SURREY CITY CENTRE

Plan Update
Surrey City Centre Plan

Planning and Development,

Parks Planning & Design and
Engineering Departments

City of Surrey
13450 104 Avenue
Surrey, British Columbia V3T 1V8

APPROVED BY COUNCIL JANUARY 2017

Surrey City Centre Plan
Approved by Council: January 16, 2017
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CONTENTS
ILLUSTRATIONS 7
TABLES 8
Introduction ............................................................................................................................... 11

PART A - FOUNDATION 13

SECTION 1: VISION & GUIDING PRINCIPLES 14

Vision .......................................................................................................................................... 16
Guiding Principles ..................................................................................................................... 17

SECTION 2: BACKGROUND & CONTEXT 22

Plan Area .................................................................................................................................... 25
Plan Context ............................................................................................................................... 26

SECTION 3: DISTRICTS & NEIGHBOURHOODS 34

Overview of Districts & Neighbourhoods................................................................................ 36
M ixed Use Districts ................................................................................................................... 38
Residential Neighbourhoods .................................................................................................... 66

PART B - FRAM EWORK 87

SECTION 4: LAND USE AND DENSITY 88

Overview .................................................................................................................................... 90
M ixed Use .................................................................................................................................. 92
Residential ................................................................................................................................. 94
Projected Build Out ................................................................................................................... 98

SECTION 5: TRANSPORTATION 100

Overview .................................................................................................................................. 102
Street Netw ork ......................................................................................................................... 104
Street Typologies .................................................................................................................... 112
Walking .................................................................................................................................... 120
Transit and Ride Sharing ........................................................................................................ 122
Cycling ...................................................................................................................................... 128
Vehicle Circulation................................................................................................................... 132
Parking Supply and M anagem ent .......................................................................................... 134

SECTION 6: PARKS & OPEN SPACES 136

Overall Vision .......................................................................................................................... 138
Concept Plan ............................................................................................................................ 140
Parks & Open Spaces .............................................................................................................. 142

I LLU S T RA T I O N S A N D T A BLES 5
 SECTION 7: CULTURE 164
Overview .................................................................................................................................. 166
Existing Cultural Am enities .................................................................................................... 168
Future Direction ....................................................................................................................... 174
Cultural Im plem enation Strategies ........................................................................................ 179

SECTION 8: COM M UNITY SERVICES 180

Overview .................................................................................................................................. 182
City Facilities ............................................................................................................................ 183
Public Sector Education .......................................................................................................... 186
Health Services ........................................................................................................................ 190
Other Services ......................................................................................................................... 191

SECTION 9: HOUSING 192

Overview .................................................................................................................................. 194
Diversity of Housing Type ...................................................................................................... 195

PART C - IM PLEM ENTATION 201

SECTION 10: URBAN DESIGN GUIDELINES 202

Design Objectives.................................................................................................................... 204
Skyline ...................................................................................................................................... 205
Building Height Concept ......................................................................................................... 206
Block Structure & Connectivity .............................................................................................. 208

SECTION 11: DEVELOPM ENT POLICIES 234

Overview of Developm ent Policies ........................................................................................ 236
Single Fam ily Areas ................................................................................................................ 237
Ground Floor Uses in M ixed Use Areas ................................................................................ 238
Sm aller Residential Units ....................................................................................................... 240
Public Outdoor Am enity Space .............................................................................................. 241
Connections to Prom ote Walkability ..................................................................................... 242

SECTION 12: SERVICING AND FINANCING 244

Overview .................................................................................................................................. 246
Servicing .................................................................................................................................. 247
Financing ................................................................................................................................. 258

PART D - APPENDICES AND ACKNOWLEDGEM ENTS 263

APPENDICES 264
A-1 Corporate Reports ........................................................................................................... 265
A-2 Consultant Reports and Other References ..................................................................... 266

ACKNOWLEDGEM ENTS 272

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ILLUSTRATIONS
M APS
M ap 1 Surrey City Centre Plan Boundaries 25

Map 2 Surrey’s Location in the Region 27

Map 3 Pedestrian Collisions in City Centre- 2006-2015 29

M ap 4: City Centre Districts & Neighbourhoods 37

Map 5: Mixed Use Districts 39

Map 6: Residential Neighbourhoods 67

Map 7: City Centre Land Use Plan 91

Map 8 City Centre Road Classifications 105

Map 9 Strategic Road Connections 110

Map 10: Mayors’ Council Vision for Transportation 125

Map 11 City Centre Transit 127

Map 11 City Centre 8km Cycling Radius 129

Map 12 SFPR & 128 Street Extension 133

Map 13 Parks & Open Space Concept Plan 141

Map 14 Existing Cultural Assets 2016 167

Map 15 Existing Public Art Locations 2016 171

M ap 16 Future Cultural Assets 175

M ap 17 Future Public Art Locations 177

Map 18 Secondary & Elementary School Catchment Boundaries 189

Map 19 Rental Housing Locations 2016 197

Map 20 Building Heights Concept 207

Map 21 Ground Floor Interface in Mixed-Use Designations 239

Map 22 Recommended Sanitary Capacity Upgrades 251

Map 23 Recommended Short Term Water System Upgrades 253

Map 24 Recommended Full Build Out Water System Upgrades 254

Map 25 District Energy City Centre Service Areas 257

I LLU S T RA T I O N S A N D T A BLES 7
 TABLES
Table 1 Projected Units and Population Based on Land Use Plan 99

Table 2 10 Year Plan Projects Within City Centre 108

Table 3 10 Year Plan Projects Supporting City Centre 109

Table 4 City Centre Road Widths 114

Table 5 Area Specific DCC Rates for Finer Grid Road Network 259

Table 6 2017 (Estimated) Area-Specific DCC Rates for Finer Grid Road Network 260

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INTRODUCTION
Over the last 15 years an identifiable dow ntow n core The City Centre Plan update w as undertaken in three
has started to take shape in Surrey City Centre. This phases and the final phase is now com plete. Phase
transform ation largely stem s from new public sector one began in 2006 and included background studies
investm ent, w hich is renew ing private sector and an analysis of existing conditions. Phase tw o
developm ent interest and helping to facilitate key land involved the developm ent of the land use concept,
assem blies in the dow ntow n. road netw ork, establishm ent of park and green space
areas and an interim developm ent strategy to provide
Along w ith this redevelopm ent, the transportation guidance for developm ent application. This phase w as
context is evolving. There is now a stronger focus on com pleted in 2009. The final phase involved
m ulti-m odal street design that facilitates m ovem ent refinem ents to the plan, developm ent of design
for all users including pedestrians and cyclist. Transit guidelines and im plem entation strategies for servicing
plans include im provem ents to existing facilities and and financing.
plans for a future at grade rapid train system are
underw ay. This plan docum ent is a culm ination of the three
phases and form s the final and com plete City Centre
The first City Centre Plan w as com pleted in 1991, and Plan that w ill guide developm ent in this area over the
is now 25 years old. Since its approval, the intended next 30 years. The plan includes a com prehensive
vision did not fully m aterialize as developm ent in the renew al of the City Centre vision and sets out a policy
area w as erratic and sparse. direction that builds on the current developm ent
m om entum in Surrey’s dow ntow n.
Fifteen years after the original plan w as adopted, there
w as a renew ed interest in developm ent in this area. The plan is organized into 4 parts:
How ever, the dow ntow n context and developm ent • Foundation
assum ptions had changed from that identified in the • Fram ew ork
original plan. As a result a renew ed vision w as • Im plem entation
needed and in 2006 the City Centre Plan Update • Appendices
began.

11
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PART A
Foundation

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PART A

SECTION 1
Vision & Guiding Principles

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1
Section 1 Inset Boxes

VISION & GUIDING PRINCIPLES

This section outlines the vision and guiding principles that w ill transform Surrey City
Centre into a vibrant and robust dow ntow n for the South of Fraser Region.

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1.1
VISION

Surrey City Centre is undergoing a bold

transformation from a suburban tow n
centre to a w alkable, high density,
transit-oriented dow ntow n for the
South of the Fraser area. These
remarkable changes have been driven
by a new vision for the area.

Surrey City Centre w ill be the Fraser Valley’s

m etropolitan centre, connected to m ajor regional
destinations by rapid transit and a safer finer grained
road netw ork designed to support w alking, cycling and
transit. It w ill be a centre for m ajor em ploym ent,
services, higher-density housing, com m ercial, cultural,
entertainm ent and institutional activity. City Centre
w ill be hom e to a diverse population, including new
im m igrants & established residents, young
professionals, fam ilies and children, youth, and
seniors.

Distinct and vibrant neighbourhoods including a

dynam ic and innovative business sector, university,
hospital, civic and historic districts w ill form the
fram ew ork of the City Centre. Each of these areas w ill
have its ow n unique character that w ill create a
diverse, authentic and interesting dow ntow n.

The dow ntow n w ill be know n for its green urban

infrastructure of parks & plazas, greenw ays, planted
boulevards & rain gardens. Natural features including
fish bearing creeks, riparian areas and spectacular
view s to the North Shore m ountains w ill be enhanced
and m aintained.

Looking North along City Parkway-Future Concept

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1.2
GUIDING PRINCIPLES
The plan is guided by a set of principles
that drive the strategic direction, policy
framew ork, and implementation
strategies that shape development in
the City Centre.
A set of eight guiding principles have been established
to support the transform ational vision for a vibrant,
urban and green dow ntow n:

Build Density & M ixed Use

Encourage Housing Diversity

Break Up the Block Size

Design Roads for M ultiple M odes

Create Vibrant Urban Spaces

Green the Downtown

Encourage Office & Employment

Promote Identity & Sense of Place

1.2

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Build Density & Mixed Use

Higher residential densities and a diverse m ix of land
uses close to transit differentiate the dow ntow n from
other parts of the city. These high density m ixed use
areas provide residents w ith easy access to urban
am enities, shopping, entertainm ent, education and
em ploym ent and also support higher levels of
w alking, cycling and transit use.

This density and m ix of uses creates a City Centre that

is m ore anim ated, livable and a place that thrives
econom ically w here residents can w ork, play and live
in their neighbourhood.

Encourage Housing Diversity

Thriving dow ntow ns have a range of housing types
and tenures to support a diverse m etropolitan
population. Housing diversity in City Centre helps to
provide housing choice for fam ilies, students, seniors,
w orking professionals, and vulnerable populations.
Land use designations accom m odate a variety of
housing form s and a range of unit sizes and types.
This housing supports a full spectrum of tenures
including ow nership and rental as w ell as supportive
and social housing.

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 PA R T A FO U N D A T I O N

Break Up the Block Size

A netw ork of regularly spaced and interconnected
streets w ith sm all, urban-sized blocks allow s increased
connectivity betw een residential, com m ercial, cultural,
civic and social activities in the City Centre. This fine-
grained street netw ork of sm all blocks creates frequent
intersections, and provides a variety of routes that
increase m obility choices for pedestrians, cyclists and
m otorists alike.

Sm aller block sizes encourage pedestrian m ovem ent

by providing shorter w alking distances and direct
connections to am enities. Sm all blocks provide greater
flexibility for transit operations and bus routings and
create m ultiple channels and turning options for m otor
vehicles, giving drivers m ore route choices. Ideal
block sizes vary depending on the form of
developm ent and site size, generally block length
should be no longer than 80 to 100 m etres before a
connection is provided.

Design Roads for Multiple

Modes
Well-designed, ‘com plete’ streets im prove safety,
facilitate m obility for all m odes, and provide the
fram ew ork for sustainable and econom ically robust
places. Streets in City Centre are designed to serve
m ultiple roles: connecting people, im proving the
public realm , sustaining a healthy tree canopy, and
supporting econom ic activity. Streets w ill be designed
so that people of all ages and abilities can safely,
conveniently, and com fortably get around regardless
of their m ode of transportation.

While the conventional role of arterial roads is to

facilitate through-m ovem ent of cars, the urban street
netw ork planned for City Centre w ill m ove all road
users. Arterial roads w ill continue to be m ajor
corridors for vehicular traffic and transit, but w ill
balance average speeds to enhance the safety of
diverse users and encourage w alking, cycling, and
transit. Collector and local roads w ill feature im proved
designs that prioritize active transportation.
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Create Vibrant Urban Spaces

A high quality public realm w ith continuous active
streetscapes, urban am enities, and cultural activities
and facilities contributes to the vibrancy and livability
of the dow ntow n. As redevelopm ent occurs, urban
design standards require high quality architectural
aesthetics and am enities such as plazas public art,
street furniture, and elem ents of green infrastructure
to encourage people to linger and interact in the public
realm . The pedestrian scale w ill be reinforced through
building design; the base of high rise buildings w ill
typically have a tw o to four storey podium and
w eather protection to increase pedestrian com fort.
Active retail uses, and a continuous ‘streetw all’ adds
pedestrian interest and rhythm to the streetscape.

Green the Downtown

Access to natural and recreational space is one of the
defining elem ents that contribute to urban livability.
These spaces, either natural or hum an-m ade, provide
relief from city density by softening the urban
hardscape. The City Centre plan includes a w ide range
of parks, plazas and natural areas w ithin w alking
distance to all neighbourhoods and districts. These
include large scale urban parks, athletic parks,
neighbourhood parks and m ini-parks and plazas.

Natural areas create a unique identity in the

dow ntow n. Tw o fish bearing creeks are located in the
City Centre: Bolivar Creek in the north and Quibble
Creek in the south. As developm ent occurs, these
creeks w ill be protected as parkland though riparian
setbacks, and w ill provide enjoym ent for residents
through the developm ent of view ing areas, pathw ays
and natural area rehabilitation projects.

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Encourage Office &

Employment
A key factor that defines the City Centre is its
econom ic significance. The dow ntow n w ill house a
concentration of office, retail, cultural and other
em ploym ent uses in Surrey. Public sector investm ent
w ill continue to be an im portant econom ic com ponent
of the City Centre. Expansion of universities,
governm ent offices and the M edical District w ill attract
related health technology, office and retail uses that
strengthen econom ic activity in the dow ntow n.

Convenient access to rapid transit contributes to the

attraction of office and em ploym ent uses into the
dow ntow n. The existing SkyTrain and future light rail
w ill serve as catalysts for continued investm ent in the
dow ntow n econom y.

To support office and retail expansion in the

dow ntow n the City Centre Plan facilitates residential
redevelopm ent and densification to provide a
sufficient population to support retail and office and
enliven public spaces. Redevelopm ent w ill increase
investm ent in urban am enities that attract office
em ploym ent, such as public art, street furniture, public
realm beautification, plazas and parks.

Promote Identity & Sense of

Place
Fostering a sense of place and identity in the City
Centre creates a dow ntow n that is unique, interesting
and m em orable. How ever, since the plan area is 1,300
acres in size, the dow ntow n is too extensive to have a
single recognizable identity. To prom ote and foster a
sense of place, the City Centre area needs to be
understood at a sm aller scale, w ith sm all diverse sub-
areas that can be experienced at the pedestrian level.

To support this fram ew ork, the City Centre Plan area

has been organized into different districts and
neighbourhoods that are sm all enough to be
experienced by w alking. Each area has its ow n
identity, form and function. While som e of these areas
have an existing character and history, in other areas a
distinct identity is new ly em erging through
redevelopm ent. Together, these unique character
areas w ill create a dow ntow n that is authentic and
m em orable.
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SECTION 2
Background & Context

Photo: Insert Location

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 PA R T A FO U N D A T I O N

Section 2 Inset Boxes

2
BACKGROUND & CONTEXT

This Section provides background on the plan update process and also outlines the
historic, current and policy contexts including the dem ographic profile of the City
Centre today.

1.2
2

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2.1
BACKGROUND
Need for an Updated Plan
Since the first City Centre plan w as com pleted in 1991,
the anticipated pattern of developm ent has evolved
and changed stem m ing from new public sector
investm ent, renew ed developm ent interest and key
land assem blies. The transportation context has also
evolved w ith a recent focus on m ulti-m odal pedestrian
oriented street design and plans for a future Light Rail
Transit (LRT) system .

The original City Centre Plan w as coordinated by Ray

Spaxm an in consultation w ith city staff. Key
recom m endations of the 1991 plan included
concentration of density at the SkyTrain stations,
construction of a ring road system and
im plem entation of urban design and streetscape
features. This w ork w as supplem ented w ith the
Whalley Enhancem ent Strategy and Urban Design
Concept in 2003.

Developm ent after the adoption of the 1991 plan

ranged betw een alm ost no activity, to periods of
intense activity w hich w as not alw ays concentrated at
or near the skytrain stations as w as intended in the
1991 plan. The resulting developm ent pattern did not
create a com plete and identifiable City Centre.

In order to redefine the vision and establish a

desirable developm ent pattern for the dow ntow n, an
updated City Centre Plan w as needed. On July 24,
2006, Council authorized staff to proceed w ith an
update to the 1991 Surrey City Centre Plan.

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2.2
PLAN AREA
Plan Update Process Plan Boundaries
The new plan update w as proposed in three phases: Surrey’s City Centre is located in northern Surrey and
• Phase One: Analyzing Conditions is approxim ately 540 hectares (1,300 acres) in size. The
• Phase Tw o: Stage 1 Developing the Plan plan area is generally rectangular in shape w ith King
• Phase Three: Stage 2 Im plem enting the Plan George Boulevard, a form er Provincial highw ay and
m ajor goods m ovem ent route, running north/south
Phase One included an analysis of existing conditions through its centre. The Plan area is bound by 112th
and initiation of dialogue w ith stakeholders to identify Avenue to the north, 94A- Avenue to the south, 132nd
key issues. Bing Thom Architects firm w ere engaged Street to the w est and 140th Street to the east. M ap 1
to provide land use and urban design consulting show s these boundaries.
services.

During this phase, the Surrey Central Transit Village

Plan (w hich w as initiated in 2004 under the Transport
Canada Urban Transportation Show case Program )
w as also underw ay. This study exam ined the area
im m ediately around the Surrey Central Skytrain
Station.

A key recom m endation of the Surrey Transit Village

Plan proposed relocation of the existing bus loop to a
transit couplet, w hich is a system of tw o parallel
streets w ith pick up and drop off on city streets that
are lined w ith active retail and public uses. The land
occupied by the bus loop w as proposed to be
redeveloped w ith high density uses to bring vibrancy
to the area. These recom m endations w ere
incorporated into phase one of Surrey City Centre Plan
update process.

Phase Two involved generating several land use

options and receiving public feedback on these
options through public open houses, m eetings w ith a
Citizen’s Advisory Com m ittee, landow ners,
developers, and other stakeholders.

Finalization of the second phase included a Land Use

and Density Concept, a Basic Road Netw ork
fram ew ork, a Road Width Concept, a Parks and Open
Space Concept, and an Interim Im plem entation
Strategy.

Phase Three of the City Centre Plan update involved

undertaking additional background studies including a
3-D M odeling Study to inform the urban design
guidelines and Building Heights Concept; a Green
Netw ork Study to further develop the Parks and Open
Space Concept; a Heritage Study to help supplem ent
2.2

the neighbourhoods and placem aking w ork; the

developm ent of City Centre Road Standards; and a
detailed servicing and financial strategy. M ap 1 Surrey City Centre Plan Boundaries

S ECT I O N 2 : BA CKG RO U N D A N D CO N T EX T 25
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2.3 Post War Suburb

PLAN CONTEXT M ajor auto-oriented grow th of the current-day City

Centre w as largely facilitated by the construction of
new bridge connections: the Pattullo and Port M ann.
Area History The opening of the Pattullo Bridge in Novem ber 1937
provided the im petus for m ore rapid settlem ent of
North Surrey. When the tolls w ere rem oved from the
Kwantlen First Nation Pattullo Bridge in 1952, the Whalley area saw a m ajor
com m ercial and residential building boom .
The Kw antlen First Nation cam e to the Surrey-New
Westm inster area m any hundreds of years ago. By Tom Binnie established the first real estate office in
three hundred years ago they w ere a pow erful nation Whalley. In 1947, his “ Binnie Block” w as one of the
w ith a large com m unity called Squaim etl first com m ercial buildings along King George
(sx_w oyim ehl) w here New Westm inster is now Highw ay, w ith the Cam eo Theatre and a branch of the
located. The Royal Kw antlen Park area, im m ediately Bank of Nova Scotia. The sam e year also m arked the
w est of Surrey City Centre, w as a place of refuge for official opening of a post office at Whalley’s Corner.
the Kw antlen nation.
Surrey’s oldest shopping m all, the Dell Shopping
In 1871, the Kw antlen nation w as deeded a 40 acre (16 Centre, opened in the late 1950’s. It w as designed as a
hectare) site on Old Yale Road as part of their treaty shopping plaza oriented to the King George Highw ay.
lands (Kw antlen Indian Reserve #7).
Surrey’s first hospital opened in 1959. Prior to that,
In 1954, the City of Surrey purchased the 40 acre Surrey residents w ere served by Peace Arch Hospital
reserve from the Kw antlen nation for $40,000. By 1956, in White Rock.
K.B. Woodw ard Elem entary School w as built on the
site. In 1972, Surrey’s first enclosed shopping m all opened
w ith the construction of Surrey Place M all (now
The opening of West Whalley Junior Secondary Central City M all).
follow ed in 1957. In 1959, Surrey decided to use the
rem aining portion of the form er Kw antlen Reserve to
create a park for Whalley. Today, this park is know n as
Royal Kw antlen Park.
Moving Toward an Urban Centre
Early Settlement
Beginning in the 1990s, m ajor investm ent in rapid
Originally, the City Centre area w as a rural farm ing transit infrastructure laid the foundation for the
and logging com m unity. Settlers began pre-em pting developm ent of a m ore “ urban” fram ew ork in City
land in the vicinity of present-day Surrey City Centre Centre. This w as realized through the extension of an
as early as the 1880s. elevated rapid train system , the SkyTrain, into Surrey.
As part of this netw ork, four skytrain stations w ere
In 1908, Surrey Council requested a grant to build a planned for Surrey, three of w hich w ere located in City
road from the old Fraser Bridge in South Westm inster, Centre. The Surrey SkyTrain stations opened in 1994.
southw ard up Peterson Hill to present-day 108th
Avenue. In 1923, the Pacific Highw ay (passing through The opening of Skytrain w as follow ed by the
future Whalley) had been paved all the w ay to the U.S. construction of Sim on Fraser University's Surrey
Border. Cam pus and a Triple-A office tow er in 2003 and the
redevelopm ent of a 29-acre urban park, Holland Park.
With the proliferation of the autom obile already These developm ents started to change the energy in
evident, Arthur Whalley built a service station in 1925 the dow ntow n resulting from a greater presence of
at the present day corner of 108 Avenue and King em ployees and students in the core area.
George Boulevard. It included a sm all general store,
soft drink stand, and tourist cabins. The intersecting
roads did not exist at that tim e but this w as the first
gas station outside of New Westm inster at the tim e,
and the area becam e know n as Whalley's Corner.

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City Centre Today Development Context

Regional Framework Walking through Surrey's City Centre today, one can
see and feel the transform ation of the once suburban
Situated at the heart of the region, Surrey’s City Centre area into the beginnings of a higher-density, transit-
area is designated as the region's second m etropolitan oriented com m unity. The changes have been driven
centre in the M etro Vancouver 2040 Regional Grow th by significant public sector investm ent that has
Strategy. catalyzed private developm ent.

The City Centre’s central location allow s for a num ber Although developm ent changes tow ard a higher
of m ajor locational advantages w hich include: density dow ntow n began in the late 1990s, the
developm ent m om entum in the City Centre did not
• Direct SkyTrain connection on the Expo Line w ith fully em erge until over a decade later w ith the
tw o Regional City Centres and a M unicipal Tow n construction of key public sector developm ents. These
Centre ending in Dow ntow n Vancouver in 35 developm ents include the Central Library that opened
m inutes, and w ith rail and SeaBus transfer in 2011, the RCM P E Division in 2013, expansion of the
connections to 3 other Regional City Centres and 4 Surrey M em orial Hospital and Outpatient Care Facility
other M unicipal Tow n Centres; in 2011 & 2013, and the City Hall and Civic Plaza in
2014,
• The hub of a future Light Rail Transit netw ork that
w ill connect Surrey City Centre w ith Guildford, These public sector investm ent have created a centre
New ton and Langley, transform ing Surrey City of gravity in the dow ntow n core that is attracting
Centre into one of the m ost accessible City Centres residential and office developm ent. Over 4,100 new
in the Region; residential units have been built in the past 10 years
and the area has approxim ately 10 m illion square feet
• Sim ilar driving proxim ity (35 m inutes) to tw o of office and com m ercial space. There are currently
international airports- Vancouver and Abbotsford; over 40 m ajor projects in-stream in City Centre. This
and easy access to the US-Canada Border, and, increasing density is creating a im petus to re-shape
the area w ith a finer-grained road netw ork and
greenw ays to enable safer w alking and cycling.
• View s of natural regional features such as
m ountain ranges and the Fraser River to the north.

Map 2 Surrey’s Location in the Region

2.3

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Transportation Infrastructure
Street & Block Structure Pedestrian and Cyclist Safety
City Centre’s street netw ork dates back to Surrey’s City Centre is currently a study in contrasts. In areas
agricultural beginnings based on a one-m ile (1,600m ) next to the SkyTrain stations there are active
grid of arterials. M any connector roads w ithin City transportation facilities and significant pedestrian
Centre are short and discontinuous, creating very volum es supporting nodes of m ixed uses and higher
large blocks that service large-form at highw ay-style densities. In other areas there are few er pedestrian
retail and com m ercial developm ents fronted by street- crossings often due to the block size and jayw alking is
facing parking lots. The absence of a fully com pleted seen m ore often.
netw ork and alternatives for through traffic from other
parts of the City and other m unicipalities creates Sidew alk cycling is also com m on and a consequence
additional congestion w ithin City Centre and a less of fast m oving traffic and a general absence of all ages
safe and pleasant environm ent for pedestrians and and abilities facilities. Per trip cycling injury rates are
cyclists. 50% higher in Surrey than the regional average.
Cityw ide, from 2008-2012 38% of fatalities involved
Although the current street netw ork is still largely pedestrians, cyclists, or m otorcyclists despite these
suburban in nature, changes are evident as m odes accounting for less than 20% of all trips in
redevelopm ent over the past decade has started to Surrey. In 2013 there w ere over 13,200 injured victim s
help establish the beginnings of a finer-grain street on Surrey’s roads.
netw ork. Through continued redevelopm ent, the
larger suburban street grid w ill transform into sm aller City Centre has a large num ber of the City’s injury
urban block sizes w hich w ill create a m ore w alkable hotspots, for exam ple the intersection of 96 Ave and
dow ntow n. King George Boulevard had 259 casualty crashes
resulting in injury in the 5 year period from 2009-2013..
Rapid Transit Infrastructure M ap 3 show s concentrations of pedestrian collisions in
City Centre in the 10 year period from 2006 to 2015.
Rapid transit is an im portant feature of the City Centre
including both the existing SkyTrain stations and
future Light Rail Transit (LRT) netw ork.

A new LRT netw ork is planned to expand rapid transit

service to, and through, City Centre. This netw ork
consists of tw o lines: the 10 kilom etre Surrey-New ton-
Guildford line and the 17 kilom etre Surrey Langley
line. Both of these lines w ill connect thorough the City
Centre. To further increase the areas served by rapid
transit, the netw ork of Bus Rapid Transit lines w ill also
be extended

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2.3

Map 3 Pedestrian Collisions in City Centre- 2006-2015

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Natural and Sustainability

Features
Geographic Features
Tw o m ajor natural features give this area a unique and
identifying character. These are the area’s elevation
and its natural creeks system s.

The City Centre is the third highest point of land in

Surrey, peaking at an approxim ate elevation of 105
m etres in the north east portion of the plan area. This
elevation provides panoram ic view s of the Fraser
River and m ountains to the north.

Tw o fish bearing creeks are located in the dow ntow n

area: Bolivar Creek in the northw est and Quibble Creek
in the south east. The open w ater creeks provide a
natural am enity for residents, and also contribute to
creating a unique “ green” identity for the dow ntow n. Bird-Eye View Looking North to City Centre

District Energy
In 2012 Surrey established Surrey City Energy, a City-
ow ned district energy utility that supplies heat and hot
w ater to high density developm ents in City Centre.
The utility provides energy in a m anner that is m ore
efficient than having each building generate its ow n
heat and hot w ater and elim inates the need for boilers
and furnaces in individual buildings.

This w ill help Surrey to achieve its greenhouse gas

reduction targets. New high density developm ents in
City Centre, are required to provide hydronic heating
capability, either fully or partially com patible w ith the
district energy system .
Rendering of West Village District Energy Centre

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 PA R T A FO U N D A T I O N

Demographic Profile
Population Aboriginal Population
According to the 2011 Census, the City Centre Although sm all in num bers, the largest proportion of
population has increased by 68% over the past Aboriginal residents in Surrey, live in City Centre.
decade, grow ing from 13,665 in 2001 to 22,925 in 2011. According to Statistics Canada, 2011 National
The share of Surrey’s population living in City Centre Household Survey, Aboriginal people com prise 5.5%
(approxim ately 5%) rem ained relatively constant. of City Centre’s population. This accounts for
According to the City’s data, the City Centre approxim ately 1,260 people. Com paratively, less than
population reached 33,790 people in 2015. 3.1% of the population in Surrey’s other com m unities
identified as Aboriginal.

Household Size Income

City Centre has sm aller households com pared to City Centre has the low est econom ic fam ily total
Surrey’s average household size. According to 2011 incom e (refers to the sum of the total incom es of all
census data, the average household size in City Centre fam ily m em bers) com pared to all other Surrey
is 2.2 persons per household, com pared w ith 3-person com m unities. In 2010, the average incom e of
households for Surrey. This is in large part due to the econom ic fam ilies in Surrey w as $92,446, w hile the
fact that the proportion of City Centre households that average fam ily incom e in City Centre w as $61,799.
include just one person (39%) is nearly double that for
Surrey as a w hole (20%).

Age Distribution
Age Distribution City Centre Compared to Surrey-2011
Sim ilar to other urban areas, the City Centre
30%
population includes a significantly higher proportion
of young adults, com pared to the city average. In City
Centre, 18.5% of the population is betw een the ages of 25%
20-29, com pared to the Surrey average (11.3%).
Share of Population

Grow th in this age category is likely to increase w ith

20%
construction of high rise residential buildings, retail
and office construction, and expansion of post-
secondary institutions w hich w ill bring m ore w orking 15%
professionals and students into the area.
10%
City Centre has a sm aller proportion of children, not
unlike other urban neighbourhoods. Only 19% of City
Centre residents are under 20 years of age com pared 5%
w ith 26% overall for Surrey. Seniors (65 years and
over) m ake up 12% of the City Centre population, the 0%
sam e as in the rest of Surrey.
0 to 19 20 to 34 35 to 44 45 to 64 65 years
years years years years and over

City Centre Surrey

2.3

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Policy Context
Several City of Surrey strategies have been
considered in the developm ent of the Plan. The key
strategies are described in the section below .

Sustainability Charter
An overarching strategy that guides the City Centre
Plan is Surrey's Sustainability Charter 2.0. It sets out
a 40-year vision for sustainability in Surrey to
becom e a thriving, green, inclusive city.

The Charter has eight overlapping them es and

outlines the City’s goals, desired outcom es and
strategic directions looking to the year 2058. The
eight them es in the Sustainability Charter 2.0 are:

1. Inclusion: A caring com m unity that encourages

a sense of belonging and access to opportunity
for all Surrey residents to realize their full
potential.

2. Built Environment and Neighbourhoods: A

beautiful, accessible and w ell-connected city of
distinct and com plete neighbourhoods that are
w alkable, engaging and resilient.

3. Public Safety: A city in w hich all people live,

w ork and play in a safe and engaging
environm ent.

4. Economic Prosperity and Livelihoods:

Continued prosperity and thriving livelihoods
and a strong, equitable and diverse econom y.

5. Ecosystems: Healthy, protected and w ell-

m aintained ecosystem s and biodiversity.

6. Education and Culture: Access to diverse, high

quality learning opportunities, and vibrant arts,
heritage and cultural experiences for all Surrey
residents.

7. Health and Wellness: A com m unity in w hich all

residents are healthy, active and connected.

8. Infrastructure: Effective infrastructure and

services that m eet the current and future needs
of the city, w hile protecting the natural
environm ent and supporting urban grow th.

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 PA R T A FO U N D A T I O N

Official Community Plan

The Official Community Plan (OCP) establishes the
role of the City Centre as a m ajor high density centre
that supports office developm ent, com m ercial and
business services for the City of Surrey and for the
South Fraser Region. M ixed use facilities including
com m ercial, retail, high density residential and civic
and cultural facilities such the Central Library,
Centre Stage and City Hall are located in the City
Centre.

The policy fram ew ork set out in the Official

Com m unity Plan creates the developm ent direction
for the City Centre Plan Update.

Transportation Strategic Plan

The Transportation Strategic Plan (2008) establishes
the long-term vision, objectives, and priorities for
the City’s Transportation direction. Priorities include
increasing the num ber of w alking, cycling and
transit trips throughout the City, reducing the over-
reliance on the autom obile and ensuring there is a
robust netw ork for m oving goods and services
associated w ith a successful econom y.

The Transportation Strategic Plan outlines a

hierarchy of considerations to be used to help
ensure that the needs and safety of each group of
road users are sequentially considered:

1. Walking
2. Transit
3. Bicycles
4. Com m ercial traffic and trucks
5. High occupancy vehicles
6. Single occupancy vehicles

Public Safety Strategy

The Public Safety Strategy outlines a vision w here
everyone feels safe and engaged. The City Centre
Plan puts a particular em phasis on those m easures
that reduce injuries and fatalities, and address both
perceived and m easured safety barriers to active Biodiversity Conservation Strategy
transportation.
The Biodiversity Conservation Strategy (BCS)
Parks, Recreation & Culture Strategic Plan identifies the highest priority biodiversity and
habitat resources in the City, and outlines
The Parks, Recreation & Culture Strategic Plan m anagem ent criteria and strategies for conservation
(2008) establishes the long-term vision, objectives, and enhancem ent. This Plan incorporates key
and priorities for the City’s recreation and culture com ponents and m anagem ent criteria from the BCS
needs. Priorities include parks, recreation and to advance the goal of a green and sustainable City
2.3
2.3

cultural services, facilities and program s that Centre.

advance a vision of a com m unity w here individuals,
culture and the environm ent thrive.

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SECTION 3
Districts & Neighbourhoods

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 PA R T A FO U N D A T I O N

3
Section 4 Inset Boxes

DISTRICTS & NEIGHBOURHOODS

The plan area has been organized into a num ber of different neighbourhoods
and districts, each w ith its ow n em erging identity, function, and scale.
.

The follow ing section describes the future vision for the districts & neighbourhoods in
City Centre and outlines the future fram ew ork of streets, parks and general urban
form . It also includes specific policies to prom ote both the preservation of existing
recognizable features as w ell as developm ent of new and distinct urban character that
is unique, authentic and m em orable.

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3.1
OVERVIEW OF
DISTRICTS &
NEIGHBOURHOODS
The plan area has been organized into a
number of different residential
neighbourhoods and mixed-use
districts, each w ith its ow n emerging
identity, function, and scale.
M ost m em orable and vibrant urban places are
understood at a pedestrian scale, providing
opportunities to w alk, sit, interact and experience
attractions that appeal to the senses. How ever,
Surrey’s City Centre m ainly developed during the
post-w ar era, w hen car m ovem ent w as a m ajor
priority; this resulted in a dow ntow n landscape that
w as geographically large and spread out, not scaled
for the pedestrian. In order to create a focussed,
vibrant, and m ore urban dow ntow n, the plan area
needed to be defined and understood through a
sm aller scale and fram ew ork.

Over the past decade, private and public sector

redevelopm ent efforts in Surrey’s dow ntow n have
started to shape a fram ew ork tow ard a finer-grained,
pedestrian-oriented city centre. Redevelopm ents are
injecting m ore density into the dow ntow n, as w ell as
breaking up som e of the suburban sized blocks and
introducing higher quality urban buildings and public
spaces.

To continue shaping the City Centre tow ards one that

is truly urban, m ore com pact, and a place w ith distinct
and diverse character, additional policies that prom ote
place-m aking have been included in the overall city
building approach. The plan area has been organized
into a num ber of different residential neighbourhoods
and m ixed-use districts, each w ith its ow n em erging
identity, function, and scale.

This section describes each of the districts and

neighbourhoods. The policy inform ation in this section
should be cross-referenced w ith the Design
Guidelines, Developm ent Policies, Land Use and
Density, and Arts, Culture & Com m unity sections of
the docum ent.

