival street. Create pedestrian only connection between new park at wave pool and 71st Avenue extension. Create community gardens along pedestrian only connection and/or at proposed Newton Park. Stormwater area should be incorporated into overall design of Newton Park. 80 Surrey Newton Town Centre December 2009