City of Surrey Land Use Contract Discharge PLANNING ... · PLANNING & DEVELOPMENT REPORT File: 7906-0413-00 Land Use Contract Discharge Development Permit . Proposal: Discharge LUC

City of Surrey PLANNING & DEVELOPMENT REPORT File: 7906-0413-00

Land Use Contract Discharge Development Permit

Proposal: Discharge LUC No. 365 to allow the expansion of Wal-Mart

store under the C-8 Zone. Development Permit to allow the construction of a new Wal-Mart store and phased redevelopment.

Recommendation: Refer Back to Staff

Location: Various Addresses Zoning: C-8 and LUC No. 365 OCP Designation: Town Centre and Commercial Owner: 4239431 Canada Inc.

Staff Report to Council File: 7906-0413-00

Planning & Development Report

Page 2 PROJECT TIMELINE Completed Application Submission Date: September 26, 2006 Planning Report Date: November 20, 2006 PROPOSAL The applicant is proposing:

• a discharge of Land Use Contract No. 365; and • a Development Permit

in order to allow the phased expansion and redevelopment of the existing Guildford Town Centre Mall that involves the following:

• construction of a new 20,438-square metre (220,000 sq. ft.) Wal-Mart store, with a grocery component;

• a new parking configuration providing approximately 5,819 spaces at full build-out; • construction of approximately 9 separate free-standing commercial retail units (CRUs) on the

parking structure and along 152 Street; and • internal expansion and renovations to the existing Mall including a new food court.

RECOMMENDATION The Planning & Development Department recommends that: 1. Council receive this report as information. 2. Council refer the application back to staff to work with the applicant in developing a more urban

and pedestrian-friendly development which better responds to the location of the Guildford Mall as the heart of the Guildford Town Centre in accordance with the design strategies listed in the Project Evaluation Section in this report.

SITE CHARACTERISTICS • Existing Land Use The subject site accommodates the multi-tenanted Guildford

Town Centre Mall. • East: Directly west of 152 Street are 2 separate gas station sites: the

site south of 104 Avenue is under a rezoning application (File No. 7900-0350-01) from CG-1 to C-8 (By-law No. 15348) and undergoing a remediation process; and the site south of 105 Avenue is an operational gas station site, zoned CG-1 – both sites are designated Town Centre. Across 152 Street are various retail, service and eating establishments under different zones and LUCs, designated Town Centre and Commercial.



Page 3 • South: Commercial buildings zoned C-8, designated Commercial and

multifamily developments zoned CD (By-law No. 10086) and RM-70, designated Multiple Residential.

• West: Across 150 Street are apartment buildings, zoned CD, By-law Nos. 10339 & 11805, and RM-45 and older single family homes zoned RF, designated Multiple Residential as well as various retail, service and eating establishments zoned C-8 and C-35, designated Commercial.

• North: Public Library and Guildford Recreation Centre, zoned CD (By-law No. 13783), designated Town Centre and a vacant lot (also owned by the applicants), zoned C-8, designated Commercial.

PLAN AND POLICY COMPLIANCE OCP Designation: Complies

OCP Policies: Does not fully comply.

DEVELOPMENT CONSIDERATIONS Background

• In early Summer of 2006, the owners of Guildford Town Centre Mall, Ivanhoe-Cambridge, approached City staff and sought direction on how to proceed with the proposed redevelopment of the Mall, with the expansion of the Wal-Mart store as a primary component.

• Staff advised the owners to provide an overall concept plan, involving the entire site, taking into

consideration, among other things, the Guildford Town Centre location of the Mall, the visual impact of an expanded Wal-Mart, and the need to dedicate and construct 102A Avenue across the existing Mall that will facilitate a vehicular and pedestrian connection between 150 and 152 Street as established in the City’s Arterial, Major Collector & Grid Roads Plan (R-91).