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 PA R T A FO U N D A T I O N

3.1
4.2

Map 4: City Centre Districts & Neighbourhoods

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3.2
MIXED USE DISTRICTS
There are six M ixed-Use Districts
identified in the City Centre Plan.

M IXED USE DISTRICTS

Central Downtown

King George

Gateway

Historic District

The Forsyth

M edical District

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 PA R T A FO U N D A T I O N

3.2
4.2

Map 5: Mixed Use Districts

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Central Downtown
Initially the site of a suburban shopping m all, recreation centre, and low intensity retail uses, this district is
starting to transform and take shape as the heart of the dow ntow n. Public and private sector redevelopm ent has
brought in new civic, university, office and retail buildings to this area.

M ajor changes began in 1994, w ith the extension of the SkyTrain to King George Station, follow ed by a large-
scale renovation to the m all site in 2000, adding a signature 26-storey office tow er and m ajor university (initially
Tech BC, then Sim on Fraser University) at the podium . Although the changes did not alter the shopping centre
surface parking along King George, the renovation did create a m ore urban and active frontage along 102 Avenue
w ith the construction of a public plaza. The introduction of the office tow er and university cam pus added m ore
foot traffic from students and office professionals, w hich contributed to m ore energy and activity at the street
level.

M ore recently, the construction of the Central Library in 2011 and new a City Hall and Civic Plaza in 2014, has
further transform ed this area. The large urban plaza offers program m able open space for com m unity gathering
and large special events. Adjacent to the Civic Plaza, on City Parkw ay, 52-storey m ixed-use tow er is currently
being constructed. The project includes a hotel, residences, office, educational and retail uses. A restaurant and
café w ill be located at ground level and face directly onto the plaza.

The Surrey Central Exchange bus loop, a large surface parking lot and a recreation facility are located betw een the
civic buildings to the north and the university & m all site to the south, These create a large physical barrier
betw een the civic uses to the north and educational and retail uses to the south.

Vision Key Sites or Components

The Central Dow ntow n District is envisioned as having
the highest densities in the heart of the dow ntow n
w ith a vibrant civic, educational, entertainm ent and 1. City Hall
cultural focus. This area is a com pact, highly w alkable 2. Central Library
area, less than a square kilom etre (about 800,000 m .)
2 3. Civic Plaza
in size, w here a critical m ass of activity w ill facilitate 4. Hotel, Residential & Kw antlen Polytechnic
m ajor econom ic, cultural, and institutional exchange. University m ixed use developm ent
5. Future public art on plaza
The public realm w ill provide high quality public 6. Sim on Fraser University-Energy System s
spaces, and a large civic plaza for m ajor events. Local Engineering Building
office and institutional sector em ployees, students, 7. Centre Block & Relocation of Ice arenas
residents and visitors w ill support restaurants, 8. Surrey Central SkyTrain station and Future
galleries, shops and services along a netw ork of City Parkw ay LRT Station
pedestrian-oriented streets. Increased am enities for 9. Future SFU expansion site
residents w ill include plaza space, public art, seating, 10. SFU, Central City Office Tow er
farm ers m arkets, food carts and festivals. 11. Central City M all
12. Future Public Art on King George Boulevard
A m ajor transit hub w ill be located at the core of the 13. Future Retail infill
district, building on the existing Surrey Central
Exchange and SkyTrain station w ith the addition of Projections
light rail transit (LRT). The suburban style bus loop w ill
be reconfigured into a new on-street transit exchange,
2043 Build Out
as the bus layover and ice arenas are relocated aw ay
Existing Forecast Potential
from the central core.

The presence of significant new university buildings Population 2,740 9,900 22,500
w ill expand in the Central Dow ntow n, creating a
stronger cam pus identity and student energy at street Employment 9,360 14,650 30,500
level. Research buildings w ith large floor plates w ill
have active retail street frontages and transparent
storefronts to engage the pedestrian w ith the
innovative internal uses.

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 PA R T A FO U N D A T I O N

3.2
4.2

Central Downtown District

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Urban Design & Redevelopment

Centre Block

The “ Centre Block” is located betw een the Civic Plaza and Central Ave to the north and the Central City Plaza and
102 Ave to the south. It includes the North Surrey Recreation Centre (w hich includes tw o ice arenas, a sw im m ing
pool and fitness facility), a large parking lot and suburban style bus loop. The ice arenas have reached the end of
their lifespan and are being relocated to a site near the Scott Road SkyTrain Station in Surrey.

The Centre Block w ill be redeveloped into a higher density m ixed-use precinct. Redevelopm ent w ill facilitate the
com pletion of a north-south pedestrian corridor, and an on-street bus exchange. The north-south pedestrian
corridor w ill m eander through the Centre Block and vary in w idth to include large and sm all plazas. The plazas
w ill include am enities such as seating, bike racks, public art, and specialty paving. The edges of the plaza w ill be
anim ated w ith strong, four to six-storey building podium s and active uses at grade.

The existing bus loop w ill be reconfigured into an on-street transit exchange. The com pletion of key east-w est
streets, Central Avenue (103 Avenue) and 102A Avenue, w ill facilitate bus drop off along 102A Ave and bus pick-
up along Central Avenue. The bus layover facility, w hich is currently located w ithin the bus loop, w ill be relocated
w ithin close proxim ity to the Centre Block.

University Precinct

Although the plan does not identify a location for a university precinct, it is expected that the university presence
w ill form a core identity for this district. With the Sim on Fraser University (SFU) expansion, the area w ill see a
significant presence of student activity in the area, and higher pedestrian volum es. The student activity w ill be
further intensified w ith Kw antlen Polytechnic University (KPU) presence, w hich w ill be located in the 3-Civic Plaza
building.

Expansion for SFU could be realized as stand-alone academ ic buildings and/or as m ixed use buildings w ith
private sector partnerships. It is anticipated that the university brand presence w ill be increased through signage,
banners and buildings. Regardless of the expansion m odel, it is anticipated that the ground floor interface w ill be
anim ated w ith m ore active uses, and could consider a 6-storey podium .

Consideration should be given to providing a robust netw ork of w alkw ay connections betw een university
buildings student destinations such as transit areas, coffee shops etc. Wayfinding signage should be included as
the university precinct em erges.

City Parkway

City Parkw ay w ill extend the Centre Block pedestrian spine into a car free zone from 102A Avenue to Central
Avenue including an LRT station next to Surrey Central SkyTrain Station. This pedestrian street w ill include high
quality architectural detail and green tracks. The station area is planned as a signature LRT station w ith the
term ination of the Fraser Highw ay line, and intersection of the L-line along City Parkw ay.

Developm ent fronting onto the station w ill be required to provide active ground floor retail uses to support the
pedestrian environm ent at the station. Active m erchant uses, public art, seating and street trees w ill contribute to
a vibrant and inviting interface at the station.

Interface along the LRT station includes intensification of retail uses w ith special guidelines for a “ M erchant
Zone” and “ Am enity Zone” . These guidelines include an additional row of street trees, and a furnishing zone that
includes am enities such as seating, planning and bike racks. This is show n conceptual on the next page, City
Parkw ay LRT Interface sketch.

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 PA R T A FO U N D A T I O N

City Parkway LRT Interface

M erchant Zone
LRT Platform Area 4.5 metres to 8 metres
Includes w alkw ay, m erchandise
display, cafes, w eather protection
and am enities

Outside Row Trees

+/-2 metres Amenity Zone/Inside Row of Trees
+/- 2 metres
Includes trees, in-ground planting and
am enities such as public art, bike racks,
Outside Row Sidewalk seating, and garbage receptacles
+/-2 metres
3.2
4.2

Saw -cut concrete finish

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The Boulevard

King George Boulevard, betw een 102 Avenue and 104

Avenue, w ill em erge as a true “ Boulevard” , w ith the
low intensity com m ercial and parking lot uses
redeveloping into a street-facing dow ntow n shopping
area. Long term , the m all parking lot site w ill be
redeveloped w ith underground parking and higher
density m ixed use developm ent that integrates w ith
the existing retail.

To create street enclosure along this corridor, a strong

four-storey streetw all w ith a contem porary design
aesthetic is recom m ended at the base of large tow ers.
Storefront w idths are recom m ended to be 15 m etre
m axim um to prom ote an active and interesting
pedestrian environm ent.

As part of hum anizing King George Boulevard, a

significant public art installation w ill be located in the
centre of King George Boulevard m edian, in the
residual road right-of-w ay area created by the
narrow ing of the street as the LRT turns onto 102
Avenue. As w ell, segregated cycle tracks w ill be
introduced along King George Boulevard.

Central City M all Redevelopment

Over the longer term , the Central City M all property

w ill redevelop to create a site that has im proved
interface and connection to Holland Park as w ell as a
broader range of m ixed of uses. The retail uses in the
parking lot areas along King George Boulevard w ill
intensify and include office and residential
com ponents. The redevelopm ent w ould provide
m ixed-use buildings w ith retail at grade, office on 2nd
and 3rd stories, and residential above.

The interface along Holland Park w ill also be im proved

w ith redevelopm ent of the parkade structures into
high density residential buildings and a redesign that
creates direct connection through the m all site to
Holland Park.

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 PA R T A FO U N D A T I O N

Potential Future Scenario Showing 3D View of Central Downtown Looking South 3.2
4.2

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King George District

Originally the site of a large park-and-ride facility and sm all hotel, this area is now undergoing a m ajor
transform ation into a new high density, transit-oriented developm ent.

Beginning in the early 2000’s this area started to see change. A m ulti-phase, m ixed use residential and
com m ercial project im m ediately north of the skytrain station w as approved by Council in 2005, and construction
w as com pleted in 2011. Phase one included the construction of a residential tow er at the corner of 100 Avenue
and King George Boulevard. Subsequent phases of the developm ent provided tw o additional residential tow ers,
sm all scale com m ercial space, a plaza, and public art.

Currently under construction are tw o residential tow ers to the east of the existing three tow ers and to the south, a
m ixed use office, retail and residential developm ent. Phase one of the developm ent includes an office tow er w ith
160,000 sq. feet of office space, and 25,000 sq. feet of com m ercial space. Future phases w ill include additional
office space, a large com ponent of retail space, and residential tow ers.

Vision

King George is envisioned as a secondary office and

entertainm ent node w ith high density office and
residential m ixed uses including a large com ponent of Key Sites or Components
retail. With its proxim ity to rapid transit lines, high
quality am enities and natural space, this node w ill 1. Com m ercial High Street
attract new residents, office and related uses. It w ill be 2. King George SkyTrain Station
an im portant econom ic, social and environm entally 3. Future LRT L-Line
sustainable centre in Surrey’s dow ntow n.
4. Future LRT Fraser Hw y Line
5. Public Art
A com m ercial “ high street” w ill extend along 98
6. Future Quibble Creek view ing area
Avenue from King George Boulevard to Fraser
7. District Energy Centre
Highw ay. It w ill feature prom inent green space, public
art, bike racks, seating areas and com m unity gathering
points to encourage a vibrant and w alkable street-front
and transit plaza. M ovie theatres, restaurants
shopping, and Holland Park w ill provide entertainm ent Projections
and leisure opportunities for both residents and
em ployees. 2043 Build Out
Existing Forecast Potential
As a m ajor junction point for transit m odes- Skytrain,
LRT, Bus, it w ill be an area with high pedestrian Population 4,800 7,500 9,000
volum es and street activity. Planned extension of the
rapid transit into Langley from this station w ill allow
this area to em erge as its ow n unique district as Employment 860 3,400 4,000
significant density is built and transit expansion
occurs.

The south east area of the district w ill be defined by

natural features of Quibble Creek and associated
public view ing areas as w ell as the Quibble Creek
District Energy Centre.

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 PA R T A FO U N D A T I O N

3.2
4.2

King George District

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Urban Design & Public Realm Features

Commercial High Street

A com m ercial high street w ill be form ed along 98B-

Avenue and w ill create the heart of the district. It w ill
be energized by high pedestrian volum es created by
residents from the surrounding high density
residential tow ers, em ployees from office & retail
buildings, and transit com m uters. The retail uses at
the ground w ill be supplem ented w ith high quality
am enities such as benches, bike racks, trees and in-
ground planting to create a vibrant pedestrian realm .
M ovie theatres are planned on the second storey and
w ill provide m uch needed entertainm ent uses to the
area.

Transit Hub

The station area w ill be a “ hub” of transportation

activity, w ith the convergence of skytrain, bus and
Light Rail Transit (LRT). Tw o LRT lines w ill intersect in
this district next to the existing King George SkyTrain
Station: the Fraser Highw ay Line and the New ton leg
of the L-line. The platform for the Fraser Highw ay line
w ill run along the north side of the Coast Capital Office
Building, and the platform for the L-line w ill be located
along King George Boulevard in front of Coast Capital.

Quibble Creek

A distinguishing natural feature of the King George

District is Quibble Creek, an open w ater creek system
that runs north-south through the eastern side of the
district. Am ongst the high density urban environm ent,
residents, em ployees and visitors w ill be able to view
“ salm on in the city” at a creek view ing area. This w ill
create a unique urban-nature connection as the high
rise residential, office and retail built environm ent
integrates w ith the natural open w ater creek and
riparian area.

Quibble Creek District Energy Centre

Quibble Creek District Energy Centre w ill be located at

the south east corner of the district and w ill identify
this area as a sustainable district. The City-ow ned
district energy utility w ill supply hot w ater and heat to
the high-density residential, com m ercial and
institutional buildings in this area. This system w ill
distribute this hot w ater through a dedicated pipe
system to heat the buildings in the King George
District.

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Potential Future Scenario Showing 3-D View of King George District Looking North-East
3.2
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Gateway District
Located at the top of Peterson Hill, this district is the northern gatew ay into the City Centre. A creek and riparian
area flow s north-south through the district w hich is visible from the skytrain line that runs through a single fam ily
area leading into the office node. Four storey apartm ents line the w estern hillside, giving w ay to a higher density
m ixed-use office node at the top of the hill.

Largely a single fam ily residential neighbourhood in the past, this area started seeing higher density
redevelopm ent w ith the introduction of the skytrain in 1994 and the construction of the Gatew ay Station Tow er
project. The nineteen-storey office tow er provided new public am enities including a plaza and open space w ith
fountains, seating and public art. Low er intensity com m ercial uses currently exist on the south side of 108 Avenue
and north east side of King George Boulevard.

M ore recently the area surrounding the station has seen the construction of m ixed use developm ent as w ell as a
new five-storey office/retail developm ent. This project w ill include 135,000 square feet of com m ercial floor area
w ith an urban form at superm arket, drug store, bank, and sm all retail w ith four stories of office space above the
retail. A future phase of developm ent w ill include high density residential tow ers to the north of the office and
retail site.

Vision
This district is envisioned as a sm aller office node Key Sites or Components
know n for its view s and natural areas. M ixed use
office, retail and residential uses w ill continue to
em erge around the skytrain station creating a thriving
office and retail environm ent. The densities w ill taper 1. Station Tow er & Plaza
dow n aw ay from the central core and w ith apartm ent 2. Office and Retail Site
and tow nhouse neighbourhood along Bolivar Creek. 3. Bolivar Ravine Park
The area on south side of 108 Avenue w ill redevelop 4. Gatew ay SkyTrain Station
into a m ixed-use developm ent w ith retail at grade 5. Bolivar Creek & Ravine
along 108 Avenue that integrates w ith the station area
developm ent. Projections
View s into, and out from , the district are a key feature
of this district. Its location and higher elevation w ill 2043 Build Out
provide opportunities high rise developm ents to have Existing Forecast Potential
m ountain and river vistas looking northw ard from the
district. Looking into the district, a pattern of four to
Population 3,700 7,000 14,000
six storey apartm ents along King George Boulevard
hillside, w ill keep heights low er along the hillside to
allow clear view s of the Gatew ay node at the skytrain Employment 2,200 3,000 4,000
station.

Bolivar Creek, w hich runs north-south through the

w estern portion of the district, w ill provide a unique
natural am enity for the residential developm ent
straddling each side of the river bank. The eastern
corridor of residential w ill be connected to the m ixed-
use node though a large pedestrian bridge that runs
over the creek. Pocket parks, on either side of the
bridge, w ill include view ing areas, seating, public art
and other am enities.

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3.2
4.2

Gateway District

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Urban Design & Public Realm Features

High Density Node

Intensification of office, retail and residential density

w ill continue to em erge around the skytrain station
creating a thriving office and retail environm ent.
Redevelopm ent along 108 Avenue at the Gatew ay
node w ill incorporate a four storey podium form w ith
retail at grade along 108 and City Parkw ay.

The uses at the station area w ill consider a m ix of land

uses such as active retail, residential, entertainm ent
and attractions that generate dem and during m id-day,
evenings, and w eekends.

View lines into the Plan

Four to six storey apartm ents along King George w ill

create open view s to tow ers at top of the hill, and
em phasize the office node. This w ill create an open
and clear view -scape tow ard the high density node at
Gatew ay Skytrain station and the landm ark tow er on
the south east corner of King George Boulevard and
108 Avenue.

Bolivar Ravine Park

Bolivar Ravine Park, a future park, w ill be form ed w ith

tw o green spaces on the east and w est side of Bolivar
Creek, connected by a pedestrian bridge. The bridge
and a pathw ay along the eastern side of the creek w ill
connect tw o residential areas on either side of the
creek to the Gatew ay Skytrain Station. The bridge w ill
also incorporate opportunities for public art, as w ell as
natural creek view ing areas.

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Potential Future Scenario Showing 3-D View of Gateway District Looking North-West
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Historic District
Sm all scale and eclectic “ m om and pop” businesses and a m id-century m odern built form , gives this district its
unique character. Today, shops along northern portions of King George Boulevard are m ade up of sm all-scale
retail uses w ith narrow storefronts. These include m ulticultural grocery stores, specialty m eat shops, a European
deli, as w ell as ethnic restaurants such as African, Jam aican, Japanese, Vietnam ese, M exican and Salvadoran. An
African business area is also em erging at the north end of the district, w here one can find groceries, restaurants
and retail goods that are run by people w ho self-identify as people of African descent.

Historically, a sm all com m ercial area em erged in this District, originating in 1925 w ith Whalley’s Corner Gas at the
intersection of Grosvenor Road, Ferguson Road (108 Avenue) and King George Boulevard (then Highw ay). A m id-
century m odern design aesthetic em erged for this area during this tim e.. M id-century m odern influence can be
seen through elem ents such as flat roof lines, neon signs, low profile suspended canopies, sim ple clean building
lines w ith m uted colour palettes.

Rem nants of the original buildings are m ost evident in the northern portion of the Historic District, along Binnie
Block, and King George Boulevard betw een 108 Avenue and 105A- Avenue. These areas have predom inately
narrow storefronts that are betw een 7 to 10 m etres w ide and building heights betw een 1 and 2 stories that use
clean, sim ple design lines and m aterials.

The pedestrian realm in the District is currently w eak due to a lack of continuous retail frontages and the poor
interface betw een pedestrians and autom obile traffic. There are gaps in pedestrian interest due to sections of
vacant lots betw een the original sm aller storefronts. These vacant lots increase in num ber tow ard the southern
end of the Historic District.

Northern portions of the district allow on-street parking, w hich helps buffer against the vehicular traffic. How ever,
the lack of appropriate pedestrian am enities, as w ell as w ide traffic travel lanes along King George Boulevard,
creates an unpleasant pedestrian experience.

Vision
Building on the historic roots of the area, the vision for Key Sites or Components
the Historic District is to support a pedestrian-oriented
eclectic shopping experience w ith a continuous
com m ercial and retail edge w ith pedestrian am enities. 1. Whalley’s Corner and Binnie Block
The historic, m id-century m odern feel w ill be 2. St. M ary’s Ukrainian Greek-Orthodox Church
preserved and reinforced through sm all storefronts, 3. The Dell Shopping Centre
building façade treatm ent and m aterials, public art, 4. Round-up café Sign
and signage. 5. Rickshaw Sign
6. City Centre Artist Space.
New developm ents w ill incorporate the 1950’s 7. Grosvenor Trail
character by using elem ents that reflect a m id-century
m odern design aesthetic. These elem ents include flat Projections
roof lines, vertically oriented w indow s, cantilevered 2043 Build Out
overhangs, and clean and contem porary lines (see Forecast Potential
Existing
Design Guidelines for m ore details).

Redevelopm ent w ill bring new am enities to im prove Population 200 4,000 10,000
the pedestrian environm ent. These w ill include
w eather protection on new buildings, new benches Employment 1,300 1,600 3,500
and planting in the boulevard. The northern portion of
the district w ill allow on-street parking and segregated
cycle tracks that w ill create a buffer the pedestrian
from vehicular traffic, and also create an opportunity
for new cycle am enities and beautification.

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3.2
4.2

Historic District

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Urban Design & Public Realm Features

Public Art Heritage Revitalization

Public art w ill consider reinterpretation of the area’s The follow ing sites are protected heritage sites and are
history in a contem porary way. There w ill be registered on Surrey’s Heritage Inventory
opportunities for both pedestrian scale and large scale
public art installations at Whalley’s Corner plaza. For • St. M ary’s Ukrainian Orthodox Church
exam ple, pedestrian-scaled elem ents m ay include old • Goodm anson Building (Round Up Café)
fashioned 50’s gas pum ps at Whalley’s Corner Plaza • Rickshaw Sign
and also larger scale gatew ay installations that m ay
consider re-interpretation of neon lighting in the Heritage Interpretation Opportunities
public art. A large scale iconic art installation m ay be
placed at appropriate view corridors tow ard the plaza Potential Heritage interpretation opportunities exist at
area. the follow ing sites:

Artist Space • Whalley’s Corner -related to Arthur Whalley and

the original 5 corners. Special street blades signs
Renovations to a City ow ned building at 10660 City exist. There is opportunity for public art in the
Parkw ay w ill provide program m ing and adm inistrative plaza related to the history, and also interpretation
space for a num ber of local, not for profit arts signage.
organizations. The creation of this arts space w ill
com plem ent existing cultural am enities in City Centre • Dell Shopping Centre - related to the significance
including the Surrey Urban Screen, Centre Stage of one of Surrey’s oldest shopping centres.
theatre and the public art w alk. Artist Studios w ill be
perm itted in the C-8, C-15 , C-35 and CHI zones
• Bolivar Hatcheries -related to the Bolivar Fam ily
M id-Century M odern Design Aesthetic and their hatchery. The hatchery w as quite a
presence in the 40’s and 50’s as people drove
M id-Century M odern Design elem ents should be dow n the King George Highw ay. It had a neon
preserved for renovations, and incorporated for new sign w ith fighting roosters on either side.
developm ents (see Design Guidelines for key
elem ents). Natural m aterials such as brick, stone, and
w ood com bined w ith concrete, and glass to create a • Cameo Theatre- Part of Binnie Block, this building
com plete façade are encouraged. Patterns for w as built in 1954 and provided an im portant
m aterials can include stone or brick in coursed ashlar, entertainm ent destination for the com m unity.
stacked bond or com m on bond patterns that w ere Heritage re-interpretation is recom m ended w ith
com m only used in the m id-century m odern era. redevelopm ent of the site. Opportunities could
include re-creation of the “ Cam eo” signage and
Historic Signs incorporation into new developm ent.

Tw o of the rare surviving exam ples of neon

illum inated signs that dom inated the King George
dow ntow n com m ercial corridor are the Round Up Café
and Rickshaw Restaurant signs.

Preservation or reuse of historic signs for new

business w ill create a m em orable im age for the
historic district. Tw o signs from the m id‐century
period have survived in the District: the Round Up
Café and the Rickshaw Restaurant signs. The reuse of
these historic signs w ill provide a sense of longevity
and perm anence for the business, and reinforce the
historic character.

Projecting Blade Signs above the canopy and use of

neon tubing is encouraged for signage along King
George Boulevard for new developm ents

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Pedestrian-Oriented Retail On-street and Off-street Parking

Active retail uses w ill be required along King George Parking relaxations m ay be considered for interim
Boulevard, 108 Avenue and Whalley’s Corner Triangle. tenant im provem ents on sm aller sites w ith little
Sm aller storefronts and transparent w indow s redevelopm ent potential. The proposal m ust com ply
providing view s of the shop interior that create w ith sm all storefront and active use policy (see Land
interest for the pedestrian w ill be encouraged. The Use & Density and Design Guideline Section) to be
m axim um frontage recom m ended for each individual considered for parking relaxation.
occupant on the ground floor is 10 m etres. If a larger
floor plate occupant is part of a redevelopm ent, the On-street parking currently exists in parts of the
total am ount of frontage of the large frontage Historic District. Additional on-street parking areas
occupant should not exceed 10 m etres and should be m ay be considered on a site by site basis w ith
interspersed w ith other retail or service uses along redevelopm ent to support sm all-scale com m ercial.
street edge. (see Design Guidelines Section). On-street parking and segregated cycle- lanes &
am enities w ill act as a buffer for pedestrians,
Street Blade Signs screening them from traffic along King George
Boulevard. No new surface parking lots w ill be
Special Street Blade signs to identify Historic District perm itted along the street edges w ith active retail
(installed at Whalley’s Corner) –as a visual elem ent uses.
that identifies the district.

3.2
4.2

Conceptual Sketch of the Future Historic District

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The Forsyth
The Forsyth District, located at the highest topographic height of City Centre, is predom inalty a single fam ily
neighbourhood w ith pockets of apartm ent housing. The residential core is bound w ith retail corridors at the north
and south end.

The existing apartm ent housing stock w as largely built during the 1980s and 1990s form ing large block sizes and
very few w alking connections. M ore recent infill developm ent in the single fam ily area is creating new er 4- storey
apartm ent form s that engage w ith the street and include pathw ays that provide im proved pedestrain connections.
New ly constructed apartm ents w ith retail at ground level have been built at the north end of the district, to create
the beginings of a m ixed use corridor along 108 Avnue.

The corriodor at the south end of the district, 104 Avenue, is lined w ith low intensity retail and office uses in strip
m all form at w ith sm all surface parking lots. There are high traffic volum es along the corridor, because it is a key
connector betw een Highw ay 1 and the City Centre, as w ell as Guildford Tow n Centre and City Centre. This
corridor is planned to accom m odate light rail transit in the future, so redevelopm ent w ill be re-shaped along the
transit line and stations.

Vision
The Forsyth is envisioned as a m edium density Forsyth Park w ill be a key focal point for this
residential neighbourhood of apartm ents and neighbourhood. It w ill be a large integrated-use
tow nhouses, connected to a neighbourhood parks, neighbourhood park that w ill add to the existing open
and schools w ith a Light Rail Transit (LRT) corridor space at Forsyth Road Elem entary resulting in over 4
running along 104 Avenue at the southern end of this hectares of greenspace. A sm all park located at 105A
district. The 104 Avenue corrodor w ill evolve into a Avenue Park w ill be w ithin w alking distance of the
dense urban rapid transit corridor lined w ith active future 104 Avenue LRT station and higher density
com m ercial uses, surrounded by a m edium density m ulti-fam ily and m ixed use developm ents. This m ini-
residential neighbourhood that supports transit. park w ill provide a contem porary outdoor place that
supports play and social interaction for the
Higher intensity retail and sm all scale office nodes w ill neighbourhood.
form around LRT stations at Whalley Boulevard and
140 Street. North-south pathw ays, roads and green Key Sites or Components
lanes w ill provide im proved penetrability and 1. Future Light Rail Transit Corridor and retail
connection from the residential area into the LRT intensification along 104 Avenue
station areas. Additional through-roads connections 2. Future LRT Station
along 104A-Avenue and 103 Avenue w ill provide 3. Quibble Creek Greenw ay
im portant alternative routes to m ove traffic east-w est. 4. Haw thorne Greenw ay
5. Forsyth Park
The residential core of the neighbourhood w ill be 6. Future Row berry Park
fam ily-oriented and highly walkable because of its fine
grained street netw ork green lanes and pathw ay Projections
system . A unique feature of this neighbourhood w ill
the increased green lane density com pared to other
2043 Build Out
neighbourhoods. These green lanes w ill likely be off-
Existing Forecast Potential
set because they w ill be achieved through increm ental
developm ent that integrates w ith the existing
developm ent blocks. The additional green lanes w ill Population 2,700 5,200 15,000
give this neighbourhood a high degree of w alkability,
and the off-set lane pattern w ill create a “ m eandering” Employment 700 1,000 1,500
feel to give this neighbourhood a unique charm .

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4.2

Forsyth District

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Urban Design & Public Realm Features

M edium Density Residential Heights

This District is located at the highest topographic

height of City Centre. This topography effectively
increases the height of the buildings, because their
visibility is increased from surrounding areas. Given
the higher elevations of the Forsyth, the m axim um
building height in this neighbourhood is proposed at
12 m etres (4 storeys).

LRT Station Areas

Higher intensity retail and sm all-scale office nodes w ill

form around LRT stations at Whalley Boulevard and
140 Street. The ground floor interface w ill include
active retail storefronts at ground level and office
nd rd
buildings at 2 or 3 storeys. The uses at the station
area w ill consider a m ix of land uses such as active
retail, residential, entertainm ent and attractions that
generate dem and during m id-day, evenings, and
w eekends.

Open and perm eable interfaces are encouraged at the

station areas, w hile also providing clear visual
delineation queues betw een sidew alk and station
platform areas. Public art opportunities along the
corridor as w ell as at the station areas w ill be
encouraged. In areas w here the right-of-w ay is
constrained, structural soil cells m ay be required for
trees.

Off-grid Green Lane Pattern

A distinguishing feature of this district w ill be a higher

density of green lanes that w ill be established through
an off-grid alignm ent pattern. Although this pattern is
not preferred, it m ay be necessary to achieve
connectivity in established areas of the residential
neighbourhood. These existing sites w ere built in the
1980s and 1990s and did not provide the finer-grained
pedestrian connectivity the plans aim s for today. As a
result, the rem aining developm ent parcels w ill provide
green lane connections as increm ental redevelopm ent
occurs. In som e cases, the lanes m ay need to be off-
grid to integrate w ith existing developm ent blocks.

East-West Bike Lanes

104 Avenue has a m ore constrained road right-of-w ay

than the other LRT corridors and it w ill not be possible
to provide cycle tracks on opening day. To facilitate
som e opportunity for an east-w est m ovem ent,
segregated cycle tracks w ill be introduced in the
project to w iden 100 Ave. They w ill also be included
along 105A Avenue as this road is built through
redevelopm ent, as w ell as along 104 Ave as
redevelopm ent provides additional right-of-w ay.

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Potential Future Scenario Showing 3-D View of the Forsyth District Looking South East
3.2
4.2

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Medical District
This district is em erging as a m edical and technology area w hich w ill support Surrey M em orial Hospital, other
high tech offices and supportive housing. M edical office buildings are largely concentrated at the southern end of
the District close to Surrey M em orial Hospital and older single fam ily houses are located at the northern end
closer to Fraser Highw ay.

Several supportive housing developm ents are also located in different areas w ithin this district. These include
seniors care facilities, Kinsm en Lodge and Laurel Place and supportive housing developm ents including an
addiction recovery supportive housing developm ent.

Large institutional em ployers in this district include Revenue Canada Building and Surrey M em orial Hospital.
Surrey M em orial Hospital underw ent a m ajor expansion of the Em ergency Room and added a Critical Care tow er
in 2011. A new m edical office building (City Centre 1) w as constructed in 2015 , the second phase is under
construction and future phases are proposed.

An underground, high-capacity fiber optic netw ork is planned to support data-intensive research and innovation
across a range of public sector users. This advanced infrastructure w ill not only help support, but also attract new
m edical and health technology uses.

Vision
This area w ill form a dense m edical and health
technology office district, having the highest
concentration of innovation and health related offices
in the city, as w ell as m ixed-use residential and Key Sites or Components
supportive housing. Com panies w ill co-locate w ith a
m ajor hospital, health institutions, research and
technology firm s, a health technology accelerator and 1. Revenue Canada Building
incubator centre and research university to create a 2. Future redevelopm ent potential on parking lot
health tech and innovation focus w ithin Surrey’s area
dow ntow n. 3. Historic North Surrey M edical Building and
Parking Lot Redevelopm ent w ith HRA
High quality public realm including am enities w ill 4. Future LRT and 96 Ave Station
support office and health sector em ployees, visitors 5. Park in M edical Precinct
and residents. Active ground floor interfaces for office 6. Health Tech Office Intensification Area
buildings w ill include retail uses such as coffee shops 7. Surrey M em orial Hospital
and am enities such as benches, high quality 8. Specialized Health Services
landscaping and public art. 9. Future Residential Density Intensification Area

A key north-south linear connection through the centre Projections

of this district w ill be established along 137 A-Street.
It w ill connect people from the southern end at the 2043 Build Out
hospital through to the northern district at the King Forecast Potential
Existing
George Skytrain Station. This connection w ill feature
pedestrian-oriented am enities such as a double row of
trees along the sidew alk, benches, and public art. An Population 2,600 5,500 10,000
urban neighbourhood park w ill be located along the
linear corridor. It w ill provide em ployees, residents Employment 8,000 10,000 13,500
and visitors w ith access to nature and green space.

Neighbourhood to the w est of the hospital w ill

redevelop into a m edium density residential pocket
that w ill include care facilities and other supportive
housing uses adjacent to south Quibble Creek.

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3.2
4.2

Medical District

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Urban Design & Public Realm Features Historic North Surrey M edical Building

High Tech Office Building Area An interesting feature of this m odern, high tech district
is the historic North Surrey M edical Building (9656
New office developm ents in this district w ill be built King George Boulevard). It w as built in 1969, and
w ith a heavy six-storey podium and up to 12-storey designed by architect Peter Cole. The building reflects
tow er above. The office frontages should include the m id-century m odern design aesthetic, constructed
active frontages such as coffee shops or retail to help from sim ple concrete m aterial and glass, w ith a m uted
activate the public realm . The developm ents should colour palette. The style em braces the w eightiness of
also provide high quality public am enities that m asonry form s, exaggerates a sense of m ass, and
consider the needs of residents, office and m edical uses unusual geom etric shapes.
sector em ployees, and hospital patients and visitors.
The building has been recom m ended for a heritage
Fiber Optic Network evaluation to determ ine the present condition of the
building. Increased density on this site w ould be
To support the attraction of high tech com panies and perm itted through a Heritage Revitalisation
research in this district, an underground infrastructure Agreem ent, to preserve the building and allow
including a fibre-optic cable system that can transport redevelopm ent to a m ixed-use developm ent on the
very large data files at fast speeds is planned to be eastern parking lot portion of the site. The new
installed. The City is w orking w ith partners including developm ent w ould accom m odate under-ground
BC Net to extend the CANARIE fibre netw ork, currently parking for the existing and new developm ent.
servicing SFU Surrey, to the Surrey M em orial Hospital
LRT Station at 96 Avenue
Revenue Canada Building th
An LRT station is planned at 96 Avenue and King
There is future infill redevelopm ent potential for the George Boulevard along the L-Line. This station w ill
parking lot areas of the Revenue Canada Building. provide residents and em ployees w ith increase access
to Surrey M em orial Hospital and office uses.

Residential Component

M ost of the residential buildings in this district are

located at the north end. How ever m ixed-use
developm ents in this district m ay consider inclusion of
a residential com ponent in order to provide additional
residential vibrancy in the office area. The residences
w ill provide utilization of the public spaces beyond
business hours. Developm ent should consider a m ix
of land uses such as active retail, residential,
entertainm ent and attractions that generate dem and
during m id-day, evenings, and w eekends.

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Potential Future Scenario Showing 3-D View of the Medical District Looking West

3.2
4.2

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3.3
RESIDENTIAL
NEIGHBOURHOODS
Five Residential Neighbourhoods have
been identified in the City Centre Plan.

RESIDENTIAL NEIGHBOURHOODS

Bolivar

The Bailey

West Village

Green Timbers

Holland Park

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3.2
4.2

Map 6: Residential Neighbourhoods

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Bolivar Heights
Adjacent to the Historic District, Bolivar Heights is an established single fam ily residential neighbourhood. The
housing form is predom inantly single fam ily, but also includes som e low density m ultiple fam ily areas that
provide im portant rental housing stock. Several sm all churches are also located in this neighbourhood.

Haddon Bolivar (1892-1976) developed the Bolivar Heights neighbourhood. Haddon m oved to North Surrey in
1933 to restart his chick hatchery at Bolivar Road and King George Highw ay. During 1940s Haddon Bolivar
purchased property (know n as the Bolivar M ansion- w hich now operates as a care hom e) and began of clearing
land for residential developm ent in w hat is now know n as Bolivar Heights. When Haddon Bolivar and his w ife,
Laura Bolivar, m oved out of their large hom e they used the hom e for Florence Nightingale Hospital. The hom e
w as m oved just east of its first location and in 1957 the 50-bed hospital w as opened.

The radial street pattern and street nam ing create a unique and historic sense of place in Bolivar. The
neighbourhood is characterized by off-grid, diagonal streets w hich w ere created from the radial street pattern of
the larger Bolivar Neighbourhood that extends to the north of the plan area. This road pattern has creates
interesting features such as a sm all green triangle (Antrim Triangle) that is a sm all green space on Antrim Road
betw een Hansen Road and 110 Avenue and is a rem nant of the historic radial street pattern. Street nam es in this
neighbourhood such as Grosvenor Road, Bentley, Hansen and Hilton Roads reinforce the historic roots of this
area.

This area is also characterized by its view s. As the third highest point in the City and enjoys spectacular view s
tow ards the Fraser River delta, the North Shore and North Cascade m ountains, Vancouver Island and the Gulf
Islands. These view s can be experienced from m any areas in the City Centre, but the Bolivar Neighbourhood in
particular offers open view s to the north.

Walkability w ill be a key factor in the single fam ily

Vision area. As gentle infill occurs, a street-grid that provides
a high degree of connectivity w ill be created. New
With open view s to the river and m ountains to the streets created through subdivision blend into the
north, this neighbourhood w ill be a hidden single- existing neighbourhood because they w ill be nam ed
fam ily gem near the higher density core of the rather than num bered, in order to integrate w ith the
dow ntow n. The vision for this neighbourhood is to existing street nam es that provide a historic character
preserve strong single fam ily residential built form in this neighbourhood.
and character, w hile providing opportunities for gentle
infill. Bolivar Heights w ill be centered around a new
neighbourhood park, Grosvenor Park, that w ill reflect
Key Sites or Components
the existing single fam ily residential character of the
area
1. Grosvenor Park
This unique single fam ily neighborhood is in close 2. Antrim Triangle
proxim ity to the higher density office, shopping, 3. Grosvenor Pathw ay
transit and other am enities, but still offers a sm all 4. Historic Bolivar M ansion/Florence
single fam ily character that can appeal to fam ilies. Nightingale Hospital (now care facility)
Sm aller neighbourhood corner stores, coffee shops 5. Galbraith Heritage House
and other sm all-scale retail uses designed for local
residents w ithin the single fam ily area w ill add charm Projections
and diversity.
2043 Build Out
Pockets of larger lots w ithin the neighbourhood, and Existing Forecast Potential
properties along Grosvenor Road, 112 Avenue, as w ell
as other m ajor roads w ill see redevelopm ent into
denser single fam ily housing form s. These include Population 2,500 3,000 4,000
sm all lots, coach houses, m anor hom es (quad-plexes),
and duplexes. Employment 30 50 100

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Bolivar Neighbourhood
3.2
4.2

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Urban Design & Public Realm Features

Gentle Infill Galbraith House- Heritage Revitalization

To m aintain the single fam ily character of this The Galbraith House, located at 13756 112 Avenue w as
neighbourhood, a gentle infill approach w ill be used built in 1933 and features vernacular farm house
w hen considering redevelopm ent. Sm all lot, infill architecture and a clipped side gable roof. The m odest
densities m ay be supported along 96 Avenue, portions building w as constructed on a large parcel that could
of 134 Street and 112 Avenue. The properties facing support agriculture and poultry farm ing, integral to
onto the future Grosvenor Park w ill be considered for fam ilies looking to save m oney during the Great
sm all lots, w ith provision of new roads and lanes. Depression. The house is registered on Surrey’s
Buildings should face directly onto the park to provide Heritage Inventory, and w ill be restored and revitalized
natural surveillance of the park site. though a Heritage Revitalization Agreem ent. The
surrounding parcel w ill be subdivided into sm aller
Redevelopm ent to sm all lot single fam ily residential single fam ily lots.
zones m ay include RF-10 and RF-12, RF-SD, and CD
zones to allow m anor houses. A finer-grained street
grid netw ork m ust be provided for this building form .

Neighbourhood Retail and Service Uses

Sm all-scale neighbourhood retail and service uses

such as coffee shops, hair stylist, florists, or health
practitioners m ay be perm itted in the residential
neighbourhood. These m ay be provided in the form of
RF-9S Special Residential Zone type developm ent that
perm its a m axim um of 30 percent of the floor area for
non-residential uses as part of a live-w ork
developm ent.

Bolivar M ansion- Heritage Interpretation Opportunity

The Bolivar M ansion: The building has been

significantly altered, how ever there is potential for Photo of Galbraith House
interpretation related to the Bolivar Fam ily and the
Florence Nightingale Hospital.

Street Naming

Where possible, new streets created through

subdivision that are parallel to the radial street pattern
w ill be “ nam ed” rather than num bered, to preserve
the historical street nam ing convention that exists in
this neighbourhood.

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Potential Future Scenario Showing 3-D View of Bolivar Neighbourhood Looking South-West
3.2
4.2

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The Bailey
The centre of this com m unity is form ed by m ajor athletic parks that include baseball diam onds, football practice
facility, a recreation centre and a covered outdoor skate park. This central athletic precinct, how ever, is
surrounded by low intensity, under-utilized and vacant lots that are disconnected from the core.

Both Tom Binnie Park and Whalley Athletic Park form the heart of this neighbourhood. Whalley Athletic Park is a
m ajor destination for baseball. The history of Whalley Little League is im portant to the com m unity and attracts
users and spectators city-w ide. Haddon Bolivar cleared the field for the Whalley Athletic Park and helped provide
the fences and bleachers. Along w ith Gord Wilson and Tom Binnie, he w as instrum ental in beginning the Whalley
Athletic Association. They form ed the original m en’s ball team , the Whalley Chiefs.

Tom Binnie Park w as revitalized w ith the construction of the Chuck Bailey Recreation Centre and a covered skate
park. A 30,000 square foot recreation centre w as built as a 2010 Olym pic Legacy project, and now provides
program m ing geared to youth and seniors w hich now draw s m ore people and generates m ore activity to this
neighbourhood. Outside, the Surrey Urban Screen, an off-site program m ing venue for the Surrey Art Gallery,
projects digital and interactive art onto the w estern exterior w all of the com m unity centre.

Adjacent to the recreation centre, is a large covered outdoor skate park and hockey and basketball areas. The
skate park, built in 2011, is Canada’s first purpose-built covered outdoor recreational skate plaza and bow l
com plex. The BC Lions football practice facility is located to the south of the covered skate bow l.

To the w est and south of the parks are m ulti-fam ily and single fam ily lots, as w ell as large tracts of vacant land
that creates gaps betw een the residential areas and the recreation centre and athletic park. The eastern Tom
Binnie Park-interface includes single-storey auto and storage use buildings that are gated behind chain-link fences
that provide a poor pedestrian interface along City Parkw ay. The skytrain guidew ay and BC Parkw ay Greenw ay
run through the centre of this neighbourhood, creating a barrier betw een the tw o park areas.

Vision Segregated cycle tracks have been provided on 105A-

The culture of “ sport” w ill be a key driving elem ent in Avenue w hich runs along the southern edge of the
this neighbourhood’s character, featuring a large park. The BC Parkw ay Greenw ay w ill provide a
athletic com plex form ed by m ajor athletic parks that separated m ulti-use path through the centre of this
include baseball diam onds, football practice facility, a neighbourhood along University Drive. The greenw ay
recreation centre and a covered outdoor skate park at connection w ill provide an all ages and abilities
its centre. The park area w ill be surrounded by higher w alking and cycling experience from the Gatew ay
density residential buildings that face onto the park. district in the north to the recreational centre at the
core of this neighbourhood.
This athletic precinct w ill becom e the true heart of this
com m unity. With its strong history of Whalley Little
League, the Whalley Athletic Park w ill continue to be a Key Sites or Components
m ajor destination for baseball. The park w ill also
include a com m ons area w ith seating, landscaping 1. Whalley Athletic Park
and pathw ays that w ill appeal to a diverse and w ide 2. Tom Binnie Park
group of users, and provide additional am enity to the 3. Chuck Bailey Recreation Centre
residents in the high density developm ents that 4. Covered Outdoor Skate Park
Chuck Baile

surround the parks. 5. Segregated Cycle Track Pilot Project

Tom Binnie Park, w hich contains the Chuck Bailey Projections

Recreation Centre, Seniors Centre, Skate Park (the
“ Chuck” ) and Urban Screen, w ill attract a w ide variety 2043 Build Out
of users ranging from youth, fam ilies and seniors. The Existing Forecast Potential
Urban Screen, that projects public art onto the w estern
w all of the recreation centre, w ill provide this Population 1,500 5,500 10,000
neighbourhood w ith a unique, illum inated public art
feature. Employment 175 200 250

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The Bailey

3.2
4.2

The Bailey Neighbourhood

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Urban Design & Public Realm Features

Residential & Park Interface

Residential redevelopm ent surrounding the athletic

fields and recreation centre w ill introduce active edge
conditions along the perim eters of park and athletic
fields. High-rise residential buildings w ith include a
strong pedestrian scale townhouse podium . The park-
facing residential units provide natural surveillance of
the park. Landscaping on private property w ill create a
clear delineation betw een private and public realm

105A Cycle Tracks

The City has taken the first steps tow ards creating an
all ages and abilities cycling netw ork w ith the pilot of
cycle tracks on 105A Ave. This project explored the
opportunities to retrofit an existing street; going
forw ard cycle tracks w ill largely be delivered through
new road standards triggered by redevelopm ent.

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Potential Future Scenario Showing 3-D View of the Bailey Neighbourhood Looking North
3.2
4.2

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West Village
The West Village neighbourhood is a rapidly transitioning into a grow ing urban residential area com prised of a
m ix of 4-storey apartm ents, new high rise residential tow ers and tracts of single fam ily hom es. This area has been
the focus of recent developm ent activity partly because to its close proxim ity to civic, retail and transit services.

With this developm ent, the neighbourhood is seeing a high quality public realm , landscaping, and pedestrian
pathw ays. This changing form of new urban residential developm ent w ill ultim ately support the civic and
university uses to the east .

A new district energy centre w ithin a sm all urban park is being constructed in this neighbourhood. High density
residential developm ents in this neighbourhood w ill be connected to this energy system for heating. The plant is
designed to be an educational as w ell as function asset for this com m unity.

Vision
This neighbourhood is envisioned as a high density,
green urban village connected w ith fine-grained
pedestrian w alkw ays, green lanes, plazas and open
space areas. A high quality pedestrian realm w ill be a
Key Sites and Components
key design feature of this urban neighbourhood. High
1. District Energy Centre & Public Art
rise tow er developm ents w ill have tow nhouse or four-
2. West Village Park
storey podium s to provide a pedestrian-friendly
3. Public Art on Corner Plaza of Wave Tow er site
interface. Residential units w ill face onto the sidew alk,
w ith natural landscaping layers to delineate the public
and private realm . Projections
Located to the w est of the Central Dow ntow n District, 2043 Build Out
this residential neighbourhood w ill support the Existing Forecast Potential
adjacent civic, retail and educational uses. Central
Avenue (form ally 103 A Avenue) w ill form a key east
w est connection into the Civic Core. Neighbourhood Population 6,000 11,000 14,000
scale com m ercial w ill be located along Central
Avenue. Employment 40 50 300

Surrey’s first District Energy Centre w ill be located in

this neighbourhood. This building, co-located w ith a
neighbourhood park w ill identify this neighbourhood
as a truly green, sustainable urban village. The site w ill
be an am enity for local neighbourhood residents, and
also draw visitors to view the inner w orkings of this
show case facility. Open facades on the district energy
plant w ill allow view ing of the internal functions from
the outside.

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3.2
4.2

West Village Neighbourhood

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Urban Design & Redevelopment Single Family Interface

Pedestrian Friendly Interface The w estern boundary of this neighbourhood is

situated across from single fam ily housing form s. In
Tow nhouse podium form s w ill provide a pedestrian order to provide a suitable transition to the single
friendly interface for the high-density tow ers. These fam ily, the w estern side of the neighbourhood w ill
podium units w ill provide natural surveillance of the redevelop into apartm ent and tow nhouse form s.
streets w ith setbacks of 4.5 m etres and entrances that
face the street. High quality landscaping, low fencing, West Village Park
stoops and porch areas w ill provide a clear delineation
West Village Park w ill be a future m ini-neighbourhood
betw een the private and public realm .
park that w ill provide contem porary urban space and a
plaza. It w ill also include passive space and a
children’s playground.

West Village District Energy Centre

A district energy centre w ill be located w ithin West

Village Neighbourhood Park. The City-ow ned district
energy system w ill produce hot w ater at the district
energy plant and then distribute this hot w ater
through a dedicated pipe system to heat the buildings
in the West Village Neighbourhood.

Corner Plazas and Walkways

Publically accessible open space and w alkw ays w ill

perm eate this neighbourhood. Corner plazas should
be designed w ith each developm ent to provide
additional outdoor am enity space. These plaza areas
should include am enities such as seating, art
installations, specialty paving and other unique
features. The plazas w ill be connected through public
connected pathw ays and green lanes that provide
pedestrians w ith m ultiple routing options that prom ote
w alkability.

Central Avenue (103 Avenue)

Central Avenue w ill be a key east-w est street in this

Conceptual Sketch of Residential Interface neighbourhood, connecting residents to the civic core
and Transit Parkw ay to the east. Sm all scale active
neighbourhood com m ercial w ill be perm itted at the
ground floor.

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Potential Future Scenario Showing 3-D View of West Village Neighbourhood Looking North-West
3.2
4.2

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Green Timbers
Located to the w est of Green Tim bers Forest/Nature Reserve, this residential neighbourhood is largely
characterized by established four-storey apartm ent and tow nhouse areas w ith single-fam ily pockets.

The north-eastern side of the neighbourhood is m ainly com prised of the older apartm ent sites, developed on
large sites providing very little pedestrian penetrability. How ever, longer term road connections have been
identified on the plan, to allow for better connectivity in the future.

The w estern and southern areas of the neighbourhood contain largely single fam ily housing form s and new er
apartm ent sites. Redevelopm ent of these areas of West Green Tim bers w ill create a finer grained road and
pathw ay netw ork to im prove w alkability.

A pow erline utility corridor runs north-south through the central spine of this neighbourhood, m aking the corridor
an ideal connecting feature to knit the com m unity together. Im provem ents along the pow erline greenw ay have
started on the segm ent betw een 102 Avenue and Fraser Highw ay. These include installation of com m unity
gardens, bike paths, and natural area plantings and ecosystem restoration projects that provide im portant w ildlife
habitat.

Vision
The Green Tim bers neighbourhood is envisioned as a
m edium density residential neighbourhood, connected
w ith a large north-south green corridor lined w ith
pedestrian-oriented am enities. The neighbourhood’s Key Sites and Components
close proxim ity to Green Tim bers Urban Forest also
contributes to the area’s green identity through its 1. Future Neighbourhood Park
connection to large natural areas. 2. Quibble Creek Greenw ay and Pow erline
Corridor
The pow erline greenw ay is the largest identifying 3. Rising Sun Innovation Centre
feature of this neighbourhood. Public art and 4. Green Tim ber Forest Reserve
am enities w ill enhance the pow erline greenw ay and 5. Jim Pattison Outpatient Facility
its features w ill vary from north to south. Natural 6. Future LRT Station on Fraser Hw y Line
drainage features connect the corridor into the
headw aters of Quibble Creek. Projections
The Pow erline corridor intersects w ith the Central City, 2043 Build Out
Bon Accord and Fraser Greenw ays to offer additional Existing Forecast Potential
m ulti-use pathw ay connections to Green Tim bers
Urban Forest and Nature Park, RCM P E Division Population 5,800 7,000 9,000
Headquarters, Jim Pattison Outpatient Facility and to
King George Skytrain Station and Light Rail Transit.
Employment 110 170 200
Four to six storey apartm ents w ill be the dom inant
housing form in this neighbourhood ideally located
near m ajor em ploym ent areas to the eastern side of
the neighbourhood. New residential developm ents
w ill integrate w ith the existing apartm ents, and
provide im proved neighbourhood w alking
connections through provision of pathw ays that run
through private developm ent sites.

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3.2
4.2

Green Timbers Neighbourhood

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Urban Design & Public Realm Features

Walkway Connections

Since the established apartm ent sites in the northeast area of the plan w ill not develop in the near future,
achieving ideal “ w alkability block size w ill be a challenge. To create a w alkable neighbourhood in this area,
provision of additional green lanes and pathw ays w ill be required w ith redevelopm ent sites.

Special consideration should be given to provide im proved connections east-w est betw een the pow erline and
Green Tim bers (adjacent to large urban forest- nature park), as w ell as King George Boulevard.

LRT Station

The Fraser Highw ay LRT line runs through the southern section of this neighbourhood at 140 Street and Fraser
Highw ay.

Sketch of Green Timbers Neighbourhood along Powerline Greenway

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Potential Future Scenario Showing 3-D View of Green Timbers Neighbourhood Looking North-West
3.2
4.2

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Holland Park
This area is an established single fam ily
neighbourhood to the southw est of Holland Park. The
Key Sites and Components
single fam ily area has been developed in a cul-de-sac
street pattern, w ith narrow pedestrian w alkw ays that 1. Holland Park & Public Art Installations
connect cul-de-sacs and run along the side yards of Throughout
single fam ily hom es. This pattern provides little 2. Future Residential Density Intensification
surveillance along the pathways, how ever, does 3. Single Fam ily Gentle infill Area
provide som e north-south pedestrian connectivity to 4. Queen M eadow s Park
the school. 5. Queen Elizabeth High School

Holland Park is the largest feature of the Projections

neighbourhood, draw ing thousands of people for city- 2043 Build Out
w ide events, as w ell as providing local am enities for Existing Forecast Potential
the surrounding local residents.

At over 10 hectares, the urban park is the Central Park Population 1,600 2,000 4,800
of Surrey’s evolving City Centre. The Park has played
host to a num ber of large scale festivals and Employment 32 40 60
celebrations, including the Surrey Live Site at the 2010
Winter Olym pic Gam es and Fusion Festival, Canada’s
largest annual m ulti-cultural celebration. The park is
also host to m usic concerts, as w ell as com m unity
celebrations and gatherings. Urban Design & Public Realm Features
Gentle Infill Residential Area
Vision
The w estern part of the neighbourhood w ill retain its
Located by Surrey’s largest urban park, the Holland
single fam ily character, w hile gentle infill developm ent
Park neighbourhood w ill be a highly desirable fam ily-
in key areas w ill add increm ental density to the single
oriented neighbourhood adjacent to park am enities, as
fam ily area. Specifically, density increase w ill be
w ell as near King George and Central Dow ntow n
perm itted along 96 Avenue, 100 Avenue, 134 Street
Districts. It is envisioned to rem ain largely as a single
and 132 Street, to allow for arterial street w idening.
fam ily neighbourhood, w ith a sm all area of m edium
Redevelopm ent to sm all lot single fam ily residential
density apartm ents.
zones m ay include RF-10 and RF-12, RF-SD, and CD
zones to allow m anor houses.
Holland Park w ill provide residents w ith daily
am enities such as w alking loops, playgrounds,
Medium Density Residential Area
volleyball courts, gardens, seating areas and
fountains. It w ill also attract people city-w ide for its The area south of Holland Park w ill see m ore change
m ajor events, festivals, and m usic concerts. w ith redevelopm ent of single fam ily hom es into m id-
rise apartm ents. Through redevelopm ent, new
The residential area to the south of Holland Park w ill
w alkw ay connections w ill be provided to im prove
see increased density as single fam ily hom es
north-south connections to Holland Park and AHP
redevelop into m id-rise apartm ents, w hile the
M athew s School. A key east-w est connection w ill be
character of the single fam ily area to the south w est of
established along 98B-Avenue, connecting the
the park w ill be preserved through gentle infill
neighbourhood to the skytrain station, LRT, retail and
developm ent.
entertainm ent uses to the east and hospital to the
south.

Residential-Park Interface

The single fam ily lots along the southern edge of

Holland Park w ill be consolidated into the park site.
This w ill im prove the residential-park interface,
changing it from the current backyard facing condition
into an open street edge along the southern part of the
park.

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3.2
4.2

Holland Park Neighbourhood

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PART B
Framework

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SECTION 4
Land Use and Density

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 PA R T B – FR A M EW O RK

4
LAND USE AND DENSITY
The City Centre Plan provides for a w ide range of densities and land uses
aim ed at transform ing the suburban landscape into one that is m ore urban.

The follow ing section describes the land use and density requirem ents to help achieve
the City Centre vision for a transit-oriented dow ntow n. Each land use designation w ill
have different design and developm ent criteria depending on the location and
interface. The basic requirem ents applicable to the land use are discussed in this
section. Additional criteria related to design and policy is outlined in the “ Districts and
Neighbourhoods” and “ Urban Design Guidelines” sections of the docum ent.

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4.1
OVERVIEW
Higher densities and mixed uses,
supported by a w alkable environment,
w ill create the framew ork for an urban
and vibrant dow ntow n.

Land Uses and Density

The City Centre Plan proposes a w ide range of
densities and uses to support the creation of a vital
and robust dow ntow n. To support w alking and transit
usage, the highest residential and em ploym ent
densities are proposed w ithin 400 m etres of each
skytrain station node and the low est densities are
located aw ay from the core. Land uses and densities
are show n on M ap 7 City Centre Land Use Plan.

This section w ill describe the M ixed Use and

Residential Areas proposed in the plan.

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 PA R T B – FR A M EW O RK

4.1
4.2

Map 7: City Centre Land Use Plan

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4.2
MIXED USE
The City Centre Plan proposes mixed
use areas that allow for a combination
of residential, commercial, civic,
institutional, and recreational uses.
M ixed land use areas tend to be vibrant, m ore livable
and thrive econom ically. They provide urban
am enities and opportunities for living, shopping,
entertainm ent, and em ploym ent all in close proxim ity.
These areas also result in higher levels of w alking,
cycling and transit use.

The City Centre Plan proposes m ixed use designations

along frequent transit corridors and transit station
areas. M ajor civic, office and institutional m ixed uses
(including City Hall, Library and University) are
currently located w ithin the Surrey Central Skytrain
Station node. Tw o secondary office em ploym ent
nodes are located at Gatew ay Station at the north, and
at the Surrey M em orial Hospital area at the south end
of the plan. Com m ercial m ixed use corridors are
proposed along King George Boulevard and 104
Avenue.

Activation of the streetscape is an integral part of

successful m ixed use areas. .A set of ground floor
interface requirem ents has been established for
developing in m ixed use designations of the plan.
Refer to Section 11.4 of the plan for a description of
the requirem ents. .

Land use Plan- M ixed Use Areas

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 PA R T B – FR A M EW O RK

Mixed Use High Density

(7.5 & 5.5 FAR)
The highest m ixed-use densities are planned near the
three Skytrain Station nodes providing a m ix of
residential, em ploym ent and retail uses in a highly
w alkable environm ent that is transit-oriented. Surrey
Central form s the highest density and largest m ixed
use node in the plan. A secondary high density
m ixed-use area surrounds the King George Skytrain
Station at the south end of the plan, and a sm aller
third, high density m ixed-use node is located at the
north end around the Gateway Skytrain Station.

The transform ation at these nodes w ill take place in

the form of com prehensive developm ents com prised
of num erous buildings that m ay be either m ulti-use
developm ents w ith stand-alone office, institutional or
residential on the sam e site; or they m ay be m ixed-use
developm ents w ith a com bination of office,
institutional and residential uses in one building. Uses
on the ground floor of buildings w ill vary depending
on the location, but w ill largely require active ground
floor uses. Requirem ents for specific ground floor uses
are outlined in Section 11 Developm ent Polices.

Mixed Use Medium Density

(3.5 FAR)
M edium scale m ixed-use densities are planned along
King George Boulevard, 104 Avenue, and in the
southern area of the plan, the Innovation District. The
104 Avenue and King George corridors are envisioned
as key retail corridors w ith sm all scale retail along the
northern portion of King George Boulevard, and
transit corridor-based retail along 104 Avenue. The
area around the Surrey M em orial Hospital, em erging
as the “ M edical District,” w ill be m ainly m ade up of
m edical and related technology office uses that
support the hospital.

Mixed Use Low Density

(2.5 FAR)
A few 2.5 FAR m ixed use areas are located near the
perim eter of the plan area. These designations are
intended to allow existing institutional uses to densify
and add uses that com plem ent existing developm ents
4.2

on the site.

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4.3
RESIDENTIAL
A full range of housing types and
densities are proposed in the plan.
The plan proposes a full range of residential form s and
densities. High rise and m id-rise buildings betw een 3.5
to 5.5 floor area ratio (FAR) w ill support the
em ploym ent and com m ercial areas as w ell as
increased transit usage. Apartm ent buildings and
tow nhouse w ith an FAR up to 2.5 w ill provide housing
for fam ilies as w ell as transition to sm aller building
form s. Tw o single fam ily areas w ill be preserved to
further provide opportunities for fam ilies to locate
close to the dow ntow n.

Land Use Plan- Residential Areas

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High Rise (5.5 FAR)

High rise tow ers w ill be located w ithin w alking
distance to the SkyTrain stations. This designation
allow s a gross density of 5.5 FAR in the form of a high
rise apartm ent building.

• Developm ents should provide a 2 or 3 storey

tow nhouse base at podium of a high rise building

• Developm ents should provide publically

accessible outdoor am enity space such as m ini
plazas as part of the am enity space requirem ent
of zoning by-law (see Design Guidelines for
design details)

• Developm ents should consider providing a

proportion of rental housing as part of
developm ent

• Sm all scale active neighbourhood com m ercial

m ay be perm itted at the ground floor along m ajor
streets.

4.3
4.2

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Mid-Rise (3.5 FAR)

M id-rise tow ers w ill serve as a transitional area
betw een higher densities and low er densities. The site
m ay have a m ix of building form s including m id-rise
and high rise, w ith an overall gross site density of 3.5
FAR.

• For sites w ithin a 10 m inute w alking distance of

skytrain or m ajor public university, consider
providing a proportion of rental housing as part
of developm ent

• A lim ited am ount of neighbourhood serving

com m ercial w ill be perm itted at ground level.

• Consider providing publically accessible

outdoor am enity space as part of the am enity
space requirem ents of the by-law .

Low Rise Apartment and

Townhouse (up to 2.5 FAR)
Located along the perim eter of the plan, this
designation w ill provide a transition betw een the
proposed m id-rise areas and single fam ily along outer
boundary of the plan. The designation allow s for gross
density up to 2.5 FAR in the form of m edium to low
density tow nhouses and 4-6 Storey apartm ents.

• A lim ited am ount of neighbourhood serving

com m ercial w ill be perm itted at ground level (see
appropriate section in Districts &
Neighbourhoods for m ore detail).

• Sm all, publically accessible corner plazas m ay be

incorporated into site design (see Design
Guidelines for details).

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Single Family/Duplex
Tw o areas are proposed to largely rem ain single
fam ily neighbourhoods to allow fam ilies living close to
the dow ntow n and to provide diversity of housing
choice. These areas are located at northeast corner of
plan- extension of Bolivar Heights Neighbourhood,
and south w est of Holland Park.

• In order to provide needed road w idening and

gentle infill, lots along arterial roads, and som e
large single fam ily sites w ill be perm itted to
increase the site density. Sm all lot, infill densities
m ay be supported along 96 Avenue, portions of
134 Street and 112 Avenue. (see Districts &
Neighbourhoods & Developm ent Policies
Sections).

• Redevelopm ent in these infill areas to Sm all Lot

Single Fam ily Residential zones m ay include RF-
10 and RF-12, RF-SD, and CD zones to allow
m anor houses. A finer-grained street grid
netw ork m ust be provided for this building form .

• Live-Work w ill be considered in Single-Fam ily

areas.

• Density m ay be increased to preserve heritage

buildings as identified in City Centre Heritage
Review

• To prom ote w alkability and vibrancy, sm all scale

neighbourhood serving com m ercial sites w ill be
allow ed w ithin the single fam ily neighbourhoods.

4.3
4.2

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4.5
PROJECTED BUILD
OUT
Units & Floor Space
Population & Employment
Residential Unit Capacity
Population Projections
City Centre has a total projected build-out capacity of
It is projected that by 2034 the population in City approxim ately betw een 50,000 and 70,000 residential
Centre w ill reach approxim ately 50,000 and 65,000 by dw elling units. The m ajority of residential
2044. Although the current land use plan update is developm ent in City Centre w ill consist of m ulti-fam ily
planned for a thirty-year tim e horizon, the population units. If the average dw elling unit size is assum ed at
in the plan area w ill not reach full capacity during this 600 square feet, then the unit capacity is 70,000.
tim efram e. Using the current land use plan
designations, it is estim ated that the City Centre Non- Residential Floor Space
population could reach full build-out capacity at
134,000 people w ithin an 80 to 100 year tim efram e. Under the proposed Land Use Plan, it is estim ated that
there is capacity for a total of 25 m illion square feet of
Employment Projections non-residential space in the City Centre. By 2044 it is
anticipated that the non-residential floor space w ill
It is estim ated that the num ber of jobs in City Centre increase by 50% (4.4 m illion) totalling 13.4 m illion
w ill increase from 23,584 to 38,000 over the next 30 square feet.
years.

Rendering of Potential 2040 City Centre Build Out Scenario

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Table 1 Projected Units and Population Based on Land Use Plan

Projected Low Projected High Projected Low Projected High

Land Use Acres
Units Units Population Population

Creek Buffers 36 0 0 0 0

Existing and Future Roads 447 0 0 0 0

Park 102 0 0 0 0

Creek Buffers 36 0 0 0 0

Plaza 5 0 0 0 0

M ixed-Use
11 300 390 691 946
(2.5 FAR)

M ixed-Use
126 8,998 13,197 16,723 24,302
(3.5 FAR)

M ixed-Use
38 5,106 6,278 9,318 11,428
(5.5 FAR)

M ixed-Use
46 1,344 1,841 2,447 3,342
(7.5 FAR)

Residential High Rise

40 7,550 9,033 14,004 16,697
(5.5 FAR)

Residential Low to M id Rise

272 16,620 22,899 32,245 44,051
(up to 2.5 FAR)

Residential M id to High Rise

97 11,404 16,437 20,771 29,862
(3.5 FAR)

Single Fam ily 147 1,033 1,033 3,288 3,288

Institutional 2 115 115 141 141

School 24 0 0 0 0

Total 1,429 52,470 71,223 99,628 134,056

4.5
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SECTION 5
Transportation

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Section 5 Inset Boxes

5
TRANSPORTATION
New high quality transit and active transportation facilities for all ages and
abilities support City Centre’s transform ation into a vibrant urban centre.

This section outlines the Transportation fram ew ork for the City Centre Plan. It includes
seven them es as follow s: Street Netw ork, Street Typology, Walking, Transit and
Ridesharing, Cycling, Vehicle Circulation, Parking Supply and M anagem ent.

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5.1
OVERVIEW
The transportation strategy in City Centre em phasizes The Transportation section in the City Centre Plan is
active transportation and transit, supported by a fine organized into seven them es:
grained road netw ork w ith a robust hierarchy of
arterial and collector roads, lanes, and local streets,
and supplem ented by greenw ays and off-street paths. Street Network
This approach includes creating a road netw ork to
im prove connectivity and sm all block sizes and m ulti-
m odal street design to accom m odate m any m odes of
m obility for all ages and abilities. Com bined, these Street Typology
aspects im prove safety and functionally for all users
and support the econom ic and social vitality key to a
successful dow ntow n.

With the grow th of the City Centre and its Walking

concentration of people and activities, transportation
safety considerations are at the forefront of the
planning, design and m onitoring processes. The
em phasis on increasing w alking and cycling is an
explicit focus in the developm ent of the Safe M obility
Transit and Ridesharing
Plan.

Speed is at the core of a safe road system . The design

speed of roads is largely determ ined by lane w idths Cycling
and the num ber of intersections. A finer-grained road
netw ork and m ore consistent vehicle speed w ill help
drive dow n injuries. In addition to im proving safety,
low er speeds increase the capacity of the road
netw ork, as slow er m oving vehicles require less space Vehicle Circulation
betw een them . The City Centre road netw ork
incorporates these best practices.

Parking Supply and M anagement

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Image Showing Future LRT along King George Blvd

5.4
5.2

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5.2
STREET NETWORK
A finer grained road netw ork w ill
transform the City Centre into a
w alkable, pedestrian-oriented
dow ntow n.
The street grid is the skeleton that supports the grow th
of a city and defines the form of developm ent. Each
street serves m ultiple roles: connecting places and
people, providing public realm im provem ents, and
supporting econom ic activity.

The City Centre’s street network dates back to Surrey’s

agricultural beginnings based on a one-m ile (1,600m )
grid of arterials. M any connector roads w ithin City
Centre are short and discontinuous, creating very
large blocks that service large-form at highw ay-style
retail and com m ercial developm ents fronted by street-
facing parking lots.

The absence of a fully com pleted netw ork and

alternatives for through traffic from other parts of the
City and other m unicipalities creates additional
congestion w ithin City Centre and a less safe and
pleasant environm ent for pedestrians and cyclists.

The vision for City Centre’s street netw ork is for a

finer-grained, connected fram ew ork that facilitates
m obility and enhances the safety for all citizens,
creating a vibrant, pedestrian-oriented dow ntow n.

There are tw o key interventions to deliver the street

netw ork vision in City Centre: creating a finer grid for
better connections w ithin City Centre and com pleting
strategic m issing links to better connect w ith the rest
of the City.

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5.2

Map 8 City Centre Road Classifications

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Framework for Change Policy in Practice: West Village

The finer grained road netw ork w ill produce a grid of
intersections every 80 to 100 m etres to support An exam ple of this finer-grained road netw ork is
w alking and cycling as the m ost convenient w ays to illustrated below in the West Village M aster Plan.
get around City Centre. This w ill create ideal block Originally one very large super block, the approved
spacing w ithout detracting from project viability. Road Netw ork Concept indicates an initial division of
the block bounded by 104 Ave, 133 St, 102A Ave, and
This road netw ork w ill be delivered prim arily through 133A Ave into three blocks as the basis for creating
redevelopm ent w ith the dedication of new local roads, new road connections.
green lanes, and som e collectors assisting this role.
Developm ent w ill be responsible for the dedication of At the tim e of developm ent, 8 parcels w ere created
land and full construction of the finer grained netw ork w ith the provision of additional local roads, lanes, and
including engineering servicing and utilities, and pedestrian only connections to achieve the ideal 80-
constructing or contributing to new traffic signals, 100m block sizes.
w here w arranted.
This approach identified the basic road fram ew ork as
New roads w ill be delivered through dedication rather show n in the Road Netw ork Concept, and the finer-
than ROW/easem ents because dedication provides grained block sizes w ere established w ith additional
security of access in perpetually, and guarantees local roads, green lanes and public pathw ays at tim e
consistent m aintenance standards. The City has of redevelopm ent.
developed tools to reduce the im pact of the finer grid
on developm ent and ensure equity: The overall intent is to achieve a block size betw een 80
to 100 m etres. Since parcel size and consolidation can
 Gross Density Calculation -The floor area ratio be difficult to predict, this approach allow s a cases-by-
(FAR) w ill be calculated on a gross site area, case analysis of unique conditions associated w ith
before dedications for roadw ays or other public each proposal to produce ideal block sizes and overall
purposes are accounted for, as outlined in the connectivity.
City’s Official Com m unity Plan.

 Flexible Road Design-There w ill be som e

flexibility w ith regard to design and alignm ent of
local roads and lanes w ithin com prehensive re-
developm ents as long as they m eet the original
intent of the finer grained road netw ork and do
not adversely im pact other parcels.

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Diagram Illustrates Basic Road Network

Diagram Illustrates Finer-Grain Road Network

5.2

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The City’s Engineering 10 Year Servicing Plan

Strategic Road Connections recognizes the need for netw ork im provem ents in City
Centre. Roads and traffic signals identified in the 10
The City Centre Road Netw ork Concept identifies Year Servicing Plan w ithin City Centre area show n in
m issing portions of the arterial road netw ork that are Table 2 below :
required to distribute traffic and increase resiliency.
Arterials are the backbone of the road netw ork and These 10 Year Plan projects, including property
serve to m ove large volum es of people and goods acquisition, are funded by City-w ide DCCs as show n in
over longer distances and can be im portant transit Section 12. Transportation Financing describes in
corridors. The full Road Netw ork identifies: detail the planned transportation infrastructure costs
and funding. Through regular updates, individual
• com pletion of the inner ring roads including projects and priorities identified in the Ten-Year
University Boulevard and Whalley Boulevard. Servicing Plan som etim es change in response to
com peting dem ands on the transportation netw ork,
 com pletion of the outer ring road w hich includes and as projects are built others get added such as the
132 St, 140 St and 112 Ave. com pletion of 112 Ave.

 extension of existing collector roads

 addition of new collector roads, local roads, and

green lanes.