• Towards the end of Summer of 2006, the owner’s consultants made a presentation to staff of the

proposed development scheme with the following basic components:

o a new, single level, below grade Wal-Mart store with a floor area of 220,000 sq. ft. (20,438 sq.m.);

o two, 2-level parking structures and additional parking at grade; o demolition of a free-standing structure (currently accommodating Blockbuster Video and

a clothing shop) and the northwesterly portion of the Mall (currently accommodating Sportschek and Bank of Montreal);

o construction of new free-standing commercial retail units (CRUs) on the parking structure and along 152 Street; and

o internal expansion of the Mall including a new food court and exterior improvements of the Mall.



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• Staff were advised that the proposed redevelopment of the Mall is triggered by the owners’

primary objective of accommodating Wal-Mart’s occupancy date of no later than October 2008. Based on this date, the owners are expecting to start construction of the new Wal-Mart store and the associated parking facilities no later than March 2007.

• Staff undertook a preliminary review of the proposed development and advised the applicants, in

subsequent meetings, of the following:

o the redevelopment of Guildford Town Centre Mall is a positive step that supports the City’s vision of invigorating the Town Centre;

o the growing Town Centre, as evidenced by the recent residential and commercial

developments in its peripheries, needs a well-planned, community-oriented, pedestrian-friendly, and urban-scale shopping area that also accommodates a mix of residential, work places and recreational uses;

o the applicant's proposed scheme continues the existing suburban character of Guildford

Mall, which is not consistent with the City’s vision for the Guildford Town Centre; o the emergence of similar scale shopping centres in the Lower Mainland and in the Fraser

Valley has significantly reduced the Mall’s previous role as a regional shopping destination;

o the proposed expansion is contrary to current trends in shopping centre redevelopment,

which has seen the introduction of mixed uses and more urban character that give strong emphasis to pedestrian access and extensive transit use;

o the proposed scheme does not provide for an extension of 102A Avenue that would

connect 150 and 152 Streets in compliance the City’s R-91 plan, allowing for a finer street grid and reduced land blocks; and

o the proposal ignores opportunities to pursue mixed-use developments that would

contribute to a more urban and vibrant Town Centre.

• The formal development application submitted on September 26, 2006 has not responded in a meaningful way to the various concerns and issues that staff identified through the pre-application meetings.

• Given the scope of the proposal and the philosophical differences with respect to the applicant’s vision of the Mall and that envisioned through the policies of the Official Community Plan (OCP) for Town Centres, staff are forwarding this report to Council in advance of a full application review to outline the significant plan and policy implications of the proposal as far as creating a highly urban, pedestrian-friendly Town Centre in Guildford.



Page 5 The Subject Site

• The subject site comprises a site area of approximately 27.4 hectares (67.7 acres) and consists of 15 contiguous fee simple lots with sizes ranging from 1,600 square metres (0.4 acre) to 6.0 hectares (14.8 acres).

• The subject site is split-designated Town Centre and Commercial in the OCP. It is bounded by 105 Avenue to the north, 101 Avenue to the south, 150 Street to the west, and 152 Street to east. 104 Avenue, a heavily traveled arterial road, cuts across the site, creating 2 separate mall locations.

• The existing Guildford Mall has a very suburban auto-oriented character. The current shopping centre has a total floor space of 114,013 sq. m. (1,227,230 sq. ft.) with approximately 5,102 parking spaces (Appendix III).

• Except for the 4 southerly lots that accommodate free-standing buildings that are regulated by Land Use Contract (LUC) No. 365 (Appendix IV), the rest of the subject site is zoned C-8 as shown below:

Existing Structures Existing OCP Designation

Existing Zoning # of Occupied Lots

Main Mall with 2 buildings separated by 104 Avenue

Town Centre C-8 10

Theatre Commercial LUC No. 365 3 Red Robin Town Centre C-8 1 Blockbuster Video and Mark’s Work Wearhouse

Commercial LUC No. 365 1

White Spot Restaurant Commercial LUC No. 365 1

• At present, the property at 10160 – 150 Street accommodates a parking lot while the existing theatre is located at 15051 – 101 Avenue. Under LUC No. 365, the retail uses are confined to the existing theatre site. LUC No. 365 does not permit retail uses on 10160 – 150 Street (the parking lot site).

• The current application proposes the southerly expansion of the Wal-Mart into the lot at 10160 -

150 Street. Staff have advised the applicants to apply for a discharge of the LUC governing the properties accommodating the theatre and the parking lot. The discharge, if approved, will allow the underlying C-8 Zone to govern the retail uses being proposed under the new Wal-Mart store.

• Staff also deemed it appropriate to discharge the same LUC from the adjacent lands (10181 and

10191 – 152 Street) to allow the underlying C-8 Zone to govern the existing and proposed land uses.

• An LUC discharge is processed like a rezoning, requiring a Public Hearing.



Page 6 Current Proposal

• The current proposal involves the following:

o a discharge of Land Use Contract No. 365 regulating 10160 – 150 Street; 15051 – 101 Avenue; 10181 – 152 Street; and 10191 – 152 Street, to permit the underlying C-8 Zone to govern the site;

o a detailed Development Permit for Phase 1 involving a new Wal-Mart and parking expansion;

o a general Development Permit for subsequent phases; and o a lot consolidation

in order to allow the phased expansion and redevelopment of the Guildford Town Centre Shopping Centre (Appendix IV) that consists of the following:

o construction of a new, single level 20,438-square metre (220,000-sq. ft.) Wal-Mart store; o construction of two, 2-level parking structures adding approximately 717 new parking

spaces for a total of approximately 5,819 stalls at full build-out; o internal expansion and renovations of the existing Mall including a new food court; and o construction of approximately 9 separate free-standing commercial retail units (CRUs) on

the parking structure and along 152 Street.

• The new Wal-Mart is proposed to be accessed from a ground level parkade off 152 Street. However, it will be below grade at 150 Street, taking advantage of the differences in grade between 150 and 152 Streets of approximately 4.9 metres (16 ft.). The existing Wal-Mart store will be demolished after completion of the new store. The proposed parking of 5,819 spaces is 1,477 spaces greater than what is required by the Zoning By-law (4,342 spaces). Appendix V shows the conceptual plan (site layout, streetscape and landscaping).

Applicant's Expansion Rationale and Organizing Principles Underlying the Proposed Redevelopment

• According to the applicant, Guildford Mall has been underachieving for several years due to increased competition from the Willowbrook Shopping Centre in Langley and Metropolis at Metrotown in Burnaby. Recently approved new retail developments in Guildford’s Trade Area such as Grandview Corners in South Surrey are also expected to affect Guildford’s share of the retail market. The purpose of the proposed development is to expand and to revitalize the Guildford Mall with a view to recapture the market’s attention that has been lost to neighbouring shopping centres and power centres.

• The proposed expansion project is based on a number of key principles including the following:

o To recognize the current internal mall locations of the existing shopping centre. o To maintain the connectivity of the proposed addition with the existing internal mall and to

improve circulation patterns within the Mall. o To locate available parking closer to the entrances, thereby making parking more effective.



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• The applicant's organizing principles of the proposed redevelopment are illustrated in Appendix VI and described as follows:

o new 220,000 sq.ft. Wal-Mart; o bring parking in close proximity to building entrances; o new food court and CRUs in the Mall; and o retail experience along 152 Street.

• In addition, the applicant has various leasing commitments to existing tenants, for example,

parking space ratios, which have been taken into consideration. Transportation Planning Issues Road Network

• The City’s R-91 Plan identifies the connection of 102A Avenue through the subject site between 150 and 152 Streets. The subject application together with several current higher density residential and mixed-use projects will increase demand for local trips within Guildford. Continued, higher density redevelopment is anticipated within the town centre, requiring additional transportation infrastructure to service it and facilitate local trips through and within the town centre by all modes.

• The applicants have been required to undertake a Traffic Impact Study, for this development but

also taking into account neighbouring development and background traffic growth. The results of this study are not yet available.

• The City proposes to secure a 22m right-of-way, reflecting the collector road classification of

102A Avenue. However, it is anticipated that any route would likely act as shared multi-use pedestrian-vehicular space, to support and encourage pedestrian access through and within the site, thereby improving connections across the town centre. This would be achieved by using design features such as reduced pavement widths, wide sidewalks, surface treatments and traffic speed management

• The current "super block" length of approximately 600 metres (1,968 ft.) between 104 Avenue

and 101 Avenue would be reduced with a finer block spacing, supporting vehicle, pedestrian and cycling connections.