Table 2 10 Year Plan Projects Within City Centre

10 Year Plan Projects Within City Centre

Project Location Timing
Arterial Strategic Missing Links
Whalley Blvd 96 Ave to Fraser Highway Short Term
105A Ave 137 St (Whalley Boulevard) to 140 St Medium Term
Arterial Widening
Fraser Highway 138 St - 96 Ave Short Term
100 Ave King George Blvd to 140 St Short Term
140 St 100 Ave to 104 Ave Medium Term
Collector Road Completion
103 Ave (widening) City Parkway - King George Blvd Long Term
City Parkway (widening) 104 Ave to 105 Ave Medium Term
103 Ave (new) 132 St - 133 St Short Term
New Traffic Signals
108 Ave / City Parkway Short Term
100 Ave / 138 St Short Term
105A Ave / 140 St Medium Term
103 Ave / City Parkway Long Term

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There are also projects outside the plan area that 2022, further lessening the need for through
benefit City Centre and facilitate its transform ation to a traffic in City Centre.
dow ntow n for the South of Fraser. As illustrated in
M ap 9, these include the follow ing:  Arterial Feeder Routes- Projects in the City’s 10
Year Servicing Plan include the w idening of
 South Fraser Perimeter Road-The Province’s arterial feeder routes and the future extension of
recently constructed South Fraser Perim eter Road 128 St to King George Boulevard. This key link
(Highw ay 17) has already reduced the im pact of w ill support m ore efficient goods m ovem ent w ith
the 108 Ave and 104 Ave to King George a shorted trip betw een the New ton industrial area
Boulevard connections for vehicles and in and the Pattullo Bridge, bypassing City Centre.
particular trucks not bound for City Centre.
Table 3 show s roads and traffic signals outside City
 New Pattulo Bridge- TransLink’s new Pattullo Centre that w ill support access to City Centre and in
Bridge is expected to include direct connections the case of 128 St extension, allow som e through
to South Fraser Perim eter Road w hen it opens in traffic to bypass City Centre.

Table 3 10 Year Plan Projects Supporting City Centre

10 Year Plan Projects Supporting City Centre

Project Location Timing
Arterial Strategic Missing Links
128 St (new) 108 Ave to King George Blvd Long Term
Arterial Widening
128 St 104 Ave to 108 St Long Term
100 Ave 140 St to 148 St Short Term
Collector Road Completion
105A/104A Ave (new) 140 St to 144 St Long Term
104A Ave (widening) 144 St to 148 St Long Term
148 to 150 St Long Term
New Traffic Signals and Roundabouts
100 Ave / 144 St (roundabout) Short Term
105A Ave / 142 Long Term
104A Ave / 144 St Long Term
105 Ave / 148 St Long Term
106 Ave / 128 St Long Term
108 Ave / 128 St Long Term
110 Ave / 128 St Long Term
5.2

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Map 9 Strategic Road Connections

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Strategic Property Acquisition

There are a num ber of key properties w here full
property acquisition is needed to deliver the finer
grained road netw ork in City Centre. These are unlikely
to be dedicated through a norm al rezoning process. A
new strategic property acquisition fund is proposed
that uses a levy on developm ent in City Centre only.
This rem oves the need for m ultiple consolidation and
benefitting areas to be created. This m odest levy
equalizes the costs for providing the finer grained road
netw ork as it w ill benefit all developm ent.

Arterial Road Frontages

Within City Centre, arterial road frontage construction
is the responsibility of the adjacent developm ent. This
is to ensure that streets are finished in conjunction
w ith developm ent, as higher densities w ill generate
im m ediate w alking and cycling trips.

Major Road Network

The M ajor Road Netw ork (M RN) is a special class of
arterials that receive funding from TransLink as they
provide im portant transit corridors and also provide
inter-regional connections for the regional netw ork.
M RN roads in City Centre include King George
Boulevard, Fraser Highw ay, 96 Ave, and 104 Ave & 108
Ave east of King George Boulevard.

King George Boulevard links City Centre north to New

Westm inster via the Pattullo Bridge, and south to the
Sem iahm oo Peninsula and the US Border. Fraser
Highw ay provides a connection east to Langley Centre
and 104 Ave and 108 Ave provide im portant links to
Guildford Tow n Centre.

5.2

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5.3
STREET TYPOLOGIES
Good street design begins w ith an
understanding that the purpose of each
street is not the same – its role in the
netw ork should shape its design, how it
functions, and how it prioritizes
w alking, cycling, transit, driving, and
goods movement.
The vision for City Centre includes streets that are King George Boulevard, another m ajor street in the
designed for people of all ages and abilities, allow ing dow ntow n, has not yet evolved as part of the original
them to m ove round the dow ntow n safely, vision. This street has been identified to transition
conveniently, and com fortably, regardless of their from its form er role as a provincial highw ay to a
m ode of transportation. w alkable urban boulevard

In City Centre today a m ixture of older, auto oriented Focus groups and other public engagem ent have
arterials carry high traffic volum es, and lim ited indicated that im provem ents to King George
intersections present challenges to accessibility and Boulevard are the num ber one priority of the
connectivity for all m odes. Widely spaced collectors com m unity. In order to m ake a true transition into a
provide access to properties and assist distributing ‘Great Street,’ a num ber of elem ents are m issing that
traffic from arterial roads. A lim ited num ber of w ould im prove the safety and com fort of the street,
existing local roads provide access points to notably:
residential buildings and connect to arterial or
collector roads, providing som e degree of additional • im proved sidew alks and boulevards,
netw ork connectivity. • perm anent parking, and
• all ages and abilities cycling facilities.
In anticipation of a significant increase in the num ber
of residents and em ployees, the 1991 City Centre Plan
called for a netw ork of inner and outer ring roads, a
finer grained street grid, m ulti-use greenw ays, and a
m ore pedestrian-friendly local netw ork. A num ber of
projects have been com pleted in support of the Plan's
vision, including targeted investm ent in the public
realm . In particular, the street frontages of new
developm ent next to the SkyTrain stations point to a
different w ay forw ard.

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Conceptual Sketch of Typical Arterial Road with Residential Frontage 5.3

5.2

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Framework for Change Access Management

Access m anagem ent w ill also be a key consideration
A hierarchy of roads is im portant to serve different
determ ined by street typology. In general the prim ary
road users and ensure safety, w hile m axim izing the
site access w ill be via local streets and lanes. To
benefits provided by road access. This hierarchy is
increase traffic safety, direct access onto arterials w ill
reflected in the City Centre Road Design Standards.
be lim ited. To enhance pedestrian com fort direct
vehicle access onto arterials and collectors w ill also be
As part of the plan process, a range of new street and
m inim ized.
intersection designs have been developed giving
careful thought to creating a high quality, finer
grained, m ulti-m odal, greener, safer, and m ore
differentiated street netw ork in City Centre. Table 4
show s the different road typologies and associated
road w idths for each.

Table 4 City Centre Road Widths

Arterial Roads
Arterial roads w ill be upgraded to im prove safety and
support other transportation m odes w hile continuing
to facilitate m otor vehicle traffic and goods m ovem ent.
Wherever possible, special places w ill be m arked w ith
public art and an increased level of urban design.

Arterials with LRT: w ill be redesigned to accom m odate

the right-of-w ay requirem ents for LRT trains as w ell as
general purpose vehicle travel lanes and segregated
cycling facilities. This includes King George Boulevard
south of 102 Ave, 104 Ave east of City Parkw ay, and
Fraser Highw ay east of King George Boulevard.

Arterials with Transit: include transit priority m easures

to support m ajor bus transit routes in addition to the
urban forest and active transportation safety
im provem ents noted below .

Photos Showing Future Image of Arterial with LRT

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Arterials with Greenways: show case a new design for greenw ays in an urban context w ith a double row of street
trees lining the one-w ay cycle tracks. They also have a high-quality pedestrian environm ent and significant
setbacks to enhance the public realm next to developm ent.

Arterial with Greenway Cross Section

Arterials with Active Transportation: are designed to have a high-quality pedestrian environm ent, all ages and
abilities one-w ay cycle tracks, and nurture large street trees.

Arterial with Active Transportation Cross Section

5.4
5.2

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King George Boulevard: Will be redesigned in tw o phases north of 102 Ave in the section w ithout LRT. In the
shorter term there is the opportunity to provide w ider sidew alks, enhanced boulevard plantings, perm anent
parking, and segregated cycling facilities w ithout the expense of w holesale changes to the existing curbs,
boulevards and m edian. In the longer term , redevelopm ent w ill facilitate the relocation of m any of the drivew ay
entrances so they do not cross the sidew alk, and im plem entation of the new arterial design standards noted
above w ill create a Great Street that accom m odates all m odes of transportation. South of 102 Ave, King George
Boulevard w ill incorporate LRT in both a side and centre running configuration.

Recognizing its continued role as an im portant connection to the rest of the City and the Region, the street w ill
continue to carry approxim ately 35-40,000 m otor vehicles a day through City Centre. The intersection of KGB and
108 Ave, know n as Whalley’s Corner, is the ideal location for a significant public art feature m arking it as the
gatew ay to City Centre. A second node identified for a significant public art installation is in the m edian of King
George Boulevard just north of 102 Ave.

Conceptual Sketch of Future King George Boulevard North of 102 Avenue

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The transit interchange and the Civic Core in general

Collector Roads are expected to show case the City’s highest level of
urban design including public art features and high
Collector roads w ill im prove safety, nurture large quality paving m aterials that differentiate this area
street trees, prioritize active transportation and from the rest of City Centre. Additional details are
encourage transit w here applicable, in a narrow er outlined in the Transit Section.
right-of-w ay than arterials (24-27 m etres).
Collectors with Active Transportation, Transit and
Surrey Central LRT Station on City Parkway: LRT trains Parking: w ill have one-w ay cycle tracks or tw o-w ay
from 104 Avenue, King George Boulevard, and Fraser m ulti-use pathw ays to accom m odate cyclists of all
Highw ay converge at an LRT station located on City ages and abilities. These collectors m ay also include
Parkw ay beside the Surrey Central SkyTrain Station. features that prioritize transit in support of m ajor
The block of City Parkw ay betw een 102A and 103 transit routes. Regulated, on-street parking w ill be
Avenues w ill be closed to vehicular traffic to facilitate considered in areas w here dem and for parking is not
large pedestrian volum es. sufficiently m et by off-street parking facilities.

Transit Couplet The reconfiguration of the Surrey Traditional Collector: in a lim ited num ber of areas
Central Exchange from an off-street bus loop to an on- w here there is little opportunity for redevelopm ent to
street transit couplet requires the alteration of 102A m ake substantial changes, traditional collectors w ill be
and 103 Avenues betw een City Parkw ay and enhanced through the addition of street trees on both
University Drive to form the on-street facility. sides of the street and street furniture to create a m ore
pleasant pedestrian environm ent.

Collector with Active Transportation Cross Section

5.4
5.2

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Local Streets
Local roads w ill provide vehicle access to residential and high pedestrian-traffic com m ercial areas. These roads
w ill be 20 m etres w ide and have low er design speeds to ensure the safety of pedestrians and cyclists.

Local Road Cross Section

Green Lanes
Lanes w ill continue to serve a prim arily functional role,
providing vehicle access to underground parking for
m ultiple developm ents to reduce the num ber of
drivew ays on adjoining streets, and truck access for
deliveries. There is also the opportunity for additional
City Centre specific im provem ents to support
pedestrians, on-street parking, and a higher level of
design, adding value to the lane netw ork.

Green Lanes: Green Lanes are an upgrade to the

existing lane design to facilitate both pedestrian and
service connections; they are not m eant to replace a
local road. Ultim ately the long term vision is a
greener, m ore inviting pedestrian and bicycle
environm ent than previous lane standards allow ed,
w ith potential opportunities for storm w ater runoff
absorption. Green Lane Design Provides Pedestrian Safety

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Local Roads with Bike Lane Below Curb

Low er traffic speeds w ill ensure
pedestrian and cyclist safety

Roads with Active Transportation

Buffered one-w ay cycle tracks above
the curb create separation from m otor
vehicle traffic to ensure pedestrian and
cyclist safety

Roads with Greenways

A larger buffer above the curb w ith
street trees separate one-w ay cycle
tracks from m otorized traffic and a
second tree boulevard creates
additional separation to ensure
pedestrian and cyclist safety
5.4
5.2

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5.4
WALKING
The key to a successful downtown is a creating a safe and inviting walking environment for
everyone. Walking creates livelier streets, promotes health and well-being, and fosters economic
activity and cohesive communities.
City Centre’s pedestrian environm ent is in transition. In m any places City Centre presents a challenging
environm ent for w alking w ith long blocks, large parking lot frontages, and w ide streets. As w ell, pedestrians
often encounter high volum es of fast m otor vehicle traffic, lim ited crossing opportunities and long traffic signal
tim ing requiring a button to be pushed to be allow ed to proceed.

How ever, redevelopm ent in City Centre is delivering new road connections and sidew alks, increm entally
im proving portions of the dow ntow n core, particularly near the SkyTrain stations and em erging residential
neighbourhoods.

The vision for City Centre is to create an environm ent w here w alking is the fastest, safest, and m ost pleasant form
of transportation for short local trips.

Conceptual Sketch of City Centre with Safe and Vibrant Walking Environment

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Framework for Change

Creating a dow ntow n core w here w alking is the first
choice for all w ill draw on the key principles identified
in the City’s Walking Plan: M aking Connections,
Walking for all, Shaping Surrey, and Streets for
People.
Cycle
The City Centre plan prom otes com m unity Track
connections through a finer grained road netw ork, Buffer
advances a land use plan w ith densities and a m ix of
uses that support transit, and introduces urban design
principles that support w alking. These elem ents also
support the Surrey’s Child and Youth Friendly City
Strategy, by enabling young people to safely navigate
their com m unity on their ow n.

Key com ponents include:

 Smaller block sizes betw een 80 to 100 m etres.

 A continuous and connected network of safer

com plete streets w ith protected intersections as
outlined in previous sections and detailed in the
Standard Draw ings.

 Lanes and pedestrian-only connections through

developm ent sites in places w here it is not possible
to achieve a full road right-of-w ay but it is desirable
to achieve a finer-grained netw ork.

 M ulti-use pathways to provide com fortable

connections for recreational w alking trips betw een
parks and green spaces for all ages and abilities.

 High-quality interface with development w hich

includes w ider sidew alks, slow er traffic speeds,
enhanced street furniture and lighting, and
beautifying the street w ith trees and plantings.

 Accessible design features such as tactile paving,

w ayfinding, signage, curb let-dow ns, pedestrian
countdow n signals and audible traffic signals. Pedestrian & Cycling Separated by Amenity Zone

Im provem ents w ill be delivered through

redevelopm ent as w ell as through various City
program s. M ore detail is provided in the
Im plem entation section of the Plan, including Design
Guidelines and forthcom ing new Standard Draw ings.
These provide the fram ew ork for transform ing City
5.4
5.2

Centre into a place w here w alking is the natural first

choice for short trips.

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5.5
TRANSIT AND RIDE
SHARING
Transit is the key to unlocking City Centre’s
potential to be the region’s next urban centre.
Transit m axim izes the m obility and access efficiency The bus loop is also currently over capacity w ith
of the road netw ork. It allow s m ore goods and people additional bus bays located on City Parkw ay and
to be m oved in the sam e am ount of space; w hile taxis, University Drive to address the capacity constraints of
car sharing and ride sharing com plem ent the w alk or the existing configuration. Overall, bus transit city-
transit trip and provide additional transportation w ide in Surrey delivers about 65% of the service hours
options. In City Centre, transit is com prised of a per capita as the regional average w ith only 28% of
SkyTrain and bus netw ork w ith plans for a future Light Surrey residents having access to Frequent Transit
Rail Transit system . Ride share options are em erging, Netw ork level service (a bus every 15 m inutes all day
but lim ited. to 9pm ) com pared to the regional average of 48%. The
City’s low transit m ode share and car dom inated City
Three Expo Line SkyTrain stations provide excellent Centre is in part a reflection of this.
connections to the regional rapid transit netw ork north
of the Fraser River. How ever, m issing connections There are a lim ited num ber of car sharing vehicles
include high quality rapid transit connecting City located close to Gatew ay and Surrey Central SkyTrain
Centre to the other Tow n Centres south of the Fraser, stations but they are not yet located throughout the
as w ell as local services w hich connect the different em erging residential neighbourhoods. There are also
neighbourhoods w ithin City Centre. taxi-w aiting areas next to the SkyTrain stations. Other
ride sharing services have not yet been legalized by
A suburban style bus loop, in a fenced island the Province of BC.
configuration, is currently located in the heart of City
Centre at the Surrey Central Skytrain Station. Although Access to safe, frequent, high quality transit w ill be a
functional, the configuration isolates activity aw ay key elem ent that defines the success of Surrey City
from adjacent streets and creates a physical barrier Centre. The City Centre Plan envisions high quality
betw een land uses. public transit as a viable alternative for a m ajority of
South of Fraser residents.

Current Day Surrey Central Exchange Looking West

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Framework for Change

City Centre w ill be the largest rapid transit hub south Planning and funding of transit expansion is the
of the Fraser River. A range of transit services w ill be responsibility of TransLink but the m ajor activities w ill
available to connect City Centre neighbourhoods to be com pleted in partnership w ith others, w hile the City
each other and all parts of the South of Fraser sub- w ill undertake a num ber of other actions alone.
region. These services w ill include Light Rail Transit Enhanced ride sharing services w ill also be realized
(LRT), additional Frequent Transit Netw ork (FTN) through partnership w ith others.
routes – service every 15 m inutes all day every day-
peak frequent routes, new express services, and local
Com m unity Shuttle circulators.

5.5
5.2

Conceptual Sketch of Future On-Street Bus Configuration along 103 Avenue (Central Ave)

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City Activities
LRT Station Area and Alignment Plans: M ixed use Pedestrian Connections to Transit: Pedestrian
station area and alignm ent plans w ill be developed for connections betw een buildings and landscaped
the 5 LRT stations located w ithin City Centre, w ith elem ents w ill be designed to connect to people to
com plem entary public realm treatm ents to be transit m ore efficiently.
delivered w ith redevelopm ent.
Transit Shelters: Transit shelters w ill continue to be
Transit Oriented Design: New LRT stations w ill be placed at high volum e locations that are located near
developed in line w ith TransLink’s Transit-Oriented key destinations or user groups. Double shelters w ill
Design principles and the City’s Urban Design be installed w here w arranted.
Guidelines to support residential, com m ercial, and
com m unity-oriented retail spaces. Park and Ride: Private sector underground park and
ride opportunities w ill be explored as part of ongoing
Urban Design: Urban design requirem ents w ill redevelopm ent. Joint parking opportunities such as
enhance the passenger experience. An im portant those that already exist between Central City M all and
external input w ill be TransLink’s Transit Passenger SFU Surrey w ith also be identified.
Facility Design Guidelines. The City’s Public Art Plan
w ill guide new infrastructure projects, contributing to
Surrey’s urbanization, quality of life and econom ic
developm ent.

Rendering Shows M ixed Use and High Quality Urban Design Interface with Transit

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Partnership Activities
M ayors’ Council Vision: The current docum ent guiding The LRT corridors w ill include:
regional transit expansion in M etro Vancouver is the
TransLink M ayors’ Council Plan. This plan has 1. King George Boulevard connecting to New ton
endorsed LRT as the technology for rapid transit Exchange, w ith the opportunity for future
expansion South of the Fraser and a netw ork of B- extensions to South New ton at Highw ay 10.
Lines to extend the reach of rapid transit. The plan
also includes a 25% increase in conventional bus 2. 104 Avenue connecting to Guildford Tow n
service, four tim es the regional funding for the M ajor Centre.
Road Netw ork and ten tim es the funding for
pedestrian and cycling im provem ents. These 3. Fraser Highway linking City Centre to
investm ents are key to achieving the transform ation of Fleetw ood, Clayton, and Langley Centre.
the transportation netw ork in City Centre.

The three existing Expo Line SkyTrain stations w ill be

com plem ented by five new LRT stations. LRT w ill
provide fast, frequent, and reliable transit service that
attracts choice riders and provides the capacity
needed to support the concentrated grow th in the
Regional Grow th Strategy.

5.5
5.2

Map 10: Mayors’ Council Vision for Transportation

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City Parkway: City Parkw ay is envisioned as the hub of Key Features along City Parkway
the LRT system and w ill incorporate a pedestrian only
station zone betw een 102A Ave and 103 Ave. This 1. Bus Loop reconfigured to on-street exchange
zone w ill achieve a high standard of urban design and 2. Renovated Surrey Central SkyTrain Station
include the LRT station, pedestrian connections to a 3. Open Style LRT Station Platform Interface
renovated Surrey Central SkyTrain station and 4. High Quality Pedestrian Realm
adjacent m ixed use developm ent. 5. M ixed-use Developm ent & Active Uses

2
5

1
3 4

Sketch Shows Future City Parkway with Key Features Highlighted

Surrey Central Exchange: TransLink, in partnership

w ith the City and Sim on Fraser University have
developed a plan to reconfigure the Surrey Central
Exchange. The off-street fenced bus loop w ill be
rem oved and replaced by an urban style on-street
transit couplet utilizing 102A Ave and 103 Ave w ith off-
street layover facility. The proposed design w ill
accom m odate the increased pedestrian flow s and
im prove the urban design of the area, better
integrating transit service into City Centre’s urban
form , rather than segregating transit service.

The replacem ent of the fenced bus loop w ith an on-

street couplet w ill also facilitate the redevelopm ent of
the Centre Block, rem oving a m ajor physical and
visual barrier and allow ing for new pedestrian
connections, a high quality public realm , and off-site
bus layover.

Wayfinding and Signage: Wayfinding and signage

throughout City Centre w ill direct pedestrians tow ards
the transit facilities. TransLink m aintains its ow n
w ayfinding and signage system w ithin its transit
facilities.

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Local Community Shuttle: The City envisions at least Taxi, Ride Sharing and Car Sharing: As City Centre
one new com m unity shuttle route to support residents evolves into a netw ork of w alkable, m ixed use districts
m oving throughout City Centre in areas that are and neighbourhoods, there is the opportunity to
currently underserved by transit. The shuttle w ould reduce personal vehicle ow nership through the
provide a crucial link to other transit service such as provision of taxis, ride sharing and car sharing. These
SkyTrain, LRT, and B-Line services. It w ould also services w ill be driven by m arket needs and the
provide local access to unserved com m ercial and business plans of service providers, w ho best
recreational areas w ithin City Centre. understand the conditions necessary for success. The
City can facilitate these travel options w ith the
Transit Priority: Transit priority m easures w ill be provision of regulated parking, reduced parking
considered in key areas in City Centre to im prove the requirem ents in new developm ents, and facilitating
travel tim e and reliability of LRT and buses. the provision of infrastructure through redevelopm ent
in private and public rights of w ay.

5.5
5.2

Map 11 City Centre Transit

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5.6
CYCLING
A network of new facilities for all ages and
abilities will make cycling attractive to a larger
segment of residents
Cycling is the fastest grow ing m ode of transport in the Som e end-of-trip facilities are available, and the City
Low er M ainland and m odest investm ents have has installed bike boxes, bike detection and green
enorm ous potential to cost-effectively reduce painted green conflict zones at select locations. An all
congestion and im prove public and environm ental ages and abilities netw ork has been started w ith the
health. The m issing ingredient is the lack of facilities pilot of cycle tracks on 105A Ave. and sections of the
for all ages and abilities. BC Parkw ay under the SkyTrain guidew ay and next to
City Hall and the Library.
Despite an extensive netw ork of bike lanes, City
Centre’s existing m ode share is less than 1%, and the The vision for cycling in City Centre includes a fine
cyclist injury rate per trip is 50% higher in Surrey than grained netw ork of separated all ages and abilities
the regional average. A lim ited num ber of people, cycling facilities on all arterials and collectors.
m ostly m ale, are com fortable sharing the lane w ith
m otor vehicle traffic or even cycling in painted bike
lanes.

105A-Avenue Cycle Tracks- Looking West

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Framework for Change

The City’s Cycling Plan provides a blueprint for the All ages and abilities cycling facilities also support
cycling initiatives in City Centre, identifying actions for Surrey’s Child and Youth Friendly City Strategy, by
Change including: enabling young people to safely navigate their
com m unity on their ow n. Buffered, segregated cycle
• Review of Zoning By-Lay and new parking tracks w ill form the m ajority of the cycling netw ork in
standards for bicycles, City Centre, w hile m ulti-use pathw ays w ill prim arily
• Creation of convenient connections and provide connections betw een parks for fam ilies and
circulation through the creation of a finer grid of recreational cyclists.
facilities, and
• Provision of new end of trip initiatives, There is the opportunity to provide segregated cycling
partnerships, and facilities. infrastructure, additional bike racks, and the
integration of end-of-trip facilities in new
Local research indicates that 40% of people including developm ents. The Regional goal is for 15% of all trips
w om en and children are interested but concerned less than 8km being m ade by bike.
about safety and prefer cycling facilities that are
separated from traffic.

5.6
5.2

Map 12 City Centre 8km Cycling Radius

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Bike Parking Requirements and End of Trip Facilities:

New residential and com m ercial bike parking
Infrastructure Measures standards including visitor parking w ill support the
regional m ode share targets and recognize that the
Cycle Tracks: All ages and abilities buffered cycle level of engagem ent in active transportation is a key
tracks w ill be located on all arterials and collectors. determ inant of public health. Secure w heel-in/w heel-
Designed in a w ay that does not to require additional out parking – not requiring the cyclist to lift the bike to
right of w ay, they reallocate the space currently used park it – w ith sufficient circulation space, and safe,
for non-m otorized transportation and bring cyclists to secure, w ell-lit facilities are key to attracting greater
a safer place above the curb, rather than in a space num bers of cyclists.
shared by m otor vehicles w ith only a painted line for
separation. Bike Stations at SkyTrain Stations: The City w ill
partner w ith TransLink to explore opportunities to
provide bike stations at all City Centre SkyTrain and
LRT stations.

M ulti-Use Pathways and Greenways: M ulti-use

pathw ays, both shared w ith and separated from
pedestrians, w ill provide a recreational active
transportation link betw een green spaces in City
Centre and beyond. Arterials w ith greenw ays w ill have
a double row of street trees. Other greenw ays can be
com posed of natural building m aterials and w ill
provide off-street connections to parks and natural
areas, often using existing utility corridors and park
space. Additional greenw ay connections w ill link the
City Centre cycling netw ork to the urban forest – Green
Tim bers Park – to provide recreational cycling
opportunities.

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Non-Infrastructure Measures Bike Sharing: The City w ill explore the opportunity for
a bike sharing system in City Centre, either as a stand-
Bike Safety Education: Fostering a cycling culture alone system or in conjunction w ith other regional
through the continued prom otion of safe cycling as a partners. This is a longer term goal as the success of
m eans of transportation w ill lead to m ore cyclists on any bike share system w ill be dependent on the speed
the road and greater levels of safety. at w hich segregated facilities are able to be
im plem ented, and overcom ing the barrier presented
Signage and Road M aintenance: Im proved w ayfinding by current provincial helm et legislation.
and signage m ake it easy to navigate in and through
City Centre. Bike lanes and cycle tracks w ill be sw ept
and cleared of snow to m aintain safety.

Sketch of BC Parkway M ulti-Use Path (BC Parkway) on University Drive

5.6
5.2

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5.7
VEHICLE CIRCULATION
Private motor vehicles supported by a robust
road network will continue to play a key role in
City Centre’s transportation mix.
While there w ill be substantial grow th in sustainable
m odes, M etro’s Regional Grow th and Transportation
targets acknow ledge traffic volum es in City Centre w ill
see som e increase over the com ing years.

The current road netw ork in City Centre w as prim arily

designed to m ove m otor vehicles through City Centre.
M uch of the historical built form and infrastructure
encourages residents to own a car, as distances are
too far to w alk and a poor pedestrian environm ent
discourages w alking.

Traffic congestion is an issue in key areas of the City

Centre, in part due to an incom plete arterial road
netw ork. In particular the incom plete inner and outer
ring roads and the lack of a com plete finer-grained
road netw ork leave drivers w ith few choices resulting
in increased congestion. Key intersections are
m onitored by CCTV cam eras, allow ing staff to detect
traffic volum es and adjust for events that range from
congestion to em ergency vehicle access. How ever, the
com pletion of the road network is needed to fully
address the congestion issue.

The recent com pletion of the South Fraser Perim eter

Road (Highw ay 17) has resulted in a significant decline
in truck traffic using the 104 Ave to King George
Boulevard corridor. City Centre’s geographic location
centred on King George Boulevard in North Surrey
and proxim ity to the Patullo Bridge also put it a
crossroads for goods m ovem ent.

City Centre is envisioned to have a safe, resilient, fine

grained road netw ork that accom m odates all m odes of
transportation, including vehicles.

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Framework for Change Non-Infrastructure Measures

M anaging Technology: The City w ill continue to
Vehicle circulation in City Centre can be optim ized
m anage vehicle circulation through technology. Using
through m easures that w ill increase the people
Intelligent Transportation System s, the City w ill
carrying capacity and efficient m ovem ent through City
optim ize the new road netw ork as it evolves.
Centre, redistribute unnecessary through traffic, and
im prove safety for all m odes.
Revised Speed Limits: New speed lim its w ill im prove
road capacity and support the City’s goals of
Infrastructure Measures encouraging m ore trips by w alking, transit, and
cycling. As noted in Section 2.2 Policy Context, one of
the objectives of the City’s Public Safety Strategy is to
Finer Grained Street Network: By increasing the increase transportation safety; the speed at w hich
density of route choices w ithin City Centre there w ill vehicles travel directly im pacts the safety of a street.
be a m ore distributed traffic pattern, providing
flexibility for traffic m ovem ents and resiliency w hen In addition, research has show n that traffic m oving at
routes are blocked by construction or collisions. As m ore urban speeds actually increases the capacity of
noted in section 5.2 Street Netw ork, a developm ent the road netw ork, as less space is needed betw een
levy is proposed to help equalize the cost of delivering slow er m oving vehicles.
the finer grained netw ork am ongst all properties in
City Centre. Further details are contained in the Alternative Truck Routes: The South Fraser Perim eter
Section 11 Servicing & Financing. Road and 128 Street extension w ill support the
relocation of non-local traffic, and rem ove m any of the
Designing Streets for M ultiple M odes: As heavy trucks currently travelling through City Centre
redevelopm ent occurs, im proved all ages and abilities that have origins and destinations elsew here.
w alking and cycling facilities w ill increase travel
choice, reducing the num ber of people w ho choose to
drive and free up space for those w ho m ust drive.
Revised dim ensions for travel lanes and other design
elem ents that influence driver behaviour w ill im prove
safety.

Map 13 SFPR & 128 Street Extension

5.7
5.2

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5.8
PARKING SUPPLY
AND MANAGEMENT
Parking management balances the relative Due to its proxim ity to the Skytrain, various parking
m anagem ent strategies have been im plem ented in
convenience and price of parking compared to City Centre. For exam ple a provision for a 20 percent
other modes of transportation to influence relaxation of the standard parking requirem ents has
individual choices and encourage modal shift. been allow ed for City Centre.

Pay parking has been im plem ented in select public

As the City Centre evolves, there w ill be a change in
and private off-street parking lots and there is lim ited
travel dem and as transit increases, m ore people live
on-street pay parking around the SkyTrain stations
and w ork in City Centre, and com petition for curb
and in the Surrey M em orial Hospital precinct. There
space betw een various uses such as buses, taxis, short
are also a lim ited num ber of car share spaces near
term parking etc. increases.
existing SkyTrain stations.
Today, City Centre residents m ake about tw o-thirds of
The City’s parking m anagem ent strategies are
their trips by private autom obile, and m ore than half
envisioned to be com plim entary to transit, taxis and
com m ute to a w orkplace located outside of Surrey.
shared ride services. They w ill w ork to achieve
While SkyTrain provides convenient access to
transportation, urban design, affordability and
destinations along the various SkyTrain lines North of
environm ental objectives including choice and equity
the Fraser including dow ntow n Vancouver, the lack of
of access.
transit connections to other destinations, particularly
in the South of Fraser area, m eans that m any people
have no other choice but to drive.

Am ple surface parking in City Centre helps sustain this

dem and and serves the existing big box land uses —
although there is often m ore parking supply than
needed. Older parking facilities generally lack
“ pedestrian-friendly” urban design features such as
pathw ays, landscaping and appropriate lighting.
Fencing betw een parking lots and the lack of a fine
grained, com fortable and convenient pedestrian
netw ork m ean few er trips m ade on foot, even if
destinations are nearby. Off-street parking is
dom inated by surface parking, w ith a significant
portion of the land in City Centre given over to surface
parking.

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• Review requirem ents for bicycle parking and

Framework for Change changing facilities in new developm ent.
Specific actions have been broken dow n for on-street
• Develop special regulations for delivery and
and off-street parking.
loading areas.

On-Street Parking • Allow shared use of public parking in partnership

w ith private uses.

Public land is a City asset and as City Centre develops • Develop sustainable design guidelines for parking
it w ill need to be allocated carefully. Whereas in the facilities including surface lots.
past it w as possible to offer universal access to on-
street parking at low or no cost, m oving forw ard it w ill • Explore cash in lieu as a tool to fund
be im portant to ensure turn over to m axim ize the transportation alternatives.
effectiveness of this valuable resource for all
dow ntow n activities. The follow ing actions serve as
Parking Supply
the building blocks to efficiently m axim ize the
m anagem ent and use of on-street parking in City • Explore opportunities to configure city properties
Centre: as interim parking supply until transit service
im proves. The City property could then be m ore
• Ensure a m ix and variety of on-street supply to attractive and m ade available for redevelopm ent.
support City Centre short stay, loading, unloading,
daytim e, nighttim e, and w eekend uses. • Encourage use of underutilized parking facilities
for park-and-ride.
• Regulate on-street parking spaces to favor higher-
priority uses and encourage turn over. • M onitor dow nw ard trend in supply and dem and –
to anticipate changes to parking supply
• Price parking and adjust rates as needed to requirem ents.
m aintain optim al utilization.
• Encourage m ajor em ployers and post-secondary
• Explore opportunities to utilize technology such as institutions to develop “ travel plans” that prom ote
the M y Surrey app and vehicle guidance system s. the use of transportation options and reduce the
need for off-street parking.

Off-Street Parking Car Share/Ride Share

The nature of off-street parking w ill change as land • Encourage provision of priority parking for
values increase and developm ent puts m ore em phasis designated carpools, ride sharing and potentially
on the efficient use of land. The follow ing actions autonom ous vehicles in large parking facilities.
serve as the building blocks for off-street parking
m anagem ent in City Centre: • Provide free or reduced cost access on and off
street for car share parking.
Parking Requirements & Regulations
• Explore opportunities to support the expansion of
• Explore opportunities to right-size off-street car share operations in City Centre.
parking requirem ents, in particular w ith
supportive land uses and near rail transit stations • Explore opportunities for developm ent led
and along frequent transit corridors, to assist w ith provision of car sharing spaces.
the econom ic viability of projects and affordability
of housing units in com bination w ith cash in lieu
for reduced parking.
5.3

• Design surface lots and garage entrances to

m inim ize their urban design im pact.

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SECTION 6
Parks & Open Spaces

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6
Section 6 Inset Boxes

PARKS & OPEN SPACES

Parks and open spaces have been organized into the neighbourhoods and
districts of City Centre, each w ith their ow n em erging identity and scale.

This section describes the netw ork of parks, open space and pathw ays that help
define each of the neighbourhoods and districts.

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6.1
OVERALL VISION
Parks and open spaces w ill support an
active, healthy and socially vibrant City
Centre.
The City Centre Parks and Open Space Plan provides
the fram ew ork for a healthy and active City Centre,
w here every resident is w ithin a safe and pleasant
w alking distance to a park or public open space. These
places w ill support a range of am enities and provide a
platform for recreation, com m unity and social uses.
Not only w ill they be beautiful, they w ill support
celebrations and gatherings, and w ill be designed w ith
flexibility to m eet the changing recreational needs of
the City Centre’s diverse and grow ing population.