• 105 Avenue between 150 Street and 152 Street is not a continuous road allowance with only the

eastern section, adjacent to the recreation centre as dedicated road allowance. The Engineering Department anticipates that in the coming years, there will be further redevelopment of the lands north of 104 Avenue which will give the City the opportunity to obtain dedicated road allowance for the remaining section across the site. A separate Corporate Report is being submitted to Council dealing with the role of 105 Avenue within the network and the importance of establishing an appropriate alignment. At this time, the City would only seek a continuation of the statutory right-of-way from the Guildford Library to 150 Street.



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• Attention is being given to both 105 Avenue and 102A Avenue, mindful of conditions on 104 Avenue. Current average volume on 104 Avenue is approximately 34,000 vehicles/day and has increased about 27% over the past 10 years. This road is designed to carry between 30,000 to 35,000 vehicles/day. 104 Avenue will continue to retain a very important position within the network, given the significant, high density development planned for within the City Centre, anticipated development within Guildford, the introduction of Bus Rapid Transit (BRT) and increased strategic importance associated with regional changes to the network.

Transit

• The Guildford transit exchange is already a busy facility, which is expected to become a key focal point of transit ridership in the near future. Service improvements are expected starting later this year on most or all of the ten routes currently serving Guildford associated with additional service hours being introduced by TransLink into the South of Fraser Area.

• Staff are actively involved in the planning of the South of Fraser Area Transit Plan and are

seeking significant transit improvements for the City through this process with the provision of additional buses and higher service frequencies.

• Proposed changes to bus interchange and layover facilities in the City Centre associated with the

Urban Showcase project means that there is a requirement for alternative and expanded town centre facilities including Guildford.

• With future plans for Bus Rapid Transit (BRT) using 104 Avenue and 105 Avenue, staff would

expect Guildford Town Centre to be a central component in this.

• The current application provides an "on-street" facility on the 105 Avenue alignment and staff are liaising with TransLink and Coast Mountain Bus Company (CMBC) on the nature and scale of facilities needed at Guildford Town Centre to accommodate these improvements and, in turn, secure the important contribution transit has to supporting the town centre. Both TransLink and CMBC have expressed the desire for a facility to be located south of 104 Avenue as the currently proposed facility on 105 Avenue leaves the exchange on the margins of the Mall and Guildford Town Centre. Staff support this objective and would wish to see transit facilities provided off-street and south of 104 Avenue as part of the subject application.

• Staff confirm that there is a need for a centrally-located and sufficiently sized transit facility

within Guildford Town Centre to encourage the increasing role of transit within the City as a whole, as well as support sustainable growth within the town centre itself.

Planning Context

• The proposed redevelopment and expansion of the Guildford Shopping Centre is a major project, which will significantly impact the surrounding area in terms of land use, form and character, and transportation and traffic for many years to come.

• Staff are aware that various developers have been seeking sites outside of the Guildford Town Centre for a new Wal-Mart store. The proposal to construct 220,000 square feet of retail space within the Guildford Shopping Centre represents a significant investment in the Town Centre of Guildford.



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• However, staff are concerned that the auto-oriented, suburban form and character of the proposed redevelopment does not fully support the planning and policy objectives for the site at the heart of the Guildford Town Centre.

• The subject site represents a significant portion of the area designated as the Guildford Town Centre in the Official Community Plan (OCP) and has been identified as one of the municipal town centres in the GVRD Livable Region Strategic Plan (Appendix VII).

• The areas surrounding the subject site are designated in the OCP as Town Centre, Commercial and Multiple Residential. There are currently a large number of development applications and enquiries in the surrounding area, mainly for multi-unit residential and mixed-use projects. As well, the Guildford Library and Recreation Centre are located directly to the north of the Guildford Mall.

• The redevelopment of Guildford Town Centre Mall provides an opportunity to create a livable,

vibrant and sustainable Town Centre with a strong urban character, pedestrian-orientation and supportive of transit. However, the proposed redevelopment with its suburban form and character does not fully support the Town Centre location and policies of the OCP.