Parks and open spaces w ithin each district and

neighbourhood w ill be designed and program m ed to
foster a distinct sense of place. In the Gatew ay District,
the natural beauty of the Bolivar Creek ravine w ill
connect residents w ith nature, w hile Dow ntow n public
celebrations and com m unity gatherings w ill anim ate
the plazas and create a vibrant atm osphere.

Each park and open space in the plan w ill be part of a

netw ork of green spaces that provide the com m unity
w ith an outlet for recreation and relaxation. This
netw ork w ill be connected together through an
integrated system of greenw ays, cycle tracks and
trails, anim ated w ith engaging public art, com fortable
street furniture and pedestrian scaled lighting.

Adjacent developm ent w ill acknow ledge public space

w ith thoughtful urban design and by providing
publically accessible open spaces. Together, these
sm aller elem ents w ill create a finer grained netw ork of
public open spaces that w ill integrate w ith the larger
City Centre Parks and Open Space Plan.

Parks and open spaces in City Centre w ill also provide

valuable ecosystem services. Larger parks, urban
forests and riparian areas w ill provide hubs of
biodiversity linked by boulevards and linear
greenspaces providing a lush, urban tree canopy.
Com bined, this green netw ork w ill im prove air quality,
store carbon, and m itigate the urban heat island effect.
The netw ork w ill also support a healthy aquatic
ecosystem though the protection of riparian areas and
biodiversity corridors, including the headw aters of
Bolivar and Quibble Creeks. Salm on populations w ill
thrive through habitat conservation and restoration,
and w ill becom e a m arker of a healthy and alive City
Centre.

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6.2

Holland Park Looking South East

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6.2
CONCEPT PLAN
The Parks and Open Space Concept Plan
features a variety of park types,
interconnected w ith a netw ork of
pathw ays and cycle tracks.
The parks and open space concept plan for City Centre
provides public open space w ithin w alking distance of
all residents. The distribution and design of each park
w ill recognize the needs of the surrounding
neighbourhood, as w ell as the broader City Centre
area. Acknow ledging the future population and
density of the urban core, the plan also envisions that
the form al netw ork of public parks and civic spaces
w ill be supplem ented w ith a variety of corner plazas
and publically accessible open spaces, to be provided
on private property through developm ent. With each
developm ent site considered as an opportunity to
contribute to public open space, a finer grain netw ork
w ill evolve to provide green spaces and opportunities
for local play, rest and socialization.

This system of parks and open spaces w ill be

connected through an integrated netw ork of
greenw ays, cycle tracks and pathw ays that provide
residents w ith a range of active transportation options
throughout City Centre, and w ithin the region.

Key Components
The Parks and Open Space Concept is built on a
hierarchy of key com ponents, including:

• City & com m unity level destination parks

• Local neighbourhood parks

• Creeks and natural areas

• Urban m ini-parks and plazas

• Publically accessible private open spaces

• Greenw ays, cycle tracks & pathw ays

• Planted boulevards, w ith large tree canopies

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6.2

Map 14 Parks & Open Space Concept Plan

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6.3 Parks, Pathways & Natural Areas

Bolivar Ravine Park
PARKS & OPEN One of the m ost interesting features of Surrey City

SPACES Centre is the existence of fish bearing stream s,

including Bolivar and Quibble Creeks. Bolivar Ravine
Park is located in the Northw est corner of City Centre,
and is hom e to the headw aters of Bolivar Creek, a very
The parks and open spaces w ithin each unique ravine ecosystem . The park supports a
district are the key components and significant tree canopy w hich provides both a pleasant
defining features of the public realm. setting for surrounding residents, as w ell as a
distinctive view from King George Boulevard and the
The City Centre Plan has been organized into SkyTrain. Opportunities for pathw ays, centered on a
residential neighbourhoods and districts, each w ith its new pedestrian bridge over the ravine, w ill provide
ow n em erging identity, function, and scale. This linkages betw een the surrounding neighbourhood and
section describes the netw ork of parks, open space the Gatew ay SkyTrain Station, as w ell as opportunities
and pathw ays that help define each of these for natural area view ing.
neighbourhoods and districts.
Surrey (BC) Parkway

The Surrey (BC) Parkw ay is a 26-kilom etre, m ulti-use

Gateway path that connects Surrey City Centre w ith New
Westm inster, Burnaby and Vancouver. The Parkw ay
The Gatew ay district is defined by its nam esake also provides im portant local pedestrian and bicycle
SkyTrain station, w hich is encircled w ith high density connections w ithin City Centre and adjacent
office and residential developm ent. Nearby, to the neighbourhoods. The BC Parkw ay w ill be a fully
w est and northw est, Bolivar Creek form s a natural illum inated m ulti-use pathw ay.
transition to the adjacent residential neighbourhood.
Station Plaza
This creek system supports a significant natural area
and a unique ravine ecosystem , and presents a
The Station Plaza is a large publically accessible open
distinctive opportunity for neighbourhood identity.
space that w as developed w ith the Gatew ay Tow er,
adjacent to the SkyTrain station. The Plaza features a
Parks & open spaces in Gatew ay w ill be centred on
range of seating areas, greenspaces and w ater
Bolivar Ravine Park and the natural features w ithin.
features ideal for enjoying lunch or taking a quick
The creek’s north-south orientation presents an
break from the office. Station Plaza, w hich is now a
opportunity for trail and pathw ay connections,
key com ponent of the local open space netw ork, is an
including a pedestrian bridge across the ravine. Future
excellent exam ple of a publically accessible open
view ing platform s and other adjacent am enities w ill
space provided through private developm ent.
provide residents and office em ployee’s opportunities
for retreat and a connection w ith nature.

Key Components

1. Bolivar Ravine Park

2. Bolivar Creek & Ravine
3. Station Plaza
4. Surrey (BC) Parkw ay
5. Port M ann Greenw ay

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6.3

Gateway District Parks & Open Spaces

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Historic District
The Historic District has evolved over tim e into a street
oriented retail precinct anchored on Whalley’s Corner,
at 108 Avenue and King George Blvd. Fram ing
Whalley’s Corner are tw o under-utilized public plazas
and parking lots that serve the adjacent sm all scale
retail. From the corner, a public pathw ay connects
north to 136 Street, providing an im portant pedestrian
link to the Bolivar Heights neighbourhood.

Whalley’s Corner presents an opportunity to create the

heart of the Historic District and a gatew ay to City
Centre. The geom etry of the intersection supports the
developm ent of tw o distinctive plaza spaces, as w ell
as pedestrian connections to the surrounding
neighbourhood. An im proved pedestrian environm ent
w ill result from the introduction of am enities through
private redevelopm ent. Sm all scaled m ixed use retail
w ill anim ate the public realm , w hile buildings provide
public am enities such as w eather protection, public
art, and street furniture.

Key Components

1. Whalley’s Corner
2. Grosvenor Trail
3. Port M ann Greenw ay
4. Haw thorne Greenw ay

Plazas & Pathways

Whalley’s Corner

The plazas at Whalley’s Corner w ill be redeveloped

w ith the surrounding neighbourhood. Building on the
historic strength of the area, Whalley’s Corner w ill
provide a contem porary link to the area’s history
through finer grain place m aking details and design
elem ents, adaptive re-use of historic infrastructure and
features, and opportunities for both large and sm all
scale public art.

Grosvenor Trail & Port M ann Greenway

Whalley’s corner is connected to the surrounding

neighbourhoods via the Grosvenor Trail, north
through the old Grosvenor School site, and east-w est
along 108 Ave via the Port M ann Greenw ay. It is
anticipated that the Grosvenor Trail w ill be integrated
into the future redevelopm ent of the school site, as a
vibrant pedestrian alley w ith spaces for retail,
restaurants and cafes. The Port M ann Greenw ay links
w est to the Surrey (BC) Parkw ay and south into the
City Centre via the Whalley Parkw ay.

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Historic District Parks & Open Spaces

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Bolivar Heights
Bolivar Heights has a quiet fam ily-oriented character,
w hich lends to a unique sense of place am ongst the
rapidly grow ing City Centre. The neighbourhood is
situated betw een tw o large destination parks, Bolivar
Heights Park in the north and Invergarry Park in the
east.

Bolivar Heights w ill m aintain its quiet residential

character, w hich w ill be centered on Grosvenor Park, a
new park that w ill provide social and recreational
opportunities for local residents. The neighbourhood
w ill also becom e greener than it is today, as larger
canopy street trees are planted on the
neighbourhood’s w ide residential boulevards.

Key Components

1. Grosvenor Park
2. Antrim Triangle
3. Grosvenor Trail
4. Port M ann Greenw ay

Parks & Pathways

Grosvenor Park

Centered w ithin the Bolivar Heights neighborhood w ill

be Grosvenor Park, a new neighbourhood park that
w ill provide local and w alkable am enities for
surrounding residents. Its design w ill acknow ledge the
character and low density feel of the surrounding
neighbourhood, and w ill provide fam ily oriented
am enities such as a playground, com m unity garden
and open law n space. The ultim ate balance of
am enities w ithin the park w ill be determ ined through
com m unity consultation.

Antrim Park

Antrim Park is a sm all triangular open green space

that is a rem nant of the area’s radial street pattern.
Located on Antrim Road betw een Hansen Road and
110 Avenue, the site is hom e to a beautiful m eadow
and a num ber of m ature m aple trees. The triangle w ill
be retained as a sm all neighbourhood park, w ith
opportunities to build on the site’s natural am enities.

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Bolivar Neighbourhood Parks & Open Spaces

6.3

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Tom Binnie Park

The Bailey Tom Binnie Park is hom e to the Chuck Bailey

Recreation Centre w hich features an indoor
The Bailey is home to Tom Binnie Park and the Chuck gym nasium , comm unity room s, a senior’s centre and
Bailey Recreation Centre, as w ell as Whalley Athletic a youth lounge. Outside, the Surrey Urban Screen, an
Park. Com bined, they provide over 7.5 hectares of off-site program m ing venue for the Surrey Art Gallery,
com m unity park space and athletic facilities, w ith a projects digital and interactive art onto the exterior
range of am enities that attract residents from w all of the recreation centre. Next door, ‘the Chuck’
surrounding neighbourhoods and the region. youth park, features a range of am enities aimed at
children and youth, including a plaza style skate and
As development occurs, this area w ill em erge into the BM X park, lacrosse and ball hockey box and a
athletic and outdoor recreation hub for City Centre. basketball court. The park is also hom e to an all
Continued im provem ents to the existing parks w ill season artificial turf soccer field.
provide a range of active am enities and opportunities
for play and sport. The com bination of indoor and outdoor am enities at
Tom Binnie Park enables a range of activities and
This park hub w ill have w alking and cycling program m ing and provides a unique com m unity
connections w ith the surrounding com m unity via the am enity for City Centre. The park is linked the
Surrey (BC) Parkw ay, and the Bridgeview and surrounding neighbourhoods via the BC Parkw ay and
Haw thorne Greenw ays. the Bridgeview and Haw thorne Greenw ays.

Key Components Bridgeview Greenway

The Bridgeview Greenw ay is a future 3.5-kilom etre

1. Whalley Athletic Park m ulti-use connection betw een City Centre and
2. Tom Binnie Park neighbourhoods to the Northw est. From University
3. Chuck Bailey Recreation Centre Drive it runs w est along 105A Ave, linking Whalley
4. Youth Park at The Chuck Athletic Park w ith Royal Kw antlen Park, before turning
5. Surrey (BC) Parkw ay heading north into the Bridgeview neighbourhood
6. Bridgeview Greenw ay w here it w ill link City Centre to the future North Surrey
7. Haw thorne Greenw ay Ice Arenas. Through City Centre the Bridgeview
Greenw ay w ill take the form of a sidew alk w ith
Parks & Pathways separated cycle-tracks.

Whalley Athletic Park

Whalley Athletic Park is a large com m unity park and a

m ajor destination for baseball in the City. The park is
the hom e of Whalley Little League, w hich is an
im portant part of Surrey’s cultural heritage. The park
features a num ber of baseball diam onds, including a
regulation sized com petition field w ith bleachers. The
park also has indoor batting cages, a m ulti-purpose
field, m ini-soccer field, playground, field house and
w ashroom building.

It is expected that Whalley Athletic Park w ill evolve as

the City Centre area redevelops, and w ill continue to
contribute to the active lifestyles of residents in the
area. The park w ill provide a balance of active
am enities w hile retaining sufficient space to host
regional, provincial and international tournaments and
sporting events. Future park developm ent w ill
consider im proved edge conditions and neighborhood
linkages, as w ell as the formalization of park entry
points and a central com m ons area.

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Bailey Parks & Open Spaces

6.3

The Bailey Neighbourhood Parks & Open Spaces

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Hawthorne Greenway

The Forsyth The Haw thorne Greenw ay is a future 4.5-kilom etre,

m ulti-use connection betw een City Centre and
The Forsyth neighbourhood is centered on Forsyth neighbourhoods to the east. From University Drive
Road Elem entary and Forsyth Park, w ith over 3 and the Surrey (BC) Parkw ay, it runs east, linking
hectares (7.5 acres) of parkland and forested area. Row berry and Forsyth Parks w ith the Whalley Parkw ay
Nearby to the east, just outside of city centre, and Quibble Creek Greenw ay. Leaving City Centre it
Haw thorne Park offers over 23 hectares (58 acres) of continues through Haw thorne Park and into Guildford
park am enities, including natural areas w ith forest Tow n Centre w here it connects w ith the Guildford
trails, a playground, w ater park, display garden and Recreation and Aquatics Centre. Through City Centre
picnicking areas. the Haw thorne Greenw ay w ill take the form of a
sidew alk w ith separated cycle-tracks, before
Over tim e, Forsyth w ill develop into a place to enjoy transitioning to a m ulti-use pathw ay w ithin Haw thorne
an urban lifestyle, w ith proxim ity to park spaces, Park.
m ulti-use pathw ays and a vibrant retail and transit
corridor along 104 Avenue. The neighbourhood w ill be
connected via a num ber of m ultiuse pathw ays and
cycle tracks, including the Haw thorne and Quibble
Creek Greenw ays w hich w ill provide pedestrian and
bicycle connections w ith the future LRT station on 104
Avenue.

Key Components
1. Forsyth Park
2. Row berry Park
3. Forsyth Road Elem entary School
4. Haw thorne Greenw ay
5. Whalley Parkw ay
6. Quibble Creek Greenw ay

Parks & Pathways

Forsyth Park

Forsyth is a future large integrated neighbourhood

park site w ith a range of am enities to serve the
broader com m unity. The park w ill add to existing open
space at Forsyth Road Elem entary, resulting in over 10
acres of com m unity greenspace, w ith opportunities for
larger scale active am enities such as a sports field,
tennis and m ulti-use courts. The site has also been
identified as a potential site for a dog off-leash area.
The ultim ate balance of am enities for this new park
w ill be developed through a com m unity consultation
process.

Rowberry Park

Row berry Park is a sm all future neighbourhood park at

105A Avenue and Whalley Boulevard, at the junction
of the Haw thorne Greenw ay and Whalley Parkw ay.
This m ini-park w ill provide a contem porary outdoor
place that supports play and social interaction for the
surrounding future high density neighbourhood.
Am enities m ay include an urban plaza, seating,
lighting and a bike repair station for cyclists using the
Whalley Parkw ay and Haw thorne Greenw ay.

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Forsyth District Parks & Open Spaces

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Central Downtown Central City Plaza

The Central Dow ntow n w ill form the urban and civic The Central City Plaza is a lively urban open space,
heart of City Centre. At its core a high density m ix of connecting SFU and the Central City M all w ith the
uses w ill be connected through a netw ork of urban Surrey Central SkyTrain Station and the Surrey (BC)
plazas, from City Hall and the library in the north to Parkw ay. The plaza provides a venue for sm all and
m edium scale gathering and special events.
Central City and Sim on Fraser University in the south.

These plazas w ill offer opportunities for com m unity Surrey (BC) Parkway
program m ing, support large public events and
The Surrey (BC) Parkw ay is a key active transportation
celebrations, and provide social spaces for interaction
link betw een the civic core and the rest of City Centre.
and activity. The dow ntow n core w ill be a pedestrian
The Parkw ay also connects w ith the Central City and
realm , connected to surrounding neighbourhoods
Holland Park Greenw ays to provide broader linkages
through a m ultim odal transportation netw ork of
to North Surrey, Guildford and New ton
transit, m ulti-use pathw ays and cycle tracks.

Key Components
1. Civic Plaza
2. Central City Plaza
3. Larkin Park
4. Surrey Central SkyTrain & LRT Stations
5. Surrey (BC) Parkw ay
6. Central City Greenw ay
7. Whalley Parkw ay

Parks, Plazas & Pathways

Civic Plaza

Civic Plaza, together w ith City Hall and the Library,

form s the heart of City Centre. The plaza offers flexible
and program m able open space for com m unity events
and gathering, including the Surrey Urban Farm ers
M arket, Party for the Planet and Surrey’s Christm as
Tree Lighting Festival. At night, the plaza is
illum inated, featuring evening activities like concerts
and light art projections.

The redevelopm ent of the Recreation Centre and the

relocation of the North Surrey Arena’s w ill enable the
extension of the Civic Plaza to the south, ultim ately
linking w ith the Central City Plaza to create one of
M etro Vancouver’s largest urban plaza system .

Larkin Park

Larkin Park is a new neighborhood park that w ill

provide local greenspace for neighbourhood residents.
With the intensity of program m ing in nearby public
parks and plazas, Larkin Park w ill provide a m uch
needed passive greenspace, w ith am enities for casual
and passive park use.

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6.3

Central Downtown District Parks & Open Spaces

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West Village
West Village is a quickly transform ing high density
residential neighbourhood. Outdoor open space in this
com pact precinct is centred on the West Village Park,
the neighbourhood living room .

West Village Park w ill be supplem ented w ith a variety

of sm aller plazas and publically accessible open
spaces delivered through new developm ent, as w ell as
through proxim ity to larger public spaces, including
Royal Kw antlen Park and the Civic Plaza. Together,
these places w ill create a finer grain netw ork of
am enities, green spaces and opportunities for social
interaction, exercise and play throughout the
neighbourhood.

Key Components
1. West Village Park
2. West Village M ew s
3. Royal Kw antlen Park (w est of plan area)

Parks
West Village Park

The West Village Park w ill provide a contem porary

urban space w ith opportunities for a plaza, passive use
and children's play. This m ini-park is also the future
hom e of a District Energy Centre, w hich w ill provide
surrounding buildings w ith a sustainable supply of hot
w ater heating. It is expected that the energy plant w ill
com plem ent the park through strong architectural
design and the incorporation of public art.

Royal Kwantlen Park

Although located outside of the City Centre Plan area

(200m w est), Royal Kw antlen Park is an im portant
greenspace that is w ithin w alking distance for
residents of the West Village and Chuck
neighbourhoods. With over 14 hectares (35 acres) of
park am enities, including a range of athletic facilities,
passive open spaces and natural areas, this park plays
a critical role in addressing the outdoor recreation
needs for the City Centre Plan. Future park
im provem ents w ill be undertaken w ith com m unity
consultation, and consideration to changing
dem ographic needs. There is a historical connection
w ith the Kw antlen First Nation that w ill be respected
and incorporated into any future park planning.

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West Village Parks & Open Spaces

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Holland Park Holland Park Greenway

Holland Park neighbourhood is predom inantly a low The Holland Park Greenw ay is a 1.75 kilom eter m ulti-
density residential area, characterised by single fam ily use connection that link Holland Park and the Surrey
houses and a few m ulti-fam ily developm ents. It is (BC) Parkw ay w ith the Green Tim bers Greenw ay on 92
defined by its nam esake park, a 10 hectare (25 acre) Avenue. The greenw ay provides im portant pedestrian
destination park that draw s visitors from around the and bicycle connections w ith residential
region for large scale events and festivals. East of neighbourhoods in the southw est, as w ell as A.H.P
Holland Park is King George Boulevard and the M atthew and Queen Elizabeth Park.
term inus station of the SkyTrain, w hich provides the
context for the contem porary nature of parks and open
space developm ent in this area.

Developm ent in the Holland Park neighbourhood w ill

predom inantly be focused around the park, and w ithin
w alking distance to the SkyTrain. This puts a strong
em phasis on the urban interface w ith the Holland Park,
and provides the basis for the areas evolution into a
vibrant and contem porary public space.

Key Components

1. Holland Park
2. Holland Park Greenw ay
3. Surrey (BC) Parkw ay
4. AHP M atthew s Park
5. AHP M atthew s Elem entary School

Parks, Plazas & Pathways

Holland Park

At over 10 hectares, Holland Park is central to Surrey’s

evolving City Centre. The Park has played host to a
num ber of large scale festivals and celebrations,
including a Live Site at the 2010 Winter Olym pics and
Fusion Festival, Canada’s largest annual m ulti-cultural
celebration. The park is also host to m usic concerts, as
w ell as com m unity celebrations and gatherings.

In addition to hosting celebrations and events, the

park boasts a range of am enities including a display
garden, am phitheater, plaza, basketball courts and
playground. As the park continues to grow and
develop, additional am enities w ill be added, including
opportunities for tennis, a water park, as w ell as
additional gardens and passive open spaces. The
ultim ate balance of am enities w ithin the park w ill be
developed w ith consideration to changing
dem ographics and ongoing com m unity consultation.

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Holland Park Neighbourhood Parks & Open Spaces

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King George The Plazas at King George

The King George District is a vibrant transit oriented In high density areas, such as the King George District,
m ix of office, com m ercial and residential there is an expectation that elem ents of the public
developm ent, built around a netw ork of outdoor plaza realm are delivered as public open spaces on private
space. The district is also hom e to the headw aters of developm ent sites. Around the King George SkyTrain
Quibble Creek, w hich presents an interesting Station an integrated netw ork of pedestrian plazas and
juxtaposition betw een urban developm ent and nature. public open space w ill provide a vibrant urban
pedestrian realm , oriented tow ards office, retail and
King George w ill continue to develop into a vibrant entertainm ent.
and bustling transportation hub. The public realm in
this district w ill feature a variety of busy pedestrian Whalley Parkway
plazas and w alkw ays, oriented around retail and
entertainm ent. These open spaces w ill predom inantly In addition to the Surrey (BC) Parkw ay, the King
be realized as public open spaces on private George District is connected to the surrounding
developm ent sites. neighbourhoods through the Whalley Parkw ay. The
Whalley Parkw ay is characterised by separated cycle
East of Whalley Boulevard, the headw aters of Quibble track and higher level pedestrian connections along
Creek provides a natural area enclave. A future park in Whalley Boulevard, linking the Quibble Creek, Fraser
this area offers unique opportunities to recognize the Highw ay, Central City, Haw thorne and Port M ann
im portant of the headw aters through the developm ent Greenw ays along the w ay.
of an urban w etland.

Key Components

1. Quibble Creek Park

2. Quibble Creek
3. The Plazas King George
4. Whalley Parkw ay
5. Surrey (BC) Parkw ay
6. Quibble Creek Greenw ay
7. King George District Energy Centre

Parks, Plazas & Pathways

Quibble Creek Park

One of the m ost distinctive aspects of Surrey City

Centre is the existence of fish bearing creeks. The King
George District is hom e to the headw aters of one of
these creeks, Quibble Creek. Quibble Creek is a
tributary of Bear Creek and the Serpentine River,
w hich flow s over 20 kilom eters from the park into M ud
Bay.

These headw aters offer a fantastic opportunity to

enhance and im prove the creek’s aquatic ecosystem ,
w hile also creating public spaces that celebrate and
educate visitors on the creek’s ecological im portance.
In addition to natural area im provem ents, public
am enity opportunities include habitat view ing
platform s, boardw alks, interpretative signage and
seating areas.

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Queen Elizabeth M eadows Park

Medical District
Queen Elizabeth M eadow s is an existing 3 hectare (7.4
The M edical District is separated into tw o distinct acre) neighbourhood park that provides local
precincts separated by King George Boulevard: greenspace to the surrounding neighbourhood. As the
m edical and professional services to the east and area transitions into a higher density, additional
residential to the w est. Parks and open spaces in this am enities w ill be added, including opportunities for a
district w ill be developed and program m ed to address dog off-leash area, com m unity gardens, picnicking
the am enity needs of these aforem entioned precincts. areas and additional park pathw ays and seating. The
park w ill be connected to the surrounding
The m edical and professional services precinct, east of neighbourhood through the Holland Park Greenw ay
th
King George Boulevard, w ill support office and along 134 Street.
m edical em ployees, in addition to residents of higher
density apartm ent buildings. In this area, Cunningham West Quibble Creek
Park w ill provide a central com m ons, supported by a
variety of corner plazas and publically accessible open The M edical District is hom e to West Quibble Creek, a
spaces realized through private and institutional tributary of Quibble Creek that flow s into the
developm ent. Together, these open spaces w ill Serpentine River and eventually out into M ud Bay. The
provide places to enjoy lunch aw ay from the office or creek and adjacent riparian areas w ill be conveyed to
to relax and take sanctuary from the surrounding the City through developm ent for conservation
urban environm ent. purposes. Adjacent developm ent sites w ill
acknow ledge the creek and riparian areas through
West of King George Boulevard, Queen Elizabeth careful design, including opportunities for pathw ays
M eadow s Park w ill provide m ore typical am enities to and pockets of outdoor public open spaces.
support a low er density residential neighbourhood, as
w ell as students from the adjacent secondary school.

Key Components

1. Cunningham Park
2. Queen Elizabeth M eadow s Park
3. Quibble Creek Greenw ay
4. Holland Park Greenw ay
5. Quibble Creek
6. West Quibble Creek
7. Queen Elizabeth Secondary School

Parks & Natural Areas

Cunningham Park

Cunningham Park is central to the high density

m edical and professional services precinct. The
proxim ity of this greenspace to the hospital and other
m edical services and care facilities w ill play an
im portant role in reducing patient and em ployee
stress and im proving neighbourhood health and
w ellbeing. The program for the park w ill include
opportunities for social interaction, spaces for quiet
reflection and potentially am enities to support
physical and m ental rehabilitation of patients.

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Medical District Parks & Open Spaces

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Green Timbers Park and Urban Forest

Green Timbers
Green Tim bers Urban Forest is one of the City's
Parks and open space in the Green Tim bers largest parks, offering over 183 hectares (452 acres)
neighbourhood is defined by the Quibble Creek of forests, w etlands, lakes, grassland m eadow s and
Greenw ay and nearby Green Tim bers Park and Urban nature trails. Although technically not w ithin the City
Forest, both of w hich are significant com ponents of Centre Plan area, its im m ediate adjacency offers City
the City Centre Green Infrastructure Netw ork, and part Centre residents w ith a unique opportunity to escape
of the City’s broader Biodiversity Conservation into nature to explore its m any features. The Park is
Strategy (BCS). Com bined, these parks w ill provide a also hom e to the Surrey Nature Centre, w hich offers a
significant am ount of open space and natural area to range of environm ental program s, w orkshops and
support future residential developm ent. events. Future park and Nature Centre im provem ents
w ill include a destination nature playground, w ater
This neighbourhood w ill evolve as the gatew ay to park, exploration pond and w etland and new forest
Green Tim bers Park and Urban Forest, the lungs of trails.
North Surrey. The Quibble Creek Greenw ay w ill
support this vision by providing a corridor of open Dunn Park
space that runs through the neighbourhood, linking
w ith key greenw ays that lead into the Park and Urban Dunn Park is a new neighborhood park that w ill
Forest. Future residents of this area w ill have the provide local and w alkable am enities to surrounding
opportunity to enjoy an abundance of greenspace w ith residents. The park’s design w ill acknow ledge the
quick and easy access to a broad netw ork of w alking m edium -high densities of the surrounding
paths and forest trails. neighbourhood by providing a balance of active park
am enity w ith am ple space for casual and un-
Key Components program m ed park use. Park am enities m ay include an
urban plaza, m ini soccer field, playground and passive
open space, although the ultim ate design and
1. Quibble Creek Greenw ay program w ithin the park w ill be determ ined through
2. Green Tim bers Park and Urban Forest com m unity consultation.
3. Dunn Park
4. Fraser Greenw ay
5. Bon Accord Greenw ay
6. Central City Greenw ay
7. Quibble Creek

Parks, Pathways & Natural Areas

Quibble Creek Greenway

The Quibble Creek Greenw ay is a ribbon of parkland

that transects the southeast of City Centre, connecting
neighbourhoods w ith parks and open spaces, w alking
pathw ays and transit. Along the w ay a variety of park
am enities w ill be developed, such as com m unity
gardens, bike paths and dog off-leash areas. It w ill also
provide an im portant ecosystem corridor, addressing
the objectives of the BCS, and featuring a range of
ecosystem restoration projects. The corridor w ill also
form the backbone of a m ulti-use pathw ay netw ork,
linking the Central City, Bon Accord and Fraser
Greenw ays to offer connections to am enities
throughout City Centre and the broader region.

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Green Timbers Neighbourhood Parks & Open Spaces

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SECTION 7
Culture

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7
CULTURE
Culture plays an essential role in the creation of an interesting and vibrant
dow ntow n. Cultural facilities and activity supports social, educational, and
econom ic exchange.

The follow ing section describes the vision and strategic objectives to support
new cultural catalyst projects, public art, historic identity, festivals and
placem aking through com m unity building, as w ell as im plem entation
strategies to create a culturally vibrant dow ntow n.

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7

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7.1
OVERVIEW
A strong vision and key strategic
Cultural Corridor Framework
objectives will guide the development An organizing fram ew ork for the cultural vision in City
direction to support a vibrant cultural centre is the Cultural Corridor, w hich creates a unique
hub of services and venues that concentrate arts and
sector in Surrey’s downtown. heritage activites and groups in a critical m ass. The
Cultural Corridor is centered along King George
Dow ntow n areas create a critical m ass of activity Boulevard, w hich runs through the central core of the
w hich facilitate cultural, social, educational, and plan area, from 96 Avenue to 108 Avenue. This portion
econom ic exchange. As Surrey’s City Centre of the corridor form s the northern part the city-w ide
transitions into a m ore urban landscape, cultural Surrey Cultural Corridor, along King George Highw ay
assets w ill play an essential role in contributing to a from City Centre to South Surrey.
m ore interesting and vibrant dow ntow n.
The objectives of the Cultural Corridor are to facilitate
As Surrey’s City Centre is in early stages of this
ease of access to cultural assets for residents and
transition, the concentration of cultural assets is
visitors, prom ote collaboration and synergies am ongst
relatively sparse com pared to m ore established city
artists and cultural groups and to create an econom ic
centres. This presents opportunity for significant
hub that draw s investm ent and entreprenures to build
grow th in the cultural sector, delivered through a
the local creative econom y.
balance of private sector redevelopm ent projects,
public-private partnerships, and city-led initiatives. As a fram ew ork, the cultural corridor helps visualize
the arts & heritage landscape w ithin City Centre. This
In the future, the City Centre w ill feature a variety of
structure allow s opportunity to integrate, connect and
cultural facilities, public art installations, gathering
support key cultural facilities, activities and pubic art. It
places, festivals, concert, and a thriving cultural sector
also provides a platform from w hich to identify future
econom y. These cultural assets w ill play a crucial role
projects, and to integrate and connect im portant
in the transform ation of City Centre, and w ill form vital
cultural resources in the dow ntow n. M ap __ show s
com ponents of the urban infrastructure necessary to
locations of Cultural Assets in the Cultural Corridor of
realize the vision of a thriving, cosm opolitan
City Centre
dow ntow n.
Surrey’s Public Art Plan describes how this Corridor
The follow ing sections w ill set out the overall vision
should have a higher level of design treatm ent applied
and strategic direction for culture in the City Centre.
to various street infrastructure features including:
Com ponents w ill include cultural facilities, cultural
fencing, benches, bollards, bicycle racks and m an hole
catalyst projects, public art, festivals and events,
covers. The potential for this concept is illustrated in
heritage, and place m aking.
detail in the Surrey Operations and Infrastructure –
Public Art Plan.

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7.1
6.5

Map 15 Existing Cultural Assets 2016

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7.2
EXISTING CULTURAL
AMENITIES
M any factors contribute to the cultural
landscape of the downtown, including
public facilities, private buildings,
heritage influences, public art, festivals
and celebrations.

Cultural Facilities
Cultural facilities in City Centre are private, public or
partnership-run entities. Below is a list of the key
cultural facilities in Surrey’s dow ntow n today.

Centre Stage, City Hall

Centre Stage theatre is a 200-seat venue, located in
Surrey City Hall. The theatre is used for Council
m eetings and is also used for live perform ance space
by the larger com m unity. Centre Stage is ideal for live
m usic, film screenings, sm all-scale theatre and dance
perform ances, as w ell as conferences, sem inars and
m eetings.

Centre Stage is equipped w ith a 21’ X 12’ screen and a

digital high definition projector.

Surrey Central Library

This iconic building, constructed in 2011, is a landm ark
of the Central Dow ntow n District. It features 77,000
square foot of library space, including m ulti-purpose
m eeting room s, study spaces, lounging areas, a
com puter learning centre, a children’s departm ent,
teen lounge, collection spaces and a cafe. The library
supports a variety of im portant social and educational
services, including children and youth program s,
im m igrant and settlem ent services, language classes,
technology classes, services for seniors and the
vulnerable and business w orkshops. The library also
serves as a Sim on Fraser University satellite cam pus,
and is host to a variety of com m unity events.

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City Parkway Arts Hub

Renovations to a City ow ned building at 10660 City
Parkw ay w ill provide program m ing and adm inistrative
space for a num ber of local, not for profit arts
organizations. The creation of this arts space w ill
com plem ent existing cultural am enities in City Centre.

Surrey Centre Arts Umbrella

Surrey Arts Um brella offers program s that include
dance, theatre, m usic, visual and applied arts. The
school also offers art cam ps, com m unity program s
and early learning program s.

SFU School of Interactive Arts & Technology

The School of Interactive Arts and Technology (SIAT)
at SFU is an interdisciplinary research focused school
w here technologists, artists, designers and theorists
collaborate in innovative research and im m ersive
study. A SIAT education com bines the science of
hum an experience, the analysis of m edia and culture,
the creation of original and experim ental w orks of art,
and the im plem entation of new technologies.

SFU plans to expand the cam pus are currently

underw ay. The expansion includes a new 5-storey,
16,066 square m etre (172,933 sq. ft.) building for
Sustainable Energy and Environm ental Engineering
program s. The project includes a 400- seat lecture hall
located on the ground floor to serve the full SFU
Surrey cam pus and is also intended to serve the
broader Surrey com m unity.

Rising Sun Social Innovation Centre & Gallery

The Centre and Gallery is a 2 storey structure w ith a

floor area of approxim ately 3000 sq. ft. that contains
areas that can be used for the delivery of a num ber of
different arts and culture program s and services. It
also includes a studio and gallery for the preparation,
display and sale of com m unity ‘fine arts’, w ith
particular em phasis on w orld artistic expression.
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Public Art
Public art installations anim ate the public realm and
contribute to creating a m em orable and unique
landscape. They also engage residents in the
interpretation and expression of w hat is im portant and
significant to the com m unity.

Public Art Walk

To encourage residents and visitors to experience
m ultiple ideas and voices, a w alkable route of varied
public artw orks can be found in Surrey’s City Centre.
This route extends from the artw orks in Holland Park
north along University Boulevard, and includes the
artw orks in City Centre Library, City Hall, and
concludes w ith the artw orks at the Chuck Bailey
Recreation Centre.

Urban Screen at Chuck Bailey Recreation Centre

Public Art in City Hall Public Art in Holland Park

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7.2

Map 16 Existing Public Art Locations 2016

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Heritage Sites Roll’s Carpenter Shop

Whalley’s Corner & Binnie Block (13946 Fraser Highw ay) Roland Earl Wilfong and Olive
Anne Wilfong acquired a block of eight approxim ately
A key heritage area in the City Centre is Whalley’s 1-acre lots betw een Pacific Highw ay (now Fraser
Corner and Binnie Block, located at 108 Avenue and Highw ay) and Tow nline Road (now 96 Avenue)
King George Boulevard. In 1925, a sm all com m ercial im m ediately w est of Nichole Road (140 Street). Shortly
area em erged in the north end of Surrey w ith thereafter, "Rolls Carpenter Shop", likely nam ed after
Whalley’s Corner Gas at the intersection of Grosvenor the ow ner, w as built facing Pacific Highw ay, later
Road, Ferguson Road (108 Avenue) and King George becom ing the Trans-Canada Highw ay and now Fraser
Boulevard (then Highw ay). The developm ent included Highw ay.
a service station, a sm all general store, soft drink
stand, and tourist cabins.
Round Up Café
In 1947, his “ Binnie Block” w as one of the first
com m ercial buildings along the highw ay, w ith the Goodm anson Building (Round Up Café) - has served
Cam eo Theatre and a branch of the Bank of Nova the Whalley neighbourhood for over fifty-five years.
Scotia. The sam e year also m arked the official opening Len Goodm anson built the original structure on the
of a post office at Whalley’s Corner After w hich cam e property in 1949, housing the Round Up Cafe, w hich
the Goodm anson Building (the Round Up Café) in Goodm anson ow ned until 1961. Since 1973, the
1949, and then the Dell Shopping Centre in the 1950’s. restaurant has been ow ned and operated by the
The Dell Shopping Centre opened as the first of the Springenatic fam ily, w ho have m aintained the
centralized shopping centres in Surrey. essential roadside diner character, appearance and
m enu.
A m id-century m odern design aesthetic em erged for
this area during this tim e. Rem nants of the original Typical of the era in w hich it w as established, the large
buildings are m ost evident in the area along Binnie neon sign w as a response to the w idth of the street
Block and King George Boulevard betw een 108 and the speed of passing cars, enticing custom ers w ith
Avenue and 105A- Avenue. These areas have its bold shape and colours. Such signs have seldom
predom inately narrow storefronts and a M id-century survived in connection w ith their original businesses;
m odern influence can be seen through elem ents such the Round Up Cafe and its neon sign are therefore a
as flat roof lines, neon signs, low profile suspended rare com bination.
canopies, sim ple clean building lines w ith m uted
colour palettes.

St. Mary’s Ukrainian Greek-Orthodox Church

St. M ary's Ukrainian Greek-Orthodox Church (10765
135A Street) is on Surrey’s Heritage Register and is
significant as a landm ark place of w orship for over half
a century. A large population of Ukrainian-Canadians
w ere am ong the m any groups of people that settled in
Whalley, and they soon recognized the need for their
ow n place of w orship.

The church property w as purchased through

donations and fundraising, and construction on the
church began in 1950, and w as com pleted in 1955 w ith
volunteer labour. The use of the historical style for the
church, at a tim e w hen m any churches chose to build
in new m odern styles, indicated a strong desire to
m aintain a distinct com m unity identity.
Photo of Historic Picture of Round Up Cafe

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Surrey Tree Lighting Festival

Outdoor Festivals & Events Surrey’s Tree Lighting Festival is a free fam ily event
centered on the lighting of the City’s official Christm as
City Centre is hom e to a num ber of m ajor annual tree and kick off the holiday season. The festival is
outdoor City events, as w ell as dozens of com m unity supported by a variety concerts and events, including
sleigh rides, food and fun activities all day long.
festivals, concerts and gatherings. These are
supported through a variety of public outdoor venues,
including:
Diverse & Small-Scale Retail
• Holland Park Festival Grounds
• City Hall Plaza Unique com m ercial areas can also create cultural
• Central City Plaza identity and sense of place w ithin City Centre. This can
be seen through the establishm ent of sm all scale
In addition to com m unity events and m usic concerts, ethnic shops and restaurants located in the north end
City Centre is host to three of the City’s m ajor annual of the plan. Sm all scale and eclectic “ m om and pop”
events, draw ing thousands of visitors to the City businesses gives this district its unique character.
annually. These include m ulticultural grocery stores, specialty
m eat shops, a European deli, as w ell as ethnic
Fusion Festival
restaurants such as African, Jam aican, Japanese,
Surrey Fusion Festival is one of Canada’s largest Vietnam ese, M exican and Salvadoran.
m ulticultural celebrations. Over a w eekend in July, this
free festival features dozens of perform ances on An African business area is also em erging at the north
m ultiple stages, w ith over 30 cultural pavilions end of the district, w here one can find groceries,
featuring cuisine from around the w orld. restaurants and retail goods that are run by people
w ho self-identify as people of African descent.

Photo of Fusion Festival

Party for the Planet

Surrey’s Party for the Planet is one of the largest Earth

Day celebrations in BC. This free festival is intended
to inspire aw areness for the natural environm ent and
provide fun and engaging opportunities to get
involved.
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contem porary ideas and them es im portant to artists

7.3 and residents in the region. Through partnerships
w ith artists, other com m unity organizations, schools
and social service agencies, the Interactive Art
FUTURE DIRECTION M useum m akes art accessible to everyone, connects
diverse com m unities through art, and supports and
strengthens com m unity based initiatives.
Culture will play an important role in
building vitality, cultural capacity and In addition to advancing the cultural vision of this
Plan, the developm ent of a contem porary art gallery
energy of the City Centre w ithin City Centre w ill assist in decentralizing Art
Services w ithin in the City. This w ill enable a refocus
of the current Surrey Arts Centre w hich w ill increase
the Centre’s program m ing and service capacity.
Cultural Catalyst Projects
Performing Arts Centre
Cultural Catalyst Projects provide strategic public
investm ent in projects that w ould spark m om entum Another large cultural catalyst project envisioned for
for the continued transform ation of the City Centre. the City Centre is the Preform ing Arts Centre. In 2012,
These projects w ill focus investm ent w here it can have Bing Thom Architects com pleted a feasibility study for
the m ost im pact in supporting private investm ent and a new perform ing arts centre for Surrey’s City Centre.
enhancing the vibrancy and econom ic w ellbeing of the The study focused on a facility that w ould include a
City Centre. Significant cultural projects in the 1,200 seat theatre, black box studio and am ple lobby
dow ntow n w ill result in a strengthening of City Centre space for hosting receptions and com m unity events
neighbourhoods and the realization of the Plan vision. and celebrations. This flagship facility w ould be an
anchor catalyst projects that w ould continue the
These projects can be city-led, introduced though new revitalization of Surrey City Centre.
policies or funding, or part of a partnership structure
w ith the city, and/or other levels of governm ent, or While the prim ary activation of the City Centre
m ajor institutions, or be part of a private sector Perform ing Arts Centre w ould be focused on evening
developm ent. Som e exam ples of cultural catalyst perform ances and w eekend m atinees, the intention
projects that have been initiated to date include the w ould be that the Centre be a hub of activity during
SFU Theatre, City Centre Library, Centre Stage, Civic w eekdays as w ell. Perform ing art education
Plaza, and the City Parkw ay Arts Hub. program m ing could be featured in the studio space
during the day. Business m eetings and sem inars,
Future Cultural Catalyst Projects for Surrey’s City receptions and com m unity celebrations could take
Centre include the follow ing: place in the lobby spaces and the studio. In addition
street level retail space could be incorporated into the
• Interactive Art M useum Centre’s design in the form of cafés, restaurants and
• Perform ing Arts Centre perhaps boutique stores. This m ixed use approach
• Iconic public art in Civic Plaza w ould be designed to provide activation of the Centre
• Artists Hubs – live w ork studios, exhibition and surrounding streets and neighbourhood during
space, perform ance space daytim e hours throughout the w eek.

Interactive Art Museum Iconic Public Art

A new perform ing contem porary art gallery, located in A third cultural catalyst project is the realization of an
the dow ntow n, is one of the key cultural catalyst iconic public art installation w ithin the City Centre
projects that have been exam ined to contribute to the Plaza. An art installation at a w orld class scale, located
cultural vitality of Surrey’s dow ntow n. The Interactive w ithin the core of City Centre, w ill inspire residents
Art M useum (I AM ) is intended to be a collaborative and visitors, energize an im portant public space and
institution that engages and contributes to the stim ulate social interaction and discussion. It w ill also
com m unity through participatory exhibitions and contribute to the City Centre Art Walking Loop by
program s. Through various form s of applied and providing a central anchor art piece around w hich the
interactive technology, this com m unity space w ould loop can continue to develop.
provide visitors w ith a creative learning environm ent,
engaging them w ith artw orks that provide experiences
of beauty and artistic skill, as w ell as poetic entry
points to engage w ith conversations about broad

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6.5
6.5
7.3

M ap 17 Future Cultural Assets

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Elem ents m ay include artistically designed seating

opportunities, w ayfinding and distance m arkers and
Public Art view points. The greenw ay w ill provide opportunities
for a variety of artw ork including sculpture, banner,
Future public art installations and enhancem ents w ill and pavem ent art.
focus on four initiative areas: Public Art Walk
Enhancem ents, Public Art along Transit, Public Art
along Greenw ays and Strategic Civic Art Sites.
Public Art in Transit
Public Art Walk High quality public art has been show n to im prove the
custom er experience and give a sense of identity and
The public art w alking loop links together key public vibrancy to public transit system s. It creates an
art installations and provides a pleasant and inviting, com fortable space that encourages ridership
accessible opportunity for residents and visitors to by enhancing people’s journey and perception of
view art, from Holland Park to the Chuck Bailey safety and sense of com m unity identity.
Recreation Centre. Additional enhancem ents along
the alignm ent of the art w alk, such as new art The proposed LRT system should incorporate public
installations, building façade im provem ents, artistic art features that prom ote unique com m unity identities
street furniture and banners, w ill be added to enrich and offer creative encounters for riders that are up-
the experience, Area im provem ents, such as corner lifting, hum orous and m em orable.
plazas, seating areas and architectural featuring, w ill
be realized along the alignm ent of the art w alk through
the developm ent of private property.

Civic Art Sites

Eight additional Public Art sites have been identified
w ithin City Centre. As redevelopm ent occurs,
additional sites w ill be added.

• West Village District Energy Centre

• Surrey Civic Plaza
• Whalley’s Corner
• Quibble Creek Greenw ay
• Coast Capital Headquarters at King George
Station
• Surrey Central SkyTrain Station
• King George District Energy Centre
• Along University Boulevard

Quibble Creek Greenway

Public Art along greenw ays provide aesthetic rew ards
that are incentives for people to w alk and cycle. They
contribute to and create enjoyable and engaging
journeys and serve as m em orable landm arks that
evoke a sense of place
The Quibble Creek Greenw ay is the central feature of
the Green Tim bers neighbourhood. Public art along Example of Adaptive Re-use of Heritage Sign for
the greenw ay w ill reflect and form a unique and Transit Shelter Public Art
unifying characteristic of this neighbourhood. This
greenw ay w ill convey the idea of linear sculpture park
that is view ed by w alking or cycling. It w ill be
neighbourhood-oriented and designed to be
experienced from adjacent pathw ays.

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6.5
6.5
7.3

M ap 18 Future Public Art Locations

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• Cameo Theatre-Part of Binnie Block, this building

Heritage Revitalisation w as built in 1954 and provided an im portant
entertainm ent destination for the com m unity.
Heritage re-interpretation is recom m ended w ith
Consideration for Heritage Register redevelopm ent of the site. Opportunities could
include re-creation of the “ Cam eo” signage and
The follow ing sites w ill be considered for Surrey’s
incorporation into new developm ent.
Heritage Register:
• Bolivar M ansion-13453 111A Avenue (relocated)
• Rickshaw Sign- (10522 King George Boulevard)
This house w as once hom e to Haddon Bolivar and
This neon sign has been a landm ark along King
his fam ily. The building has been significantly
George Boulevard for m any years. It w as
altered so the potential for restoration is very low
previously not considered for addition to the
Potential for interpretation related to the Bolivar
Surrey Heritage Register, how ever recent research
fam ily and the Florence Nightingale Hospital.
indicates that the sign likely dates from at least the
m id-1960s. This sign has potential for addition to
• Hassell Building (13655 & 13659 King George
Surrey Heritage Register, how ever further
Boulevard). Built in 1963 for M r. Hassell, w ho w as
assessm ent is required.
a prom inent Surrey figure. During the 1960’s he
w as heavily involved in com m unity groups.
• North Surrey M edical Building (9656 King George
Boulevard)- Built in 1969, by Architect Peter Cole,
this building is constructed of sim ple concrete
m aterial and glass and presents a m uted colour
palette.

The architectural style represents the m id-century

m odern design aesthetic. Concrete is used to
fram e w indow s and doors and is shaped in a
unique geom etric form . The arches and colum ns
and cantilevered areas are clad w ith concrete to
add sim plicity to the structure.

• Galbraith House (13756 112 Avenue)

Heritage Interpretation Opportunities

Photo of Historic Whalley Corner Gas Station 1925
Potential Heritage interpretation opportunities exist at
the follow ing sites:

• Whalley’s Corner -related to Arthur Whalley and

the original 5 corners. Special street blades signs
exist. There is opportunity for public art in the
plaza related to the history, and also interpretation
signage.

• Dell Shopping Centre -related to the significance

of one of Surrey’s oldest shopping centres.

• Bolivar Hatcheries -related to the Bolivar Fam ily

and their hatchery. The hatchery w as quite a
presence in the 40’s and 50’s as people drove Photo of Historic Binnie Block 1950’s
dow n the King George Highw ay. It had a neon
sign w ith fighting roosters on either side.

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creative econom y. Attendance at these events help

7.4 residents connect to their com m unity and prom ote
social cohesion and cross cultural understanding

CULTURAL Private Development Public Art

Program
IMPLEMENATION
In 2011, the Private Developm ent Public Art Program
STRATEGIES w as approved by Council. The program establishes a
sustainable funding m echanism to support the City’s
com m itm ent to public art though a required private
There are several strategies to help developm ent am enity contribution. This program
applies to all m ultifam ily residential developm ents
support and implement additional w ith m ore than 10 dw elling units and com m ercial and
Culture assets within City Centre. industrial developm ent applications involving the
construction of a building w ith a total floor area of
1000 m 2 (10,765 sq. ft.) or greater .
Grant Programs
There are tw o options for locating private
Neighbourhood Enhancement Grants developm ent public artw orks. One option allow s the
art installation to be undertaken by the developer, the
Neighbourhood grants are available city-w ide, and second option allow s for paym ent of cash in-lieu of
w ould especially contribute to placem aking and public art to the Public Art Reserve Fund. (see Private
creating a vibrant dow ntow n. There are tw o categories Developm ent Public Art Policy for further details on
of grants, a Sm all Projects Grant, and a Celebration & the program ).
Com m unity Activity grant.

Cultural Grants Program Zoning

Since the establishm ent of the Surrey Cultural Grants As part of the City Centre Plan update, am endm ents
program in 2013 the City has provided funds to 100 are proposed to the zoning by-law to allow for artist
unique arts and cultural organizations w ho offer a studios as a cultural uses. Am endm ents to the by-law
variety of creative and innovative program s and include inclusion of a definition of “ artist studio” as
events to thousands of residents each year. w ell as the addition of artist studio as a perm issible
use under Cultural Uses. Prior to the am endm ent, the
The vision of the Cultural Grants Program is to support zoning by-law defined Cultural Use as “ a facility w hich
and enhance arts and heritage in Surrey by: provides for social enlightenm ent and includes
m useum s and art galleries” . Adding the “ artist studio”
use w ill expand the cultural use definition.
• Building organizational capability and
sustainability in existing and new cultural In addition, all “ Cultural Uses” w ill also be added as
organizations, perm issible uses in several com m ercial zones
• Investing in com m unity-based cultural including Com m unity Com m ercial Zone (C-8),
activities that prom ote aw areness, access, Dow ntow n Com m ercial Zone (C-35), and in City
participation and appreciation of arts and Centre, the Highw ay Com m ercial Zone (CHI).
heritage, and
Other zoning incentives and density bonus m ay be
• Encouraging collaborative opportunities and
explored in the future as the City develops and
partnerships.
redefines its density bonus policy.
M any of these groups anim ate the cultural spaces in
City Centre including Centre Stage, City Room , the
Civic Plaza, City Centre Library and Holland Park.
These cultural activities em ploy local artists and have
a positive im pact on the developm ent of Surrey’s
6.5
6.5
7.4

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SECTION 8
Community Services

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8
COMMUNITY SERVICES
Com m unity services and facilities are essential com ponents for the overall
health and w ell-being of City Centre residents.

The follow ing section describes the existing and future public sector
com m unity and recreational services in City Centre. These facilities, including
m unicipal com m unity and recreation centres, libraries, health and educational
services, provide the foundation for a connected, social and healthy City
Centre, w ith the capacity to provide for the program m ing and com m unity
servicing needs of future residents.

6.5
6.5
8

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8.1
OVERVIEW
Community services and facilities are
essential components of the overall
health and w ellness of all City Centre
residents.
Com m unity services and facilities are essential
com ponents of the overall health and w ellness of all
Surrey City Centre residents. They provide year round
am enities and program m ing that encourage active
lifestyles, learning, opportunities for social interaction,
and the capacity to provide dynam ic program m ing
that supports all ages and abilities. They also offer
services to prom ote health and w ell-being and
educational opportunities.

New and im proved com m unity and recreation

facilities and services w ill act as com m unity hubs that
bring people together, supporting com m unity
capacity, volunteerism and a sense of place. They w ill
be transform ational health and social service centers
that, in collaboration w ith com m unity partners, w ill
m ake a positive im pact on real social issues facing the
com m unity. City facilities and services w ill w elcom e
the entire com m unity, and w ill strive to serve
vulnerable individuals, fam ilies and children through
fostering a sense of belonging and connection.

Expansion of public sector education facilities w ill

provide increased energy to the public realm , w ith the
addition of students on the street. This w ill also
provide expanded cross-functional opportunities for
businesses, research and other related public sector
partnerships.

Partnerships w ith Federal and Provincial levels of

governm ent w ill allow continued support services for
health, including m ental health and addictions
services for vulnerable populations.

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8.2
CITY FACILITIES
Existing Facilities and
Partnerships
The prim ary com m unity and indoor recreation
facilities in City Centre are discussed below .

North Surrey Recreation Centre and Arenas Chuck Bailey Recreation Centre

Built in 1966, the North Surrey Recreation Centre is a

fully accessible facility located next to the Surrey
Central SkyTrain Station. The facility includes a 37
m etre pool w ith aquatic am enities, w eight room ,
fitness studios, tw o ice sheets as w ell as a variety of
m ulti-purpose room s. The centre offers patrons w ith a
variety of registered and drop-in recreational
program s, as w ell as preschool services and sum m er
cam ps. M ulti-purpose room s are available for
com m unity bookings and events. This facility is
approaching the end of its functional lifecycle and w ill
need to be replaced in the near future.

Chuck Bailey Covered Skate Park

Chuck Bailey Recreation Centre
Originally built as an Olym pic legacy project in 2010,
the Chuck Bailey Recreation Centre offers m ulti-
generational program s and services designed to m eet
grow ing com m unity needs. The facility offers a variety
of registered and drop-in program s supported through
a gym nasium , youth lounge, seniors centre and a
range of m ulti-purpose room s. The centre also
includes preschool services, children’s program m ing,
and afterschool program s. Adjacent to the Chuck is a
covered youth park, including outdoor am enities for
skateboarding, BM X, ball hockey and basketball.

City Centre Library

Built in 2011, the City Centre Library is a landm ark of
the Central Dow ntow n District. It features 77,000
square foot of library space, including m ulti-purpose City Centre Library
m eeting room s, study spaces, lounging areas, a
com puter learning centre, a children’s departm ent,
teen lounge, collection spaces and a cafe. The library
Community Partnerships
supports a variety of im portant social and educational
In addition to existing facilities, the city also draw s on
services, including children and youth program s,
com m unity partnerships to deliver services in a m ulti-
im m igrant and settlem ent services, language classes,
faceted m anner, often beyond the operational scope
technology classes, services for seniors and the
8.2

and capacity of existing city program s.

vulnerable and business w orkshops. The library also
serves as a Sim on Fraser University satellite cam pus.

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Future Facility Enhancements Chuck Bailey Recreation Centre Renewal

and Partnerships As the City Centre population grow s and diversifies, it
w ill be necessary to add new activity spaces to the
As Surrey’s City Centre grow s into a dynam ic urban Chuck Bailey Centre. Expansion plans include
centre, the existing com m unity services w ill be additional m ulti-use space, a second gym nasium and
expanded and enhanced and existing com m unity and a fitness centre and w eight room . Details of the
recreation infrastructure w ill need to be replaced, expansion program w ill be based on consultation w ith
upgraded. To m eet the needs of an increasingly com m unity stakeholders and residents in the area.
diverse population, the City’s strategy to provide New and im proved recreation facilities and
services and program m ing w ill be m ulti-faceted, and program m ing w ill be coordinated and integrated w ith
w ill involve partnerships and strategic relationships the existing facility.
w ith other service providers, as w ell as collaborations
w ith educational institutions and com m unity
organizations.
City Centre Library
To effectively respond to this anticipated grow th, the
Parks, Recreation and Culture Departm ent w ill develop Surrey Libraries com m its to engage w ith the
a new 10-year Strategic Plan. This plan is intended to com m unity, to inspire the com m unity and to strive for
guide the City’s com m unity and recreation service excellence through im proved access and expanded
delivery priorities through to 2028. The follow ing technology. M ore m eeting room space w ill be added
outlines the plans for the three of the m ain city to allow for expanded engagem ent and program m ing
facilities in the City Centre. opportunities. The Library will identify com m unity
needs and invite participation in developing program s
North Surrey Recreation Centre Replacement and services over the upcom ing years w ith a focus on
fam ilies and children, youth, new com ers, seniors,
The existing North Surrey Recreation Centre is urban aboriginals and m illennials. The City Centre
approaching the end of its functional lifecycle. This Library w ill continue to collaborate w ith partners to
presents the City w ith a unique opportunity to plan for im prove social w ell-being w ith special em phasis on
replacem ent facilities that correspond w ith the grow th children and their caregivers. The library w ill also
and dem ographic trends projected w ithin this plan. As continue to foster digital literacy as technologies
part of this process, the City w ill separate the arena change.
and recreation center functions and relocate the ice
rinks to a nearby location, adjacent to the Scott Road Community Partnerships
SkyTrain Station. This w ill provide opportunity for the
future expansion of additional ice sheets, w hile also As the City Centre continues to develop, opportunities
offering added flexibility for the redevelopm ent of the to explore facility developm ent and service delivery
com m unity, recreational and aquatic com ponents enhancem ents w ith partners such as Fraser Health,
w ithin City Centre. Sim on Fraser University and Kw antlen Polytechnic
University, m ay lead to a num ber of value added
The new com m unity centre w ill total approxim ately spaces and joint-use facilities. The provision of
60,000 sq. ft. and w ill be located w ithin a highly visible m ultiple, shared use spaces and the com bining of
location, som ew here in the City Centre. Currently, services and program m ing w ill be explored as a
details for the relocation, including a location and m eans to decentralize services throughout the City
im plem entation strategy, have not been finalized. The Centre.
City is exploring potential partnership opportunities
w ith the YM CA as w ell as the possibility of providing New and im proved partnerships w ith other
the replacem ent facility w ithin a m ulti-use com m unity service providers w ill com plem ent,
com prehensive developm ent that m ay include enhance and augm ent the com m unity and recreation
housing, education and health services. The future services provided by the City, and w ill increase the
program for this new facility w ill include an aquatics capacity to support a grow ing population and a
centre, w eight room and fitness centre, gym nasium , dynam ic urban centre.
m ulti-purpose room s and adm inistrative and support
spaces. The facility w ill also feature a fam ily
developm ent centre, aim ed at providing a range of
social services for children and fam ilies, as w ell as a
central office for the delivery and referrals of other
fam ily oriented resources and services.

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8.2

Photo of Inside City Centre Library

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8.2
PUBLIC SECTOR
EDUCATION

Major Post Secondary

Institutions
The next phase of expansion, currently in process, w ill
The Academ ic Precinct is beginning to em erge in the allow for a new 5-storey building for Sustainable
Central Dow ntow n area w ith the expansion of tw o Energy and Environm ental Engineering. SFU has
m ajor universities in the core. Sim on Fraser applied for the federal governm ent’s new Post-
University (SFU) has been a key partner and catalyst in secondary Institutions Strategic Investm ent Fund (SIF),
the transform ation of the area, beginning w ith the w hich w ill provide $2 billion over three years to
construction of the Surrey Cam pus in 2003, and now support excellence in research, innovation and
w ith the expansion of the cam pus on a new site on environm ental sustainability at cam puses across
University Drive. Kw antlen Polytechnic University Canada. The SIF w ill cover up to 50 percent of the
(KPU) is currently planning a new cam pus to the City project’s eligible costs, w ith the rem aining funding to
Centre w ithin the 3 Civic Plaza building. be m atched by the provincial governm ent.

The building w ill house a 400-seat lecture hall, labs,

office space, student recreation space and a café,
Simon Fraser University
totaling approxim ately 16,066 square m etres (172,933
Sim on Fraser University currently has 470,000 square sq. ft.) of building floor area. The proposed SFU
feet of space at the base of the Central City Tow er in building is expected to have 320 undergraduate and
City Centre, and leases additional space in the M edical 195 graduate students for a total of 515 FTE students.
District. At this tim e, the SFU Surrey cam pus is over- The building is expected to be com plete for April 2018.
capacity and has plans for future phases of expansion
of Surrey cam pus. SFU’s five year capital plan includes $355 m illion in a
range of new capital projects for City Centre, including
a Science Health and Technology Building, a Business
M anagem ent Building and a Graduate Facility
Building.

Kwantlen Polytechnic University

Kw antlen Polytechnic University (KPU) is planning to
open a new cam pus in the City Centre in 2017, w ith its
KPU Civic Plaza Cam pus, w hich w ill be located in the 3
Civic Plaza developm ent.
The cam pus w ill occupy all 5 floors of the office
podium and offer professional studies, upper-level
business courses and post-graduate credentials.

Existing SFU Surrey Campus at Central City M all

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Rendering of Future SFU Sustainability Energy & Environmental Engineering Building

8.3

Rendering of Future KPU Campus Located in 3 Civic Plaza Building

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Secondary and Elementary

Schools
A survey of the schools in the area suggests that the
There are three high school and eight elem entary
area still has capacity to accom m odate grow th w ithin
school catchm ent boundaries that cover the City
the elem entary school population; how ever the
Centre area (see M ap 18). M any of the actual schools
secondary schools are nearing capacity. With the
are located along the periphery of the plan boundary,
proposed build out, and com bined yields rem aining
w ith tw o elem entary schools and one high school
constant, is estim ated that there w ill be 1,100 m ore
located w ithin the plan area.
students (670 elem entary and 430 secondary) in 10
years.
The Elem entary Schools that serve the City Centre
area:
M edium -term , the area does have that the ability to
• AHP M atthew Park
grow its school capacities w ithin sites already ow ned
• Cindrich Elem entary by the schools district, should funding for additions
• Forsyth Road Elem entary becom e available from the M inistry of
• Jam es Ardiel Elem entary Education. There is also the potential to re-purpose
• Lena Shaw Elem entary sites being used for specially or alternate program s
• Old Yale Elem entary should those program s have suitable locations
• Sim on Cunningham elsew here.
• K.B. Woodw ard Elem entary
In 20 years projections indicate there w ill be 1,400
The Secondary Schools that serve the City Centre m ore students (850 elem entary and 550 secondary). In
area: 30 years, 3,700 m ore students (2,250 elem entary and
• Queen Elizabeth Secondary 1,450 secondary). Yields w ill likely decrease as the
• Kw antlen Park Secondary proportion of high-rise units increase.
• Guildford Park Secondary
In the long term , (over 20 year horizon) the District
w ould not be able to accom m odate the grow th w ithin
existing sites. To accom m odate a future urban school,
opportunities to explore joint developm ent w ith City
facilities as w ell as other opportunities for creating
new space for the district longer-term should be
explored.

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Map 19 Secondary & Elementary School Catchment Boundaries

8.3

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Laurel Place
8.4 This facility provides Com plex Care, Convalescent

HEALTH SERVICES Care, Specialized Dem entia Care, Bariatric Care and
Palliative Care. Through a partnership w ith Surrey
M em orial Hospital, the facility also includes a Hospice
and Rehabilitation Unit.
The City Centre Plan accom m odates a w ide range of
The Specialized Rehabilitation Unit offers a bridge
health services as w ell as a m ajor hospital, Surrey
from acute care to outpatient services by providing
M em orial Hospital, at the south end of the plan. While
inpatient rehabilitation to adults w ith new physical
there are health and m edically related services located
and/or m ental im pairm ents (leg am putation, stroke,
in the high density node areas of the plan, there is a
brain injury).
higher concentration of these types of services in close
proxim ity to the hospital. To the north of the hospital,
there is a focus on health-related offices and health Kinsmen Lodge
innovation research and business related uses. To the
south of the hospital, there is a continuum of Kinsm en lodge is a com plex care hom e for low
addictions, and m ental health services. incom e seniors requiring long term nursing care. It is
ow ned and operated by the Whalley & District Senior
Citizens Society. This facility provides 157 publically
subsidized residential care beds and one respite care
bed for seniors.
Hospital Facilities
Phoenix Centre
Surrey Memorial Hospital
In 2007, the Phoenix Centre opened. This facility
Surrey M em orial Hospital (SM H) began operations in provides 28 short-term addiction recovery beds and 36
1959 and today is second largest hospital in British transitional housing units.
Colum bia. In 2011, construction began on a new
eight-storey Critical Care Tow er to expand SM H w ith Creekside Withdrawal Management Centre
the addition of 430,000 square feet. The expansion
increased the num ber of acute care beds by 30% to This is an addiction and health clinic, offers a 24-hour
650 and included a new em ergency departm ent m edically supervised environm ent for detox. It
alm ost five tim es the size of the previous ER. In includes counselling and assistance to find tem porary
addition, the new facility provided 48 private neonatal housing.
room s, 25 Intensive Care beds, 25 High Acuity Unit
beds, 2 dedicated m edical floors, an expanded Quibble Creek Health Centre
laboratory, rooftop helipad, and additional space for
SM H's clinical academ ic cam pus. This facility offers a 25-m at sobering centre that
provides a m axim um 23 hour stay for people to safely
sober up. Fraser Health also operates a clinic on-site
Jim Pattison Outpatient Facility that offers outpatient counselling, referrals, treatm ent
and prevention services, Phoenix Society offers 15
In 2011, a new Outpatient Centre w as com pleted just short-term access to recovery room s, and 52
at the eastern edge of the Surrey City Centre plan area. supported transitional housing units are included as
The facility offers day surgery, diagnostic procedures part of this developm ent.
such as lab, X-ray, CT and M RI scans, and biopsies,
and specialized health program s for patients that do North Surrey Health Centre
not require an overnight stay in the hospital.
The North Surrey health Centre is a low -barrier clinic
funded by Fraser Health and operated by Lookout
Society. It offers general health services, addictions
Other Health Facilities referrals, counselling for m ental health issues low -cost
dental services, and supports for people w ho are HIV
Other health facilities in the plan area include facilities positive.
that provide services for people w ith physical or
m ental im pairm ents as w ell as m ental health,
addictions and other needs. Facilities in close
proxim ity to the hospital include:

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8.5

8.5
OTHER SERVICES
Non-profit Community Services
As w ith other kinds of services, a dow ntow n is also an
appropriate location for non-profit com m unity services
due to its transit accessibility, and proxim ity to other
am enities. The range of services can include
Surrey M emorial Hospital settlem ent services, em ploym ent services, support
services for people w ith m ental health and addictions
issues, and services for fam ilies, w om en, children and
youth. In the City Centre, and other areas of Surrey,
these services are perm itted in com m ercial zones.

Child Care Facilities

There are currently tw o non-profit child care centres in
City Centre, one at City Hall, run by the YM CA, and the
other at Surrey M em orial Hospital, run by Fraser
Health. In additional there m any are private child cares
Jim Pattison Outpatient Facility that are located in single fam ily areas of the plan.

Child cares are perm itted in com m ercial zones, as w ell

as single fam ily hom es. These uses are encouraged in
m ixed use developm ents.

Child Care Playground at City Hall

8.5

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SECTION 9
Housing

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9
HOUSING
To support a vibrant and robust dow ntow n for all residents, the City Centre
Plan provides a w ide range of densities w hich can accom m odate diverse unit
types and tenures.

The follow ing section outlines land use related policies and guidelines related
to housing stock diversity, as w ell as an inventory of existing rental and social
housing in the City Centre.

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9.1
OVERVIEW
The City Centre Plan provides a w ide
range of densities w hich can
accommodate diverse unit types and
tenures.
The land use plan provides a range of densities and
specific policies that encourage a w ide range of unit
types such as single fam ily houses and larger ground-
oriented units, as w ell as sm aller m icro-suites and
lock-off suites. Affordability strategies are also
identified in the plan through ensuring supply of
single fam ily stock that perm its secondary suites and
coach houses, subdivision into sm all lots w here
appropriate, and reduced parking requirem ents in
areas close to transit.

The goal of the City Centre Land Use Plan is to also

enable land use conditions that allow flexibility for
developers to incorporate non-m arket rental and social
housing through partnerships w ith governm ent and
other agencies. The M ixed-Use designation in the
Land Use Plan allow s for this kind of com prehensive
developm ent. Under this designation, developers can
accom m odate a com bination of residential,
com m ercial and institutional uses on a single site.

M ore detailed and specific strategies for facilitating

affordable and supportive housing are identified in
Surrey’s Affordable Housing Strategy. The follow ing
section outlines land use related policies and
guidelines related to housing stock diversity, as w ell
as an inventory of existing rental and social housing in
the City Centre.

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9.2 Multi-Family
Design policies have also been established to
DIVERSITY OF encourage the provision of tow nhouses w ithin high
density m ulti-fam ily developm ents. These include

HOUSING TYPE design requirem ents for areas w ith a 7.5 and 5.5 FAR
designation to construct tow nhouses at the ground
level of high rise tow ers. (see Section 4.3). In the 2.5
A range of residential unit types is desired for the City FAR designations, tow nhouse form of developm ent is
Centre. While it is expected that urban centres, are encouraged at the perim eter of the plan area in order
hom e to greater concentrations of sm aller households, to provide a suitable transition building type across
including couple households, singles, and other non- from existing single-fam ily houses along the periphery
fam ily households, it is im portant that a diversity of of the plan.
unit types be encouraged to accom m odate a variety of
household types and residents at varying stages of In addition to single fam ily houses and tow nhouses,
life. larger fam ily-oriented condom inium units can also
form part of the fam ily-oriented housing m ix.
The City Centre Plan aim s to facilitate the construction Currently studio and one bedroom units m ake up the
of m any unit sizes and types, including larger units for largest com ponent of units type built in City Centre.
fam ilies and sm aller (typically m ore affordable) units Four of every five dw ellings are studio and one- or
for singles, students, and seniors. The Land Use tw o-bedroom units. To encourage the construction of
Concept sets out a w ide range of density designations tw o or three-bedroom units, a policy incentive has
that allow for a w ide diversity of housing stock. been incorporated into the am enity fee structure. The
Higher density areas are located in close proxim ity to am enity charge for units w ith tw o bedroom or m ore
skytrain stations and allow for high-rise and m id-rise w ill have a low er per-square foot charge com pared to
residential tow er form s of developm ent. The m edium one bedroom or studio units (see Section 12.3).
density designation facilitates tow nhouses and
apartm ent buildings. The low density designation
allow s for single fam ily hom es w ith secondary suites,
Smaller Unit Types
coach houses, and duplexes. Together, these form s of
housing allow for larger unit types, as w ell as sm all Micro-Units
units types.
M icro-units are a new er type of sm aller housing unit in
Surrey w hich m ay provide affordable housing options
Family Oriented Housing for single households, such as for w orking
professionals and students. In Surrey City Centre these
The City Centre Plan encourages fam ily-oriented unit units are sm aller than the typical studio unit size.
types throughout the plan area to support fam ilies
living w ithin, and close to the dow ntow n. These Incorporating these sm aller units into the plan w ill
building form s tend to be ground-oriented and/or encourage the developm ent of affordable units in
larger in size. They include single fam ily houses, as close proxim ity to transit, open green space,
w ell as tow nhouses, and 2 to 3 bedroom units in high com m ercial, and com m unity and recreational facilities.
rise buildings. The plan provides design direction to ensure the units
are livable (see M icro-unit Design Guidelines Section
Single Family of the Design Guidelines), as w ell as locational criteria
in the Developm ent Policies in Section 11 of the plan.
Tw o single fam ily areas have been identified in the
plan: one area in the north-east and the other at the Lock-Off Suites
south w est. The single fam ily/duplex designation has
been established to retain the single fam ily housing Secondary suites w ithin apartm ents are referred to as
form w ithin the dow ntow n. To continue to allow “ lock-off suites” . These unit types offer another option
gentle densification how ever, the single fam ily for sm aller suites that can be enable condom inium
designation areas w ill allow gentle infill ow ners to rent out or have flexible extra space in their
redevelopm ent into ground-oriented housing. This hom es. These suites can allow the larger unit to adapt
9.2

includes subdivision of larger lots to allow sm all-lot change over tim e according to the needs of the unit
single fam ily hom es and/or duplexes and in som e ow ner. For exam ple, the lock off suite can also be used
cases low density tow nhouses. (see Section 4.3). as an extra bedroom for fam ily, a student, an in-law
suite, or a unit for a care-giver or nanny.