PROJECT EVALUATION

• The existing OCP policies call for, among other things, promoting managed growth and complete communities; increasing transit use and providing transportation choices; improving the quality of the community; and enhancing the image of the City. A comprehensive evaluation of the applicant’s development scheme in relation to the relevant OCP policies; issues and challenges stemming from the policy review; and proposed strategies for policy compliance is documented in Appendix VIII.

• The applicant argues that the proposal is not a redevelopment but rather an expansion of the

existing shopping centre. While the Town Centre plan and policies are acknowledged, the applicant indicates that their priority is the provision of a new store to meet the requirements of Wal-Mart and to revitalize the Mall within its existing format. Staff are concerned that the scale and scope of the redevelopment will preclude meeting, both in the short and long terms, some of the current OCP objectives for town centres, e.g.; high density mixed use development, street-oriented structures, reduced at grade parking, etc.

• However, staff recognize that certain limitations and challenges face the Mall owners in

implementing any redevelopment of the Mall including the extensive building footprints (that are expected to be retained), longer-term lease obligations to existing tenants, particularly with respect to parking as well as the current operational needs of existing tenants while the Mall is undergoing construction and expansion.

• Recognizing these realities and trying to seek a balance between the objectives of the developer

and the overall community vision for a vibrant, urban-scale shopping experience, staff recommend that the redevelopment of the Guildford Town Centre Mall be pursued that address the following urban design and sustainability objectives:

o More pedestrian-friendly transportation grid system with shorter blocks, i.e., consider

other alternatives to 102A Avenue road dedication.



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o Stronger connection between the Mall and the adjacent neighbourhoods by providing

pedestrian, vehicular and transit connections as well local and regional-scale services. o More urban, street-oriented treatment of 152nd Street, e.g., minimize surface parking

facing the public roads.

o Built form with pedestrian-oriented scale. o High-quality finishes, pedestrian-scale signage and lighting and coordinated architectural

treatment that are related to the context. o Welcoming "front door" interface to multi-family residential areas to the west.

o Roofscapes and outdoor parking to address significant views from nearby towers and the

flight path. o Urban, contemporary site character with special paving, street furniture and vertical

elements as space definers (e.g., banner poles, bollards, decorative lights, etc.) and possibly public art/multicultural expression.

o State of the art approach to CPTED (Crime Prevention through Environmental Design);

safety as integral part of site character by incorporating public spaces that will accommodate active uses (e.g., plazas for open markets, outdoor seating and street furniture).

o Sustainable design features based on LEED (Leadership in Energy and Environmental

Design) certification.

• Some of the design strategies to achieve these urban design and sustainability objectives are identified as follows and have been communicated to the applicant:

o an unobstructed, barrier free, and publicly accessible pedestrian route along the 102A

Avenue alignment from 150 to 152 Street;

o well-defined, weather protected pedestrian walkways connecting the Mall with the proposed transit exchange and the adjacent recreational and residential uses;

o development of the parkade edges with retail or active uses, especially those facing 152 Street;

o establish the planned transit exchange directly south of 104 Avenue with a pedestrian-friendly connection to the Mall and the adjacent public facilities such as the Public Library and the Guildford Recreational Centre;

o street-oriented CRUs that provide direct pedestrian connection to 152 Street, with

associated parking spaces located away from the road; o significant landscaping throughout the proposed parking structures as well as in existing

parking areas;



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o attractive interface/buffering between the proposed parking structures/loading bays and

the public roads;

o public plazas and inviting civic spaces linked to clearly defined pedestrian pathway system;

o natural light, active uses and quality finish materials in covered/underground parking;

o sustainable development approach to the design in order to maximize opportunities for storm water management and permeable surfaces in outdoor parking areas and on roofs; and

o progressive CPTED approach to maximize surveillance and establish territoriality of

public realm. Actively address auto-related issues and create a safe, friendly environment.

CONCLUSION

• The planned redevelopment of Guildford Town Centre Mall will certainly provide the impetus for invigorating the Guildford Town Centre. As the Town Centre’s main anchor, any redevelopment initiatives to the Mall will have significant impact on the Town Centre as well as the adjacent neighbourhoods.