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9.3 House rentals including single fam ily houses,

duplexes and m anufactured hom es m ake up a m uch
sm aller com ponent of the rental housing stock in City
DIVERSITY OF Centre. How ever, it is believed that houses are m uch
m ore likely to be rented in City Centre com pared to the
rest of Surrey. M any of these properties are located in
HOUSING TENURE areas that are expected to redevelop at higher
densities and it is likely that rental housing is an
interim use. Of the 1,667 single fam ily houses,
Along w ith diversity of housing type, diversity of
duplexes and m anufactured hom es currently in City
housing tenure is also an integral com ponent of the
Centre, 623 or 37% are not occupied by the ow ners as
housing strategy for City Centre. The inclusion of
a prim ary residence and are presum ed to be rented.
m arket and non-m arket rental and social housing
supports a vibrant and robust dow ntow n in the City
The final com ponent of m arket rental in City Centre is
Centre. This tenure provides housing options for
the rental of secondary suites in single fam ily houses.
diverse populations w ith different incom e levels and
There are an estim ated 536 secondary suites,
households types, including fam ilies, couples, singles,
accounting for only 9% of rental units. Secondary
seniors and vulnerable populations. The follow ing
suites com prise a relatively sm all portion of rental
section outlines the existing m arket rental, non-m arket
housing in City Centre largely due to the overall m ix of
rental and social housing stock on City Centre.
housing types w hich skew s tow ards apartm ents. This
contrasts w ith Surrey overall w here secondary suites
are believed to be the dom inant form of rental
Existing Market Rental Housing housing.

M ap 19 show s the distribution, relative proportion and

Rentals m ake up a significant proportion of the
type of rental units currently in the City Centre.
housing stock in City Centre w here approxim ately half
of all (private) households rent. There are four
com ponents of m arket rental housing in City Centre:
purpose built rental apartm ents, condom inium rentals,
private house rentals and secondary suites in single
fam ily houses.

Purpose built rental apartm ents com prise a relatively

sm all share (23%) of the rental housing stock in City
Centre. The current inventory am ounts to 1,437 units
w hich represents a sizable share (roughly one-quarter)
of all purpose built rental units in Surrey. The largest
segm ent of m arket rental housing in City Centre is
com prised of condom inium rentals. Of the 8,289
condom inium units in City Centre, 3,557 units or 43%
are not occupied by the ow ners as a prim ary
residence. While som e of these units m ay be
secondary residences or vacant, it is presum ed that
the vast m ajority are rented or available to be rented.
It is believed that rentals m ake up a m uch higher
proportion of condom inium apartm ents in City Centre
com pared to the rest of Surrey. (As a com parison, the
Canada M ortgage and Housing Corporation estim ated
that 24.2% of condom inium s in the Fraser Valley,
w hich includes Surrey, w ere rented in October 2015.)

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9.3

Map 20 Rental Housing Locations 2016

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Existing Non-Market and Social

Housing
Non-m arket rental and social housing also form part of
the housing m ix in City Centre. This includes housing
for people w ith disabilities, seniors, and vulnerable
populations. This form of housing m ay be stand-alone
buildings, or form part of a m ixed use developm ent in
a high density building that is close to am enities,
services and transit.

The City Centre has non-m arket rental and social

housing ranging from seniors facilities, housing to
support people at risk of being hom eless. Continued
partnerships w ith other levels of governm ent w ill help
Phoenix Centre
facilitate construction of other projects. Exam ples of
these existing housing projects in City Centre include:

Transition & Supportive Housing

• Phoenix Centre
• Quibble Creek
• Phoenix Rising Sun Villas
• Tim bergrove Apartm ents

Aboriginal Supportive Housing

• Am a-Huuw ilp
• Kechi-o-w ekow in

Non-profit and Co-op Housing

Timbergrove Apartments
• Kinsm en Ravine Estate
• Chelsea Place
• Jessica Place
• Sutton Place
• The Gatew ay
• Ted Kuhn Tow ers 1 & 2
• M ayflow er Co-op
• Sunshine Housing Co-op

Rising Sun Villas

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9.4 Rental Housing Near Transit

The Affordable Housing strategy process w ill also

FUTURE DIRECTION consider strategies to facilitate and support the
construction of rental housing stock w ithin close
proxim ity to transit-oriented areas, and in particular
A com prehensive and detailed strategy is needed to affordable housing near frequent transit areas.
fully explore the role of policies related to creating According to M etroVancouver’s Regional Affordable
new rental and affordable housing in City Centre and Housing Strategy, renters are m ore likely to take
city-w ide. This includes protection of existing rental transit to w ork than ow ners, and renter households
stock, construction of new stock near transit areas, and earning less than $50,000 per year depend on transit
housing for special populations. the m ost.

Protecting Rental Stock Student Housing

Protecting the existing rental stock is a key The City Centre contains a large post-secondary
consideration city-w ide. Over the past few years there institutional presence, and future expansions
has been an increasing dem and for rental housing in underw ay w ill grow the student presence in the
the City Centre as w ell as the Low er M ainland in dow ntow n. Provision of housing specifically for the
general; vacancy rates for rental housing have been student population w ill also need to be a
decreasing and the rents have been increasing. consideration.
Currently, Surrey’s Strata Conversion Policy is in place
to protect the existing rental stock, and this policy is
applicable to any redevelopm ent of rental housing
stock in City Centre. How ever, there are no existing
city policies to protect purpose-built m arket rental
housing.

The m ulti-governm ent and partnership nature of

providing non-m arket and social housing w ill require a
com prehensive and detailed city-w ide strategy to fully
explore the role of the city and the future policies
related to creating new rental and affordable housing.
To address issues related to rental as w ell as
affordable housing stock, the City has initiated an
Affordable Housing Strategy. The strategy w ill include
an exam ination protecting and facilitating construction
of new affordable rental housing stock and related
policies.

9.4

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PART C
Implementation

201
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SECTION 10
Urban Design Guidelines

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10
URBAN DESIGN GUIDELINES
Urban design guidelines play in integral role to help transform the suburban
City Centre landscape to one that is m ore urban.

The design guidelines have been organized into seven sections:

• Skyline
• Building Heights
• Block Structure & Connectivity
• Com m ercial & Non-residential
• Historic District Com m ercial
• Residential
• Plazas and Open Space 10.

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10.1
DESIGN OBJECTIVES
This copy is a topic statement about the
sub-section.
These guidelines w ill shape public and private sector
developm ent including buildings, streets, plazas and
gathering spaces, into an environm ent that is vibrant,
pedestrian-friendly and highly attractive to support
investm ent and activity in the City Centre.

The follow ing design objectives w ill help to support

the larger City Centre vision:

Establish an identifiable downtown

skyline

Integrate high density with walkability

and transit orientation

Create a high quality, attractive

architectural built form

Establish an image of a green City

Centre

Provide a high quality, vibrant public

realm

Use west coast contemporary lines &

natural materials

Foster unique identity in character

areas

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10.2
SKYLINE
Skyline view s of the cities can be the
most memorable and defining the Integrate Local Context for a Unique
images of a city. Skyline
The urban design guidelines provide principles and A unique feature of the City Centre is that sits on a
guidelines to help shape the skyline and to influence topographic knoll. This location allow s the City Centre
the im age of Surrey. Surrey City Centre’s skyline is at skyline to be visible from surrounding areas of New
the very early stages of its skyline form ation. Through Westm inster, Coquitlam , Richm ond, and southeast
the build-out process, the City Centre skyline w ill Surrey. Its back drop is also set against m ountains to
becom e m ore defined. the north. Given this topography, a traditional tapered
form suits the view s of the City Centre.
Several factors influence how a city’s skyline is
form ed. M any cities have a unique setting w hich
creates opportunity for the city form , som e cities’ Guideline: Punctuate the tapered form w ith
natural context helps define their unique im age. For higher nodes to em phasize im portant locations in
exam ple, Hong Kong, Anchorage and Portland have the City Centre area (King George node and 108
notable settings w ith m ountains as a backdrop. Other node) and add interest to the skyline
cities, such as Chicago or Halifax are set at the edge of
a w ater body. Guideline: Use high landm ark tow er form s to
help create a reference point and hierarchy of
Where the natural landscape is not necessarily form s on the skyline.
prom inent, cities m ay have distinctive building form s
w hich focus the view . Exam ples include Toronto,
Calgary and Seattle, each having a distinctive shaped
needle as part of their skyline.

The shape of the city’s skyline can also reinforce or

create a unique context. Different exam ples of skyline
shapes include a flat top w ith blunt edges, or a jagged
line, or a tapered dom e.
King George Gatew ay
Node Node

10.2

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Consider Topography in Relation to Building

10.3 Heights

BUILDING HEIGHT The topographic high point of City Centre is located in

th
the north east from 105A to 108 Avenues and 136 to
th
th

140 Streets. The topography rises 25m from King

CONCEPT th
George Boulevard up to 140 Street w hich increases
the effective height of buildings and it increases the
visibility of this area from surrounding areas. This is a
The Building Heights concept w ill help future m ultiple residential neighbourhood centred
support the skyline vision for City around Forsyth Park and buildings should be at a scale
that addresses the additional topographic height.
Centre.
The Building Height Concept supports the skyline Guideline: In higher elevation areas, such as the
vision through clustering the tallest buildings in City Forsyth neighbourhood, building height should be a
Centre around each of the three SkyTrain Stations, m axim um of 12-18 m etres high (4-6 storeys).
w ith the greatest concentration of tall buildings in the
vicinity of the Surrey Central and King George Guideline: Along the hillside, such as Peterson Hill,
SkyTrain Stations. As build-out occurs, the Surrey building heights should be a m axim um of 12-18
Central and King George Stations w ill read as one m etres (4-6 storeys), to m axim ize view corridor
node on the skyline. This concept w ill result in an tow ards the Gatew ay Node
attractive and m em orable skyline w ith tw o peaks
linked by valleys of low er buildings M ap 20 show s the
Building Heights Concept M ap Provide Appropriate Transition to Single Family
Guideline: In single fam ily interface locations,
Emphasize Nodes with Height building height should transition dow n to a m axim um
of 12 m etres height (4 storeys).
The m ain roads leading into City Centre (KGB from
south and north, 104 from east and w est) should m ake
the city form m ore legible by allow ing view s of the Maximize Views
nodes from these approaches. Low er buildings at the
periphery of the plan area w ill em phasize the View s from the northern geographic knoll are
im portance of the highest node at King George spectacular. These view s are of the m ountains to the
Station. north, the Fraser River to the north east and north
w est, Georgia Straight and Vancouver Island to the
w est, the Gulf Islands to the south w est and south, and
Guideline: Locate taller buildings and landm ark M t. Baker to the southeast.
building form s in locations w hich em phasize the
im portance of the nodes. Building heights m ay range Guideline: To m axim ize the private view s from
from 30 to 38 stories in the nodes. Increased heights tow ers, buildings should taper dow n in height from
m ay be considered for landm ark tow ers. the centre to the periphery and should step dow n on
th
hills (i.e. north of 108 ).
Guideline: Low er buildings (4 to 6 stories) should
be located on the outer edges of the plan, stepping up
Guideline: Em phasize view s tow ards the key nodes
the height to higher buildings tow ard the m iddle nodal
by tapering building heights at the edges. For the
areas of the plan area.
Gatew ay node, provide low er building heights com ing
up Peterson Hill along King George Boulevard, so that
view s into the Gatew ay Node are unobstructed.

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Recom m ended Heights

10.3

Map 21 Building Heights Concept

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10.4 Pedestrian links should have a high degree of

BLOCK STRUCTURE & defensibility

CONNECTIVITY Guideline: Pedestrian paths should be w ide enough

to allow tw o disabled persons w ith w heelchairs,
scooters, or w alkers to pass.
A finer-grained block structure provides Guideline: Units should be designed to provide
a pedestrian oriented framew ork, w hich natural surveillance of pathw ays connections through
is critical to creating a vibrant sites
dow ntow n.
The land use plan show s the m inim um street and lane
netw ork that w ill be required. How ever to achieve a
block size that prom otes high connectivity, additional
streets, green lanes and pathw ay connections through
sites m ay be required at tim e of developm ent. The
ideal block size w ill vary depending on the form of
developm ent and site size. High pedestrian
penetrability w ill be required in areas w ith densities
over 2.5 FAR.

Smaller Block Sizes to Promote Walkability

Guideline: A block length should be no longer than

80 to 100 m etres before a connection is provided

Guideline: Use streets, green lanes, and w alkw ays

to achieve w alking connections and sm aller block size.

Achieve Connectivity in Established

Neighbourhoods
Where parcel consolidation is less predictable, such as
in established neighbourhoods that have very long
term redevelopm ent horizons, achieving ideal grid
road connections can be challenging. In these cases,
establishing higher num ber of off-set green lane
connections m ay be preferred, com pared to achieving
few er and m ore uncertain roads connections that are
ideally aligned.

Guideline: In m edium density neighbourhoods,

such as the Forsyth, off-set lanes and higher lane
density w ill form part of the neighbourhood character.

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10.4

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Open Façade Edges Increase Pedestrian

10.5 Activity

COMMERCIAL AND Where the street facades are open and transparent,
w ith large w indow s and m any openings and

NON-RESIDENTIAL entrances, pedestrians tend to slow dow n and stop

m ore frequently, than long sections of blank facades
or dark glass. Studies also show that there is seven
tim es m ore pedestrian activity in front of open
facades.

Guideline: M axim ize w indow s to retail shops to

Ground Floor/Street Interface in encourage easy view ing of goods.

Highly Active Areas Guideline: Avoid colum ned arcades that reduce
visibility into the store.
Successful com m ercial streets are vibrant and provide
interest for the pedestrian. Key factors that provide a Guideline: Set floor levels at the sidew alk grade and
vibrant ground floor interface environm ents. In areas step w ith grade on sloped sites.
identified as “ highly active” (see M ap 21 in Section
11.2 Developm ent Policies), the follow ing apply. Guideline: Avoid security, bars on w indow s and
bollards at storefront. Consider the use roll aw ay
security gates, or use of landscaping such as planter
Façade Rhythm Creates a Vibrant Pedestrian pots to provide security w hile m aintaining a positive
Experience visual im age.

Thriving streets all over the w orld often have narrow er

façade lengths that create visual interest for the Weather Protection Increases Pedestrian
pedestrian and m akes w alking distances seem shorter. Comfort
In contrast, facades designed w ith horizontal lines and
few doors m ake distances seem longer and signal the
pedestrian to keep m oving on, rather than stopping.
Guideline: Provide continuous w eather protection
w ith canopies
Guideline: Provide narrow storefront w idths to
establish a pedestrian scale and rhythm and to add Guideline: Use canopy m aterials and finishes
texture and visual stim uli related to the building such as glass and m etal.

Guideline: Differentiate storefronts through change Guideline: Consider translucent canopy m aterials
of m aterials and façade treatm ent that allow light onto the sidew alk below and create a
brighter im age on the street.
Guideline: Create visual interest w ith vertical
articulation. Guideline: Locate canopies a m inim um of 3m above
the sidew alk level.

Guideline: Ensure canopies are deep enough to

provide rain shelter. A m inim um depth of 1.5m is
recom m ended.

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Rendering Showing Active Retail Interface Condition

10.5

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Street Enclosure Defines the Street

Streets should have a strong street enclosure oriented

to line the streets, particularly curved streets and the
edges of open spaces. For open spaces such as plazas
and parks, the buildings can define the edge or “ urban
room ” w ith a strong building form surrounding these
spaces.

Guideline: Tow ers should be set close to the street

to reinforce street definition and enclosure w ith a
m axim um 4m setback from the podium face

Guideline: For w ider streets such as King George

Boulevard, south of 104 Avenue and on 104 Avenue,
east of King George Boulevard, w here the street is
w idened for the benefit of future rapid transit, a
higher street enclosure of 6-8 storeys is encouraged
to create a better proportion of enclosure.

Guideline: On the south side of east-w est streets, the

street enclosure should be interrupted for openings or
setbacks in the upper podium of buildings to allow
sunlight access to the street and north sidew alk in the
w inter m onths.

Ground-Floor Activity Creates an Interesting

Streetscape

Guideline: Create a “ M erchant Zone” w here a

setback of 4 to 8 or m ore m etres is possible. Provide
an inside row of trees on private property w here there
is a setback of 3m or m ore to reinforce the form al tree
lined prom enade along the streets.

Guideline: Provide space for outdoor cafes, seating,

product display, and bicycle parking at the storefront
w here appropriate.

Guideline: Provide am enities such as benches,

garbage cans, bike racks, and public art along the
streetscape w here possible.

Guideline: Relocate non active uses such as exit

stairs and service spaces to m axim ize active frontages.

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Commercial & Non-Residential- Streetscape Components

Cycle Lane
Above Curb M erchant Zone includes
outdoor cafés, product
display such as
Outside Row produce, flow ers etc.
Trees & Planting

Inside Row
Walkway
Outside Row
Sidewalk
Amenity Zone includes benches,
bike racks, garbage receptacles, in-
ground planting, and inside row
trees
10.5

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Non Residential Building Form Incorporate Sustainable Building Practices

& Character Guideline: Use shading devices to m inim ize

unw anted solar gains during sum m er m onths. Vertical
fins m ay be considered on west facades and horizontal
louvers on south, east and west facing w indow s.
Integrate Towers along the Streetscape
Guideline: M itigate therm al bridging im pacts by
Guideline: Use a continuous podium to create m inim izing w indow fram e connections, and place
continuity along the streetscape and integrate other w indow s in line w ith insulation layer.
building form s.
Guideline: Maxim ize potential for natural
Guideline: Use a podium to provide a strong base ventilation, and reducing the need for m echanical
that balances the tow er form . ventilation

Guideline: Create a strong podium of 4-6 storeys for Guideline: Include m aterials that help w ith reducing
tow er developm ents. heat absorption, such as using m aterials that reflect
light aw ay from the building, or green roofs to absorb
heat
Form the Top of Towers into the Roof
Expression Guideline: Optim ize fenestration on south and w est-
facing facades. While ground floors m ay have floor to
Guideline: Roofs of low er buildings should be ceiling w indow s, consider oversized w indow s on
greened and treated to address overlook from higher upper floors; a 50% glazing ratio m ay be considered
buildings.
Guideline: Consider using shading devices to
Guideline: Include functionality into roof such as m inim ize solar gains during sum m er m onths such as
roof gardens w here appropriate. planting deciduous trees along w est and south
facades

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Tower Development

Continuous Podium
to Create Continuity
and Balance Tower Form

10.6

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Reinforce Historic Storefront Widths

10.6
Guideline: In the Historic District, the m axim um
HISTORIC DISTRICT individual storefront w idth should be no w ider than 10
m etres.

COMMERCIAL Guideline: The design of the facade of a new

building should be divided into vertical units of w idth
w ithin the range typical of heritage buildings in the
historic district.
Ground Floor/Street Interface
Guideline: Avoid consolidation of tw o (or m ore)
shopfronts into one, since it reduces pedestrian
Storefront w idths in the Historic District average about interest. If such a consolidation is proposed, the
7 to 8 m etres. Retaining the historic w idths for existing retention of original historic building features should
sites and infilling w ith narrow storefront w idths w ill not be com prom ised, even if it this m eans retaining a
provide a visually interesting and successful redundant entry configuration.
com m ercial environm ent that reinforces the historic
character..
Guideline: At-grade large retail tenants should either
be set behind sm aller tenants w ith a sm aller entrance
nd
at ground level or located on the 2 floor w ith sm aller
retail at grade.

10 m 10 m 10 m

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Natural Building Materials Reinforce a Clean

Building Form & Character Simple Design Aesthetic

Influenced by the M id-Century M odern design Guidelines: Use natural m aterials such as brick,
aesthetic, the use of clean contem porary lines stone, and w ood.
influenced by 1950’s, natural m aterials is encouraged
in the Historic District..
Guideline: Com bine natural m aterials w ith concrete,
steel, and glass to create a com plete façade. Com m on
Use Simple Clean lines to Express the Mid- façade m aterials of m id-century m odern period are:
Century Design Aesthetic
Guideline: Apply stone elem ents as accents only,
adding aesthetical value. Natural stone cut into long,
Guideline: Use sim ple geom etric lines thin pieces and applied in distinct patterns to building
facades is representative of m id-century m odern style.
Guideline: Reduce ornam entation on building
façade
Use Concrete as a Finishing Material
Guideline: Em phasize horizontal and vertical planes
During the 1950s, concrete w as used to fram e
w indow s and doors and often is shaped in unique
Guideline: Use flat roofs or roof lines that are
w ays. For exam ple, arches and colum ns w ere
prom inent and distinct, yet understated
addressed w ith concrete to add sim plicity to the
structure. Cantilevered areas w ould be clad w ith
Guideline: Use boldly cantilevered form s in the concrete.
canopy. Guideline: Use of high quality architectural concrete
is encouraged as the prim ary building finish or accent.
Guideline: Express canopies w ith dynam ic shapes,
such as angles, w edges, and butterfly roofs. Guideline: Concrete patterned blocks m ay be used
to create an interesting screen or building feature.
Allow Natural Light to Flow from Outside to
Inside Incorporate Mid-Century Modern Colour Palette

Guideline: Use a m uted color palette in natural

Guideline: Allow building design to create earth-tones on building facades. Exam ples of com m on
transparency betw een the outside realm and the m uted colour palettes used in the m id 1950’s include:
inside realm yellow , gray, blue and green

Guideline: Consider open floor plans and floor to

ceiling w indow s.

10.6

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Historic Signage Incorporate Historic Design Elements in a

Contemporary Way for New Signage
Reinforce Heritage Character Through Sign M id‐century signs w ere often the focal point of a
Preservation building. Fins, flag poles, and elaborate shapes w ere
used to call attention to the business advertised. Neon
Tw o signs from the m id‐century period have survived lights and groupings of sm all individual light bulbs
in the Dow ntow n Historic District, the Round up Café w here used to trace lettering, logos and im ages.
and the Rickshaw signs. Preservation of these signs
creates a m em orable im age, a sense of longevity and Guideline: Use 50’s m id- century m odern influence
perm anence for the business, w hile reinforcing the through the use of clean contem porary lines,
historic character
Guideline: Use of sim ple, stylized channel lettering
Guideline: Where possible preserve and restore encouraged
historic signs. Reuse of these signs for new business
is recom m ended. Guideline: Internally illum inated, plastic‐faced box
signs are not recom m ended.
Integrate Existing Heritage Signs into
Redevelopment Guideline: Indirect light sources on signs or letters
individually lit w ith neon or sm all decorative light
If re-use of the sign is not possible, new developm ents bulbs are historically appropriate.
should integrate the heritage sign into the
redevelopm ent through an adaptive re-use approach. Guideline: LED lit signs em ulating historical neon
signage is encouraged
Guideline: If original sign is not part of
redevelopm ent, then adaptive re-use of neon signage Guideline: Canopy signs w ill not be perm itted.
encouraged. Signs of this type w ere seldom used in the m id‐
century period because of the relatively low canopies
Guideline: Consider adaptive reuse of a heritage com m on at that tim e; instead projecting signs w ere
sign for purposes other than signage. For exam ple a typically placed above suspended canopies.
heritage sign could be used as a public art feature on
private or public property Guideline: Projecting signs are supported. Signs of
this type are m ounted perpendicularly to the building
face and w ere used in m id‐century periods. Projecting
signs are desirable because they w ork w ell w ith
canopies and tend not to obscure architectural details.

Guideline: Building face m ounted signs w ith solid

m etal lettering backlit by lam ps or incandescent neon
bulbs tracing the letter shapes w ill be supported.

Exam ples of contem porary adaptive re-use of heritage

signs are show n on the next page.

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Woodward’s Department Store “W” Sign

Serves as Public Art at Street Level
(Vancouver)

Eamon’s Bungalow Camp Sign

Re-adapted as Transit Shelter
(Calgary)

Ridge Theatre Sign

Re-purposed as Public Art as Part of
Arbutus Ridge Residential Redevelopm ent
(Vancouver)
10.7

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Create a Friendly Edge to Create Activity and

10.7 Pedestrian Comfort

RESIDENTIAL Sem i-private outdoor space im m ediately in front of

ground floor residences creates a “ soft edge”
condition, w hich plays an im portant role in the level of
life on residential streets. These can be created by
A lively city needs to have high density in residential landscaping, a porch area, and interesting design
areas, to achieve a certain critical m ass. But to be features.
successful, this density needs to be com bined w ith Guideline: Each individual entrance should be
livability, high quality design and good edge enriched w ith landscaping, a tree and art features. Soft
conditions betw een public and private space. This edges create opportunity for m ore pedestrian activity
section describes com ponents for creating lively urban and interaction.
residential neighbourhoods through guidelines for the
ground floor street interface, site design, and building Guideline: Distinctive character elem ents, w hich
form and character in residential areas. express the individual neighbourhood, should be
incorporated. Railings should have specialty m aterials,
colour and detailing .
Residential Ground Floor/Street
Guideline: Non-active uses such as am enity room s,
Interface dens and service spaces should be relocated aw ay
from the street interface.
People’s interest should be engaged w ith prim ary
living spaces at the ground level. This interaction Guideline: Expand the public realm sidew alk and
betw een the building ground plane uses and the inner boulevard by setting back the fencing for
public realm creates a positive urban experience. residential patios 1 m beyond the sidew alk.

Guideline: A separate entry porch to each unit

Scale the Ground Floor for Pedestrians should be expressed at the street level w ith w eather
protection over each entrance.
The pedestrian experiences the ground-floor m ore
directly, than stories above. These interfaces should Guideline: Front doors and porches should face the
be designed for the pedestrian scale. street w ith steps leading straight to the street (not
turned).
Guideline: A tw o to three storey expression of
tow nhouses at the base of the building should be Provide Privacy and Livability in Dense Urban
provided to engage and create the street life in
residential neighbourhoods. Areas

Guideline: Tow nhouse floor levels should step w ith Guideline: Create a clear definition betw een public
the sidew alk grade m in 0.5m m ax 1.5m . and private spaces.

Guideline: Residential liveability should be provided

Guideline: Principle building face of the tow nhouse including privacy separation betw een units and
should be setback a m inim um of 4.5m from the edge provision of open space for private and shared use.
of the sidew alk.
Guideline: Sem i-private uses such as living, dining
room s and kitchens should face the street w ith
w indow s that overlook the street and public areas.
Private bedroom s w ould be located on the 2nd floor.

Guideline: Shared outdoor am enity spaces should

incorporate child’s play area for a variety of w eather
conditions and include passive and active
program m ed spaces including m arked areas for
sports.

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Townhouse at
Building Base
Building Face
Setback 4.5 m
from Sidewalk

Individual Entrances
Face the Street
Soften Edges with
Landscaping
10.7

and Porch Area

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General Site Design

Create Interest with Off-Grid Building
Orientation

M ost tow ers should be oriented square to the street

grid to reinforce the street definition. How ever, too
m uch repetition of tow er groupings w ith the sam e
orientation can appear repetitive, so selective off-grid
orientation at som e locations w ill create interest.

Guideline: At som e prom inent corners, vary building

orientation to add interest.

Guideline: Consider off-grid orientation to create a

cluster around green open space.

Sketch Showing Interesting Building Form

At Focal Point of Axial View
Punctuate the Street-end View with Axial
Building Forms

M any of the roads in City Centre curve to connect to

other roads both existing roads and future roads.
Where the street curves aw ay or ends, this creates an
opportunity to punctuate the street end view w ith a
specialty axial building form . The longer the street in
front of the street end site, the better appreciation of
the form w hile m oving along the street.

Guideline: Axial building form s should em phasize

interest rather than height.

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Minimize Visual Intrusion of Service Residential Tower Form and

Infrastructure on the Public Realm Character
Service requirem ents for both on and off-site should
be identified early in the developm ent process to
Form the Top of Towers into the Roof
m inim ize visual intrusion on the public realm .
Expression
Guideline: Locate and screen services and kiosks
out of view from the public realm yard setbacks and Guideline: Include functionality into roof such as
provide screening. roof gardens.

Guideline: Set the Hydro kiosk back to the building Guideline: M inim ize height in elevator penthouses
face and provide screening, and shape to em phasize the architecture of the
building.
Guideline: Identify the location of the gas m eter, and
parking m echanical to be located below grade. Any Guideline: Green and treat roofs of low er buildings
associated vents should be located back from the to address overlook from higher buildings
public realm yard areas
Mitigate Pedestrian Level Wind Effects
Orient Buildings to Maximize Solar Gains and
Reduce Heating Requirements In the highest density areas, reducing the im pacts of
w ind should be considered. Features that can reduce
w ind im pacts are balconies and articulation on tow er
Guideline: While podium s need to be oriented form s w hich capture and slow the w ind at the upper
according to existing street grids and existing levels. A w ind analysis m ay be necessary for tow ers
buildings, a tow er’s orientation should be rotated such in the denser areas.
that the longest façade is w ithin 30 degrees of true
south.
Guideline: Incorporate podium at base of building to
reduce w ind speed and direction
Guideline: Buildings should be designed to
m axim ize the length and w idth ratios of tow ers to take
m axim um advantage of potential solar energy.
Guideline: Orient w idest point tow er building face
aw ay from prevailing w inds

Guideline: M inim ize the size of point tow er floor

plate to m inim ize effects of dow n flow ing w ind

Guideline: Mitigate w ind tunneling intensity by

using appropriate tow er separation distances

10.7

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Reduce Shadow Impact and Consider Views

Tow er form s can be sculpted to reduce shadow ing
and m axim ize privacy and view s. Tow ers should be
spaced to increase privacy betw een residential tow ers,
be slim in profile to allow view s through and be
oriented to m inim ize shadow im pacts. 50m
Guideline: Tow er separation for residential units
should achieve a distance of 30 m on a diagonal or
50m face to face.

Guideline: Create a com pact tow er shape and 30m

orientation to reduce shadow im pacts. Consider
m inim izing the east-w est dim ension to 28m w idth and
a m axim um 600 square m etre floor plate size.

Guideline: Locate tow ers to allow view s through

from surrounding sites and from w ithin the site for
m ulti-tow er sites.

Guideline: Locate tow ers to m inim ize shadow

im pact on parks and plaza space. Show 10 am , noon,
and 2 pm at Equinoxes.

Incorporate Sustainable Building Practices

Guideline: Use shading devices to m inim ize
unw anted solar gains during sum m er m onths. Vertical
fins m ay be considered on west facades and horizontal
louvers on south, east and west facing w indow s. 30m

Guideline: M itigate therm al bridging im pacts by

m inim izing w indow fram e connections, and place
w indow s in line w ith insulation layer.
50m
Guideline: M axim ize potential for natural
ventilation, and reducing the need for m echanical
ventilation

Guideline: Include m aterials that help w ith reducing

heat absorption, such as using m aterials that reflect
light aw ay from the building, or green roofs to absorb
heat

Guideline: Optim ize fenestration on south and w est-

facing facades. While ground floors m ay have floor to
ceiling w indow s, consider oversized w indow s on
upper floors; a 50% glazing ratio m ay be considered

Guideline: Consider using shading devices to

m inim ize solar gains during sum m er m onths such as
planting deciduous trees along w est and south
facades

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Design for Comfort and Occupant Well-Being

Micro-unit Guidelines
Guideline: M axim ize exposure to daylight,
M icro-Units are self-contained residential units (w ith ventilation and fresh air. Consider horizontal angle of
private bathroom s and kitchens) w hich are betw een daylight.
320 square feet and 375 square feet. To encourage the Guideline: Consider opportunities for higher ceilings
developm ent of affordable units that are livable, the
follow ing guidelines apply: (m inim um of 9’6” ) and reflective light shelves that
allow light further into the unit.

Locate Units Close to Neighbourhood Amenities Maximize Layout and Storage Options

Guideline: M icro-units w ill only be perm itted w ithin Guideline: Include in-suite storage
400 m etres to the rapid transit stations or large scale
educational institutions.
Guideline: Consider custom built- in, for exam ple
fold up beds, and shallow cupboards
Improve Livability of Small Units

Guideline: Provide outdoor space, either in the form

of private or shared space.

Guideline: Ensure 4 square m etres of outdoor

am enity space for each m icro-unit is provided. If
physical lim itations im pact the quality of the outdoor
space, less m ay be required

Guideline: Provide usable private outdoor space for

each m icro dw elling unit in the form of balconies,
decks or patios.

Guideline: Provide am enity space that is accessible

to all tenants throughout the building. This includes
indoor spaces such as lounge space, com m on m eeting
room s and outdoor spaces such as courtyards and
com m on roof decks.

Guideline: Ensure 4 square m etres of indoor

am enity space for each m icro-unit is provided. If
physical lim itations im pact the quality of the outdoor
space, less m ay be required.

10.7

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Residential Mid-Rise and Low

Rise Form & Character
Create an Urban, Pedestrian Oriented Image

Guideline: Provide a distinctly urban character w ith

flat or low slope roofs

Guideline: Build a tw o or three level podium to

create pedestrian interest

Guideline: Visually scale dow n buildings to a length

of 60m (200’) w ith a significant articulation of both
roof and change of building cladding m aterial to
accom plish articulation.

Guideline: Integrate firew alls into the design of the

building and use them to scale dow n the long building
form s.

Guideline: Consider a m axim um 50m corridor

length to w alk to elevators.

Guideline: Add w indow s w here stairs and lobbies

have an exterior w all, for day lighting and operable
w indow s should also be considered to allow natural
air circulation.

Guideline: Encourage the use of stairs rather than

elevators by designing stairs to be attractive and
located to be convenient i.e. a w ider, glassy stair
located at elevator lobby and end of corridors.

Guideline: Use high quality m aterials such as brick

m asonry, particularly at the low er levels of the
streetscape.

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Flat or Low Slope Roof Line

Provides Urban Character

2 or 3 Level Podium
to create Interest

Use High Quality

M aterials at Lower
Levels to Enrich
Streetscape

Change Cladding
M aterial
to Increase
Articulation

10.7

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10.8 Include Activity Generators

Successful plazas are generally characterized by
PLAZAS & OPEN several activity generators. Exam ples of such activity
generators include food and retail outlets, as w ell as

SPACE entertainm ent, w hich attract users and encourage

socializing, relaxation and festivities. Studies have
show n that active edge conditions such as front
gardens, balconies, and sidew alk cafes increase the
Successful plazas and public gathering vibrancy and “ staying tim e” in plazas and open
spaces are an important component to spaces.
create an engaging urban city.
Guideline: Surround tw o to three sides of the plaza
Plazas and publically accessible open spaces provide w ith active uses
visual experiences as w ell as space to play, to rest and
to socialize. These spaces need to be both Provide Wind and Weather Protection
aesthetically pleasing and functional. Each
developm ent site should be considered as an Wherever possible, protection should be offered from
opportunity to contribute to public open space. prevailing southeast w inds and strong northw est
w inds during fall and w inter rainstorm s. Higher w ind
This section provides guidelines that are applicable to speeds from surrounding high-rise buildings can
corner plazas in residential developm ents as w ell as cause user discom fort and should be prevented or
neighbourhood plazas as part of m ixed use and reduced through specific design m easures.
com m ercial areas.
Guideline: Consider w eather protection for open
spaces particularly w here com m ercial uses line the
Ground Plane/Street Interface edges. Such protection should be provided at w aiting
points and along m ajor pedestrian routes.

Ensure Good Visibility and Safety Maximize Sun Access and Consider Views
Good visibility from public areas such as streets
Sun paths, sun altitudes and shadow patterns in the
w elcom es people into the open space. It signifies that
plaza should be exam ined for all seasons, particularly
it is a public space, it allow s users to w atch street
the spring and autum n. Sunlight is particularly valued
activity and it m akes the space safer.
at lunch tim e in com m ercial business areas. Shade
trees should be considered for the sum m er
Guideline: M inim ize w alls and raised planters and overheating period.
locate the plaza at street level, w ith a “ seam less
connection” to the street and clear sightlines across
Guideline: Provide analysis that show s shadow
the open space.
im pact on open space at 10 am , noon, and 2 pm at
Equinoxes from adjacent developm ents.
Guideline: 2 to 3 edges of the plaza should front
streets to ensure the safety of users and appropriate
Guideline: Take advantage of distant view s to the
use.
m ountains, M ount Baker, Fraser River and other
landm arks.
Guideline: Face com m ercial shop fronts or front
doors of residential tow nhouses onto the open space.

Guideline: Avoid parking lot interface.

Guideline: M axim ize active users of the plaza by

orienting lobbies and entrances onto the open space.

Guideline: Define private spaces from public and

sem i-public spaces w ith low planting or decorative
fencing.

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Provide 2 to 3
Street-front Consider Weather
Edges Protection

Face Commercial Shops or Locate Plaza at

Residential Units onto Plaza Street Level
10.8

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General Site Design Provide Amenities that Encourage Quality

“Staying time”
Provide Spatial Variety and Enclosure
To m ake public spaces inviting and places w here
Unless there is a specific sym bolic or functional desire people gather and linger, the choice of seating needs
to accom m odate large scale activities, large open to be carefully considered. According to research, both
spaces should be spatially defined into sm aller, m ore location and com fort of seating greatly influence the
easily identifiable and relatable areas. These sm aller quality and length of stay in a space.
areas facilitate orientation and territory definition.
People com m only gather at articulated edges in or A plaza w hich is furnished w ith a variety of am enity
around a plaza. features encourages general public usage and creates
a sense of liveliness and excitem ent. Good seating is
Guideline: Design sm aller spaces w ithin the plaza to im portant to plaza users, w ithout it, few er people w ill
engage a richer depth of perception (spaces w ithin stop to use a space.
spaces)
Guideline: Provide m any types of seating and
Guideline: Define the edges and establish a sense of m axim ize opportunities for sitting: w alls, steps,
enclosure through the use of canopies, trees, arcades planters, pool edges, law ns. Provide a variety of
and trellises. These elem ents m ust be balanced w ith seating types in groups/couples/alone, w hich can be
issues of visibility and defensibility . fixed and m oveable, and disabled accessible.

Guideline: Locate seating tow ard the street, oriented

Provide Appropriate Lighting to a view , near building entrances, next to
attractions/am enities, in shade and in sun.
Lighting of a space has great im pact on safety, visual
quality and orientation of a space. It can also be used Guideline: Provide com fortable seating: provide
to create “ art” and interest. w arm th: generally w ood is preferable to stone,
concrete or m etal; provide contoured seating,
Guideline: Consider incorporating lighting as a preferably w ith a back and arm rest.
public art feature.
Guideline: Design furnishings in character w ith the
Guideline: Provide night tim e generalized lighting to City Centre palette of furnishings and landscape
enhance safety of a plaza, particularly if it functions as treatm ents (see City Centre Road Standards).
a short cut or as a through route for pedestrians.
Include Amenities to Create a Sense of Place
Guideline: Use subtle, pedestrian lighting in and Identity
character w ith the overall design.
Guideline: Consider using art w ork as a focal point
for the plaza or becom e an integral com ponent of the
overall design of the plaza.

Guideline: Ensure public artw ork is highly visible to

all users.

Guideline: Include practical and essential elem ents

such as bike racks, drinking fountains and w aste
receptacles.

Guideline: M itigate noise from traffic through the

introduction of different elem ents such as fountains or
w aterfalls.

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Consider Public Art

as Focal Point

Provide sense of
Provide Seating Enclosure with Trees
10.8

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Include Natural Elements

To enhance the green elem ents of City Centre, open
spaces should exhibit im portant ecological values and
be connected to larger, continuous natural corridors.
Provision of landscape areas for habitat, song birds,
and large trees is essential.

Guideline: Provide law n areas w henever appropriate

to visually "soften" the urban environm ent and to
provide an effective dry w eather seating area.

Guideline: Provide integrated storm w ater

m anagem ent features.

Guideline: Ensure plants are of the highest quality

and in sufficient quantity and scale to m ake an im pact.

Guideline: Select and locate plantings so that their

functional and aesthetic qualities can be m axim ized.

Guideline: Incorporate irrigation and adequate

drainage to assure plant survival over tim e.

Guideline: Group plants according to their w ater

needs and select plants to m inim ize w atering needs. In
rain gardens, select plants that can tolerate both dry
and w et conditions.

Guideline: Consider the establishm ent and

m aintenance of the planting area. Specify plants for
the level of m aintenance planned at the site.

Guideline: Select plants from the list of plants

approved by BC Hydro (refer to the chart “ Suitable
Species for Planting in BC Hydro ROW.” ) w ithin BC
Hydro utility rights-of-w ay. Seek approval from BC
Hydro for any other plant that is proposed for use
w ithin a ROW.

Guideline: Provide natural elem ents w hich reflect

seasonal change, such as w ater and trees, shrubs,
ground covers, vines and flow ers in a variety of
colours and textures.

Guideline: Em phasize natural landscapes w ith w hich

children can interact as a m eans to gain a better
understanding of and appreciation for nature.

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10.8

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SECTION 11
Development Policies

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11
DEVELOPMENT POLICIES
This section describes specific developm ent policies to im plem ent the plan
vision described on Part A of the Plan. These policies should be applied in
conjunction w ith Part B of this docum ent.

4.2
11

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11.1
OVERVIEW OF
DEVELOPMENT
POLICIES
Several policies have been developed to support the
build out and developm ent of a vibrant and successful
City Centre Plan. This includes land use related
requirem ents such as guidance for ground floor
interface conditions and policies for providing outdoor
am enity space.

Transportation related policies have been established

to deliver the finer-grained road netw ork and im prove
w alkability in the dow ntow n. This includes criteria for
block size as w ell as guidelines for special conditions.

These policies should be applied in com bination w ith

Part A & B of this docum ent.

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11.2
SINGLE FAMILY
AREAS
Infill and Density
Tw o areas of single fam ily areas have been identified
in the plan: one area in the north-east and the other at
the south w est. The single fam ily designation has
been established to retain the single fam ily housing
form w ithin the dow ntow n. To continue to allow
gentle densification how ever, the single fam ily
designation areas w ill allow gentle infill
redevelopm ent into ground-oriented housing. This
includes subdivision of larger lots to allow sm all-lot
single fam ily hom es and/or duplexes and in som e
cases low density tow nhouses.

In the Bolivar Neighbourhood, sm all lot, infill densities

m ay be supported along Grosvenor Road, and 112
Avenue. The properties facing onto the future
Grosvenor Park w ill be considered for sm all lots, w ith
provision of new roads and lanes. Buildings should
face directly onto the park to provide natural
surveillance of the park site.

Redevelopm ent to sm all lot single fam ily residential

zones m ay include RF-10 and RF-12, RF-SD, and CD
zones to allow m anor houses. A finer-grained street
grid netw ork m ust be provided for this building form .

In the Holland Park Neighbourhood, density increase

w ill be perm itted along 96 Avenue, 100 Avenue, 134
Street and 132 Street, to allow for arterial street
w idening.

Neighbourhood Retail and Service Uses

Sm all-scale neighbourhood retail and service uses
such as coffee shops, hair stylist, florists, or health
practitioners m ay be perm itted in single fam ily
residential neighbourhoods. These m ay be provided in
the form of RF-9S Special Residential Zone type
developm ent that perm its a m axim um of 30 percent of
the floor area for non-residential uses as part of a live-
w ork developm ent.
11.2
4.2

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11.3
GROUND FLOOR USES
IN MIXED USE AREAS

Ground Floor Uses

To facilitate pedestrian engagem ent and vibrancy Less Active
along the street, three ground-floor use classifications
have been developed for buildings in m ixed-use areas: Less Active uses are typically better located on floors
highly active, less active, and choice of use. These above active ground floor uses, how ever, areas w ith
requirem ents are largely influenced by density and low er pedestrian volum es, or areas further from
proxim ity to transit stations. M ajor destinations and transit nodes w ill perm it less active uses at ground
close proxim ity to transit stations w ill create high floor as show n on the m ap. In these areas:
pedestrian volum es and therefore, developm ents in
these locations w ill be required to provide “ highly
active” uses at the street level. Locations further aw ay • Ground floor high intensity office w ith large floor
from the transit nodes w ith low er densities w ill plates (head office, large m edical building,
generate com paratively low er pedestrian volum es institutional and civic uses) w ill be perm itted.
and, therefore those m ixed-use buildings m ay provide Large office frontages should include a
“ less active” uses at street level. com ponent of active retail such as coffee shops,
convenience retail etc.

Highly Active • Sm aller ground floor sm all office and service

uses including child care, sm all fitness/yoga
Highly active uses w ill be required in areas w ith close studios, m edical clinic, business services, banks,
proxim ity to transit. These areas are show n on M ap law yers office, dry cleaners w ill also be
21. In these areas, the ground floor w ill be required perm itted.
to have pedestrian friendly uses that facilitate street-
level activity including:: • Institutional uses such as a perform ing arts
centre, churches, schools, care facilities, and
• Retail and com m ercial such as: restaurants & supportive housing w ill be perm itted. These uses
coffee shops, specialty grocery, general and should consider a sm all com ponent of active use
personal service including bakeries, sm all art at ground level. Residential uses perm itted on
galleries and flow er shops. upper levels only.

• Interactive uses such as outdoor café space and

m erchandise display such as flow ers or produce.
Choice of Use
• Com bination of highly active, less active and
• General and personal service uses such as
residential uses.
barbershop, beauty parlour, shoe repair, dry
cleaners, sm all neighbourhood pubs, m ay be
considered if design criteria is m et (see Design • M ixed use areas across a street or lane from a
Guidelines). residential designation w ill need streetscape
design that knits together com m ercial and
residential (see Design Guidelines).
• Entertainm ent and attractions that generate
dem and during m id-day, evenings, and
w eekends.
Consider Adjacent Residential
• Artist Studios, live-w ork uses w ith retail space at
storefront in the Historic District. • Residential use m ay be m ost appropriate

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11.3
4.2

Map 22 Ground Floor Interface in Mixed-Use Designations

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11.4
SMALLER
RESIDENTIAL UNITS
The design of a m icro-suite is an im portant factor to
the liveability of the unit. The plan provides design
Micro-Suites direction for these units in the M icro-unit Guidelines
section of the Design Guidelines. Below are som e
M icro-units are a new er type of sm aller housing unit in general m icro-unit criteria related to land use and
Surrey w hich m ay provide affordable housing options location:
for single households, such as for w orking
professionals and students. Research on the new trend
tow ard m icro-units, show s that sm aller units appear to • The m inim um m icro-unit size recom m ended is 320
be popular in areas w here the price of real estate is square feet.
generally very high (exam ples include: Vancouver,
San Francisco, Boston). They provide a m ore • M icro-units w ill only be perm itted w ithin 400
affordable option for either gaining entry into the m etres to the rapid transit stations or large scale
housing m arket or securing rental suites through educational institutions.
Housing Agreem ents.
• A broad range of unit sizes are recom m ended
In these urban areas w here m icro-suites are being w ithin each residential developm ent.
built, the lim ited space in these units is off-set by
higher locational am enities, so although the units are • To avoid an over-concentration of m icro-units in
sm aller in size, they are located in areas w ith high one building, these units should not com prise
am enities and in close proxim ity to transit. m ore than 50% of the total units in a building to a
m axim um of 150 m icro-units per building.
In Surrey’s City Centre, m icro-suites are defined as self-
contained residential units w hich are betw een 320 • Consideration for m ore than 50% of total m icro-
square feet and 375 square feet. suite units in a building w ill be considered on a
case-by-case basis for special populations
Since neighbourhood am enities are not as densely
developed in City Centre, as som e of the cities
experiencing the construction of m icro-units,
locational and developm ent criteria has been
. Lock-off Suites
established for these unit types.
Secondary suites w ithin apartm ents are referred to as
“ lock-off suites” . These unit types offer another option
for sm aller suites that can be enable condom inium
ow ners to rent out or have flexible extra space in their
hom es. These suites can allow the larger unit to adapt
change over tim e according to the needs of the unit
ow ner. For exam ple, the lock off suite can also be used
as an extra bedroom for fam ily, a student, an in-law
suite, or a unit for a care-giver or nanny.

As a response to a greater need for rental housing and

unit-type diversity, som e developers in Surrey’s City
Centre have requested that a proportion of the
residential units in their developm ent be perm itted to
have lock-off suites. Lock-off suites w ill be approved
on a case-by-case basis as pilot projects. Policy and
guidelines w ill com e forw ard after these unit types
have been built and tested in Surrey.

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11.5 Public Outdoor Amenity Space

Policy
PUBLIC OUTDOOR
To support the inclusion of publically accessible
AMENITY SPACE outdoor am enity space in private developm ents,
Surrey’s Policy O-48 has been revised to allow a
m axim um of 0.75 square m etres [8 sq. ft.] per
dw elling unit of the outdoor am enity space
requirem ents of the Surrey Zoning By-law , to be
Access to outdoor space is an im portant com ponent provided as public outdoor am enity space as
for creating a livable and healthy dow ntow n. To follow s:
m eet this goal, the City Centre Plan has proposed
parks w ithin 400 m etres of all residents. How ever, (a) The public outdoor space m ay be located
these parks w ill not provide sufficient space for the w ithin setbacks;
anticipated higher residential and em ploym ent
densities proposed for the dow ntow n; additional (b) The public outdoor space shall be designed
space w ill be needed. Developm ent Perm it Area for the use of the public and m ay include
Guidelines w ithin the Official Com m unity Plan plazas, seating, decorative pavers, w ater
provide policy direction for providing publically features, high quality landscaping and public
accessible open space as part of urban art, and found acceptable to the City; and
redevelopm ent.
(c) The public outdoor space shall be secured by
To supplem ent city-ow ned parks and plazas, m ulti- a statutory right-of-w ay.
fam ily developm ents w ill provide publically
accessible open space w ithin their developm ent. (d) Outdoor am enity space design guidelines are
Publically accessible open spaces m ay include outlines in Section 10 Design & Guidelines.
corner plazas, m ini parks, w alkw ays and other on-
site public am enity.

These spaces should provide a high level of

am enity and design, including elem ents such as
seating, public art, fountains, specialty surfaces
treatm ents, landscaping and enhanced storm w ater
features.

11.5
4

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11.6
CONNECTIONS TO
PROMOTE
WALKABILITY
As redevelopm ent occurs, developm ents w ill
provide new roads, green lanes, and pedestrian
w alkw ays to create sm aller, m ore w alkable block
sizes. The increased connectivity w ill support
w alkability by allow ing pedestrians, cyclist and cars
shorter distances and increased routing options to
m ajor destinations.

Density and Block Size

The land use plan show s the m inim um street and
lane netw ork that w ill be required; how ever to
achieve a block size that prom otes high connectivity,
additional streets, green lanes and pathw ay
connections m ay be required at tim e of
developm ent. The ideal block size w ill vary
depending on the form of developm ent and site size,
but in general, a block should be no longer than 80
to 100 m etres before a connection is provided.

Density w ill be calculated on the gross site area in

order to encourage sm aller block sizes w ithout
im pacting the overall density yield on a
developm ent site.

Off-set Lane Alignment in the

Forsyth District
A distinguishing feature of the Forsyth District w ill
be a higher density of green lanes that w ill be
established through an off-grid alignm ent pattern.
Although this pattern is not preferred, it m ay be
necessary to achieve connectivity in established
areas of the residential neighbourhood. These
existing sites w ere built in the 1980s and 1990s and
did not provide the finer-grained pedestrian
connectivity the plans aim s for today. As a result,
the rem aining developm ent parcels w ill provide
green lane connections as increm ental
redevelopm ent occurs. In som e cases, the lanes
m ay need to be off-grid to integrate w ith existing
developm ent blocks.

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SECTION 12
Servicing and Financing

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12
Section 7 Inset Boxes

SERVICING AND FINANCING

12

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12.1
OVERVIEW
Effective and reliable utility
infrastructure is critical to supporting a
viable and sustainable City Centre.
While there is utility infrastructure already in place in
City Centre, the projected grow th and developm ent
outlined in the plan area w ill result in a need to
expand and update this infrastructure to m eet the
grow ing dem and for services.

There w ill also be a need to provide increased

am enities for the future residents in City Centre. This
w ill include additional am enities w ithin the parks,
pathw ays and open spaces, as w ell as a need for
additional fire and police protection services and
additional library m aterials.

This section outlines the utility infrastructure servicing

strategies and the financial strategies to im plem ent
the required infrastructure and am enities.

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12.2
SERVICING City Centre is envisioned as a m odel com m unity for
sustainable storm w ater m anagem ent in Surrey.
Developm ents w ill utilize a variety of onsite
storm w ater best m anagem ent practices (BM P) that
Stormwater strive to m im ic the natural hydrologic cycle, allow ing
peak flow s and volum es to be controlled w hile
City Centre’s storm w ater m anagem ent strategy
supplying groundw ater recharge and adequate base
m odels sustainable practices by protecting life and
flow s to receiving w atercourses. Water quality
property, m itigating adverse im pacts of storm w ater
treatm ent is provided so runoff can have a beneficial
runoff quantity, quality and velocities on
im pact on the surrounding environm ent. The
w atercourses, protecting riparian habitat and
storm w ater m anagem ent strategy services City Centre
supporting aquatic life.
by protecting life and property, m itigating adverse
im pacts of storm w ater runoff quantity, quality and
Developm ent in City Centre has changed the natural
velocities on w atercourses, protecting riparian habitat
hydrologic cycle. Changes include higher storm w ater
and supporting aquatic life.
flow rates and volum es, decreased groundw ater
recharge and reduced base flow s to nearby
w atercourses. Urbanization has im pacted surface and
groundw ater quality, due to pollutants from vehicles
and other hum an activities that are carried by
storm w ater runoff to dow nstream environm ents.
Storm w ater from City Centre flow s into Bolivar Creek
in the north and Quibble Creek in the south. The City’s
Watercourse Classification M ap show s Quibble Creek
and m ost of its branches are in the ‘Class A’ category
(‘inhabited or potentially inhabited by salm onids year-
round’); Bolivar Creek is a com bination of ‘Class B’
(‘significant food/nutrient value’) and ‘Class A’.

Developm ent has encroached on several reaches of

Quibble Creek and its tributaries, narrow ing or
elim inating riparian corridors. Given future
developm ent projections for City Centre, key
storm w ater issues to address include:

1. Adequately service the area to protect life and

property;
2. M itigate the adverse im pacts of urban runoff
w ater quality on w atercourses;
3. M itigate the adverse im pacts of peak flow s
and velocities in the w atercourses; and
4. Protect the riparian habitat and support the
aquatic life along the w atercourses.

The City has im plem ented a num ber of storm w ater

infrastructure upgrades in City Centre that consider
the im pacts of future developm ent, including storm
sew er upgrades, diversion sew ers and detention
ponds. The servicing strategy w ill m axim ize the use of
the existing infrastructure and require additional
12.2

m itigation m easures as needed to lim it the im pact on

available resources.

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Quibble Creek

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Implementation

The City has constructed m ost of the storm w ater

infrastructure w orks necessary to address the 100-year
return period event in City Centre. To m im ic the
natural rainfall-runoff response of the area prior to
developm ent, as w ell as protect dow nstream
properties, infrastructure, and natural resources, the
follow ing BM P strategy is recom m ended:

• Onsite BM Ps to address runoff volum e and

flow control;
• Water treatm ent facilities to rem ove
pollutants from storm w ater runoff before
discharging into Quibble and Bolivar Creeks;
and
• No further encroachm ent by developm ent on
riparian areas.

Developers w ill be required to include BM Ps in their

site developm ent plans to ensure early incorporation
of the w orks into the site design.

Flow and volum e control BM Ps should use infiltration

techniques w herever possible; w here infiltration is not
possible, evapotranspiration techniques can be used.
Sites w ill be required to im plem ent detention facilities
if infiltration and evapotranspiration techniques are
not feasible.

Further details on storm w ater servicing exam ples for

City Centre can be found in Appendix A-2.

12.2

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Sanitary Sewer Implementation

Sanitary infrastructure is designed to optim ize the
City Centre Today function and use of the existing sew er system , w hile
replacing aging infrastructure, m inim izing rainw ater
The current sanitary sew er system w as installed and groundw ater intrusion, and supporting future
during a period of initial developm ent in City Centre in grow th.
the 1960’s and 1970’s, and has undergone som e
localized upgrades in recent years to support new A phased sanitary infrastructure upgrade and
developm ents. replacem ent strategy is recom m ended based on the
anticipated developm ent tim eline and projected
The NCP area is divided into tw o sanitary catchm ents population grow th. Upgrades w ill ultim ately be driven
based on local topography. The north catchm ent by the pace of developm ent in the NCP area.
drains by gravity to the north and discharges to M etro
Vancouver’s North Surrey Interceptor (NSI) near 132 While num erous sanitary sew er upgrades are
Street and 114 Avenue. The south catchm ent drains by proposed, several diversions are also proposed to
gravity to the south to the Quibble Creek sanitary optim ize the capacity of the existing sanitary sew er
pum p station at King George Boulevard and 94A system , delay som e sew er replacem ents and m inim ize
Avenue, w here flow s are pum ped back to the north the total cost of upgrades required to support future
catchm ent via forcem ain and subsequently discharged developm ent. Sew er diversions are proposed at the
to the NSI. follow ing locations:
M ost of the existing sanitary sew ers in City Centre are • 132 Street and 104 Avenue
com prised of asbestos cem ent or vitrified clay; these
• Hilton Road and 136 Street
are non-standard m aterials that are generally not
• 100 Avenue and 138A Street
available and are no longer perm itted for new
installations per the City’s Design Criteria, given that
The capacity of the Quibble Creek sanitary pum p
longer lasting m aterials are readily available.
station w ill be increased in the short term w ith the
addition of a fourth pum p; tw inning of the existing
Given sew er age and m aterial com position, City
forcem ain from the pum p station to the north
Centre experiences high levels of rainw ater and
catchm ent w ill be required in the longer-term .
groundw ater intrusion (otherw ise know n as inflow and
At build out conditions, approxim ately 21.2 kilom etres
infiltration, or I& I) into the sanitary sew er system ; this
of gravity sanitary sew er w ill have been replaced in
reduces the system ’s ability to convey w astew ater.
the NCP area.
High I& I levels are of particular concern in the
northern portion of the NCP area.
Recom m ended sanitary infrastructure upgrades are
sum m arized on M ap 22. Further details on sanitary
The projected grow th outlined in the NCP w ill exceed
servicing requirem ents for City Centre can be found in
the capacity of several existing sanitary sew ers as w ell
Appendix A-2.
as the Quibble Creek sanitary pum p station.

In the future, residents, businesses and institutions in

City Centre w ill be serviced by a com plete and robust
sanitary sew er netw ork that effectively captures and
conveys w astew ater. Sanitary infrastructure w ill be
designed to optim ize the function and use of the
existing sew er system , w hile replacing aging
infrastructure, m inim izing rainw ater and groundw ater
intrusion, and supporting future grow th.

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12.2

Map 23 Recommended Sanitary Capacity Upgrades

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Water Implementation

City Centre Today

Water infrastructure is designed to optim ize the
function and use of the existing w ater system , w hile
The current w ater system w as installed during a replacing aging infrastructure and supporting future
period of initial developm ent in City Centre in the grow th.
1960’s and 1970’s, and has undergone som e localized
upgrades in recent years to support new A phased w ater infrastructure upgrade and
developm ents. replacem ent strategy is recom m ended based on the
anticipated developm ent tim eline and projected
City Centre straddles the pressure zone boundary that population grow th. Upgrades w ill ultim ately be driven
separates the 135 m HGL Kennedy pressure zone from by the pace of developm ent in the NCP area.
the 155 m HGL Whalley pressure zone. The Kennedy
pressure zone is generally serviced by the Kennedy The proposed servicing plan w ill utilize w ater from the
Pum p Station, w hile the Whalley pressure zone is Whalley Pum p Station to m eet the increasing w ater
generally serviced by the Whalley Pum p Station and dem ands in City Centre. The approach w ill em ploy a
the Whalley Booster Station. There are som e areas feederm ain that directly connects the Whalley Pum p
w ithin City Centre that do not currently m eet the City’s Station to the 135 m HGL Kennedy pressure zone,
m inim um 40 psi Peak Hour Dem and (PHD) pressure along w ith upgrades to the Whalley Pum p Station and
criteria. If City Centre grow s as predicted, existing low Whalley Booster Station. Additional bulk w ater supply
pressure concerns m ay increase if no im provem ents for the area w ill be provided by construction of M etro
are m ade to the system . Vancouver’s Fleetw ood Reservoir by 2023.
A boundary shift betw een the Kennedy and Whalley
The City’s w ell developed water system services m ost pressure zones is also recom m ended to address low
of North Surrey; therefore, the ability of the w ater w ater pressure issues that could occur during peak
system to service City Centre is heavily influenced by w ater dem and periods.
w ater dem ands from areas outside of City Centre.
Waterm ains throughout the City Centre w ill ultim ately
The existing w ater system does not have sufficient be upgraded to a m inim um 250m m diam eter size
capacity to support future service dem ands in City w hen the w aterm ains reach the end of their useable
Centre. life or as developm ent proceeds. In addition, the City
w ill require that all w aterm ains be looped w ithin City
Going forw ard, the City’s w ater system w ill continue Centre.
to deliver safe and reliable drinking w ater to residents,
businesses and institutions in City Centre, w ater Recom m ended short term w ater system upgrades are
infrastructure w ill be designed to optim ize the function sum m arized on M ap 22. Upgrades to support the full
and use of the existing w ater system , w hile replacing buildout of City Centre are sum m arized on M ap 23.
aging infrastructure and supporting future grow th. Further details on w ater servicing requirem ents for
City Centre can be found in Appendix A-2.

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12.2
7.1

Map 24 Recommended Short Term Water System Upgrades

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Map 254 Recommended Full Build Out Water System Upgrades

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12.2
7.1

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integrating various form s of renew able low carbon

District Energy energy such as Renew able Natural Gas (RNG),
biom ass and w aste heat. This financial plan is
District Energy serves as a cornerstone of the City’s accom panied by a detailed rate m odel that projects
strategy to transition to renew able low -carbon energy the rates and rate escalation that w ill be required over
sources, reduce GHG em issions and increase the 30-year period to ensure that the utility fully
com m unity resilience to higher energy prices. Slated recovers all of its costs.
to be one of the largest netw orks in North Am erica, it
w ill deliver approxim ately 16,000 tonnes of GHG
savings per year by 2035, integrating various form s of
renew able low carbon energy such as Renew able Implementation
Natural Gas, biom ass and waste heat.
SCE follow s a cost of service rate setting m ethodology
District Energy (DE) system s produce hot w ater at that ensures that all costs associated w ith ow ning and
centralized facilities and then distribute the hot w ater, operating the utility are recovered through custom er
by w ay of a dedicated pipe system , to heat buildings rates. By leveraging synergies w ith other City services
and heat dom estic hot w ater in a defined as w ell as the City’s low cost of capital, SCE is able to
neighbourhood, or “ district.” Surrey City Energy (SCE) deliver com m unity-scale em issions reductions, long-
is a City-ow ned DE utility that supplies all high-density term energy resilience and price stability to all
residential, com m ercial and institutional buildings in custom ers at com petitive rates w ithout placing an
City Centre w ith heat and hot w ater. econom ic burden on the com m unity.
SCE Objectives:
Unlike buildings heated by conventional building-scale
• Im prove energy efficiency heating system s, custom ers of SCE pay a rate for end-
• Reduce Greenhouse Gas (GHG) em issions use heat that encom passes the costs of long-term
• Increase the resilience of our energy supply operations, m aintenance and infrastructure
system s replacem ent. Accordingly, decisions on heating
• Provide com petitive and stable long-term infrastructure investm ents are m ade by SCE based on
energy pricing efficiency, environm ental perform ance and lifecycle
cost.
The expected grow th and density of future
developm ent outlined in the City Centre NCP m ake
this area a particularly viable location for DE.

The developm ent of DE in Surrey has seen a num ber

of m ilestones including feasibility studies, creation of
a City-ow ned energy utility (SCE), and a City Centre
District Energy System Bylaw w hich m andates DE-
com patible hydronic system s for all new high-density
buildings in City Centre w hile also m andating
connection to the City’s DE system w ithin a core
service area (refer to Service Area A show n in M ap 23
as contained in the District Energy System By-law ,
2012, No.17667).

SCE com m enced service to its first custom er in 2015

and has continued to grow its custom er base in step
w ith new developm ent.

The initial phases of the system rely on natural gas as

a ‘start-up fuel’ and, as the system grow s, natural gas
w ill rem ain a peaking fuel source providing added
redundancy to the system . Integration of renew able
fuel sources w ill be phased in over tim e as custom er
dem and grow s.

Surrey has developed a 30-year financial plan for DE in

City Centre, w hich includes the long-term capital and
operating costs associated w ith ow ning and operating
the DE system . This plan also includes the costs of

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12.2
7.1

Map 265 District Energy City Centre Service Areas

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12.3
FINANCING
Utilities and Transportation Infrastructure
A robust netw ork of w ater, sanitary sew er, storm sew er and transportation infrastructure is required to support
the transition to higher density developm ent in City Centre. Sanitary sew er, w ater and storm w ater infrastructure
im provem ents needed to support the developm ent of the City Centre for the next 10-years are included the
current version of the 10-Year (2016-2025) Servicing Plan and the expected developm ent cost charge (DCC)
revenue from developm ent in the City Centre area is sufficient to fund these im provem ents.

All of the transportation im provem ents to support the developm ent of the City Centre for the next 10-years,
excluding property acquisition to achieve the finer grained road netw ork, are included in the 10-Year (2016-2025)
Servicing Plan. The expected DCC revenue from developm ent in the City Centre area is sufficient to fund these
im provem ents, excluding property acquisition to achieve the finer grained road netw ork.

Operational and Maintenance Responsibilities

The developm ent of City Centre w ill increase the total length of infrastructure that the City is required to operate,
m aintain and eventually replace.

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Strategic Property Acquisition and Third Party Utility

In order to achieve the finer grained road netw ork, a num ber of key properties need to be acquired. It is unlikely
that these key properties w ill be dedicated to the City through a norm al rezoning process. The estim ated cost to
acquire these properties is $60 m illion. The cost of these acquisitions is not included in the 10-Year (2016-2025)
Servicing Plan.

In order to acquire all of the key properties to achieve the finer grained road netw ork, it is recom m ended that an
area specific DCC charge be established for the City Centre NCP area to fund the acquisition of key properties to
achieve the finer grained road netw ork.

Area Specific Development Cost Charge

The use of an area specific DCC is not new in the City. They have been used in other NCP areas (Anniedale-
Tynehead, Highw ay 99 Corridor, Cam pbell Heights and West Clayton) to assist in funding the costs of new
infrastructure w here the DCC revenues on their ow n are not sufficient to fund the necessary infrastructure.

Table 5 provides an estim ate of the area specific DCC rate that w ould be required to fully fund the acquisition of
the finer grid road netw ork in the City Centre NCP area. These rates w ere developed in accordance w ith
guidelines contained in the DCC Best Practices Guide as published by the M inistry of Com m unity, Sport and
Cultural Developm ent.

Table5 Area Specific DCC Rates for Finer Grid Road Network

Proposed

Land Use City Centre Area Specific DCC Rate

(per sq. ft.)

Tow nhouse
$2.83
RM -10, RM -15, RM =23, RM -30, RC (Type III)

Low Rise Apartm ent

$2.62
RM -45, RM -70

High Rise Apartm ent

$2.09
RM -135, RM C-135, RM C-150

Com m ercial - Ground floor

$2.79

Com m ercial - All other floors

$1.76
12.3
7.1

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On M ay 16, 2016, the City introduced new DCC rates. Table 6 provides a sum m ary of the estim ated DCC rate for
City Centre.

Table 6 2017 (Estimated) Area-Specific DCC Rates for Finer Grid Road Network

Land Use Existing Existing Proposed Additional Proposed City Centre

City Wide City Centre DCC Rate for DCC Rate
DCC Rate Strategic Property
DCC Rate Acquisition in the (per sq. ft.)
(per sq.ft.) City Centre
(per sq.ft.)
(per sq. ft.)

Tow nhouse
RM -10, RM -15,
$17.06 $17.06 $2.83 $19.89
RM =23, RM -30,
RC (Type III)

Low Rise
Apartm ent
$19.02 $14.20 $2.62 $16.82
RM -45, RM -70

High Rise
Apartm ent
$18.74 $12.38 $2.09 $14.47
RM -135, RM C-
135, RM C-150

Com m ercial -
Ground floor
$9.92 $9.92 $2.79 $12.71

Com m ercial -
All other floors
$5.62 $5.62 $1.76 $7.38

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Community Amenity Contributions

In accordance w ith City policy to address the am enity needs of proposed new residents in Plan Areas, all
developm ent proposals at the tim e of rezoning or building perm it issuance w ill be required to m ake a m onetary
contribution tow ards the provision of police, fire protection and library services, and tow ards the developm ent of
parks, open spaces and pathw ays. These rates w ill be adjusted annually w ith the Consum er Price Index.

A new am enity contribution is being introduced in the City Centre Plan area to equalize the burden of
undergrounding third party utilities (electrical, telephone, cable and internet). As part of the higher level of urban
design in City Centre, all utilities are required to be located underground. Under the existing policy, there is an
inequitable distribution of costs for undergrounding these utilities. Som e properties are burdened w ith
undergrounding utilities on tw o frontages w hile others have no requirem ent.

Undergrounding Third Party Utilities Amenity Fire and Police Protection Amenity Contribution
Contribution
Future developm ent in City Centre w ill drive the need
to upgrade existing fire and police protection facilities.
The new Am enity Charge w ill be collected on all
A study of fire protection requirem ents in Surrey's
properties to equalize the cost of undergrounding third
neighbourhoods has established that a contribution of
party utility infrastructure betw een all property
$281.46 per dw elling unit for single fam ily and
ow ners. The estim ated cost to underground all private
$1,125.83 per acre for non-residential developm ent (in
utility infrastructure in the City Centre is $86.2 m illion,
2016 dollars) w ill cover the capital costs for fire
w ith the m ajority of these costs being related to the
protection. Sim ilar to Fire Services, a contribution of
underground of BC Hydro utility infrastructure.
$65.16 per single fam ily dw elling unit and $250.56 per
In order to distribute the cost of undergrounding third acre for non-residential developm ent w ill cover the
party utility infrastructure across all new capital costs for police protection.
developm ents in the City Centre, it is recom m ended
A variable rate for m ulti-fam ily Fire and Police
that an am enity charge be established for the City
Protection Am enity is proposed as follow s:
Centre NCP area to fund the undergrounding of third
party utility infrastructure and that this charge be
Fire Protection
collected on all properties at an equal rate per square
• $ 84.44- Bachelor & Studio Units
foot of building area. The cost of this am enity charge
is $1.66 per square foot of building area. • $ 112.59 - One Bedroom Units
• $ 140.73- Tw o + Bedroom Units

Police Protection
Park Amenity Contribution • $19.55 – Bachelor & Studio Units
• $26.06 – One Bedroom Units
The developm ent of new parks and new park • $32.58 – Tw o + Bedroom Units
am enities identified w ithin the plan w ill be funded
through Parkland Am enity Contributions collected on
new developm ent. Staff com pleted a detailed needs Library Materials Amenity Contributions
assessm ent and costing exercise to determ ine an
appropriate am enity level and associated funding A study of library requirem ents in Surrey's
requirem ents. Staff are proposing a variable Park neighbourhoods has established that a contribution of
Am enity Contribution rate, to acknow ledge the reverse $146.58 (in 2016 dollars) per dw elling unit for single
correlation betw een unit size and dependence on fam ily and $58.63 for m ulti-fam ily (non-residential
parks and outdoor public spaces. The resulting developm ent is exem pt) is necessary to cover the
am enity rate is highest on a sq. foot basis for sm aller capital costs for library m aterials and services, w hich
units, and is low est on the sam e basis the m ore is sensitive to population grow th.
bedroom s are added. The rates are as follow s:
A variable rate for m ulti-fam ily Library M aterials
• $1,207 – Bachelor & Studio Units Am enity is proposed as follow s:
12.3

• $1,375 – One Bedroom Units

7.1

• $1,554 – Tw o + Bedroom Units • $43.97 – Bachelor & Studio Units

• $58.63– One Bedroom Units
• $73.29 – Tw o + Bedroom Units

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Photo: Insert Location

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 PA R T C - A PPEN D I C ES A N D A CK N O W L ED G EM EN T S

PART D
Appendices and Acknowledgements

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APPENDICES

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