• The existing OCP policies call for, among other things, promoting managed growth and

complete communities; encouraging varied transportation choices; improving the quality of the community; and enhancing the City’s image.

• However, the proposal as submitted, for the most part, continues the Mall’s single use, suburban

orientation that is dominated by extensive surface parking. The proposal presents a lost opportunity to incorporate an urban scale, pedestrian-friendly, and environmentally sustainable development and therefore, while a welcome initiative to the 40-year old Mall, does not fully comply with the OCP policies.

• In order to seek a better balance between the objectives of the developer and the overall

community vision for a vibrant town centre, it is recommended that the proposal be referred back to staff to work with the applicant to develop a more urban transit and pedestrian-friendly development that responds to the location of the Guildford Shopping Centre as the heart of the Guildford Town Centre, and which incorporates a high level of sustainable design features, as described in the Project Evaluation Section of this report.

INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners Appendix II. Contour Map Appendix III. Existing Mall Configuration



Page 12 Appendix IV. Site Covered by Land Use Contract No. 365 Appendix V. Conceptual Plan (a - h) Appendix VI. Developer’s Organizing Principles Appendix VII. OCP Designation Map Appendix VIII. Evaluation of Development Scheme in Relation to OCP Policies How Yin Leung Acting General Manager Planning and Development JDM/kms v:\planning\plncom06\11151334.jdm.doc SEH 7/14/10 3:56 PM

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v:\planning\plncom06\11151334.jdm.doc SEH 7/14/10 3:56 PM

APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Gordon Wylie

Address: North Office Tower 650 West 41st Avenue, Suite 700 Vancouver, B.C. V5Z 2M9 Tel: 604-263-2672

2. Properties involved in the Application

(a) Civic Addresses: 1900, 1800 and 1250 Guildford Town Centre, 15046 - 104 Avenue, 10160 - 150 Street, 10181 - 152 Street, 10191 - 152 Street, 15051 - 101 Avenue, 1730 Guildford Town Centre

(b) Civic Address: 1900 Guildford Town Centre Owner: 4239431 Canada Inc.

Director Information: Pierre LaLonde Kim McInnes Stephan Jung Leo Lousberg

PID: 006-750-796 Lot 48 Except: Part Subdivided by Plan 42258; Section 20 Block 5 North

Range 1 West New Westminster District Plan 30380 (c) Civic Address: 1800 Guildford Town Centre Owner: 4239431 Canada Inc.


PID: 006-370-802 Lot 65 Section 20 Block 5 North Range 1 West New Westminster District Plan

42258 (d) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.


PID: 008-000-431 Lot 67 Except: Firstly: Part Subdivided by Plan 29202 Secondly: Parcel A

(Reference Plan 29780) Thirdly: Part Subdivided by Plan 54837 Fourthly: Part Dedicated Road on Plan LMP37641, Section 29 block 5 North Range 1 West New Westminster District Plan 28520

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(e) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.



29202 (f) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.



29202 (g) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.


PID: 013-383-892 Lot 74 Except: Firstly: Part Subdivided by Plan 36944 Secondly: Part

Subdivided by Plan 54827, Thirdly: Part Dedicated Road on Plan LMP 37041 Section 29 Block 5 North Range 1 West New Westminster District Plan 29848

(h) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.



36944

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(i) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.


PID: 005-275-610 Lot 108 Section 29 Block 5 North Range 1 West New Westminster District

Plan 54837 (j) Civic Address: 1250 Guildford Town Centre Owner: 4239431 Canada Inc.



Plan 54837 (k) Civic Address: 15046 - 104 Avenue Owner: 4239431 Canada Inc.



75756 (l) Civic Address: 10160 - 150 Street Owner: 4239431 Canada Inc.


PID: 024-244-562 Lot A Section 29 Block 5 North Range 1 West New Westminster District Plan

LMP39024

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(m) Civic Address: 10181 - 152 Street Owner: 4239431 Canada Inc.



Plan 55027 (n) Civic Address: 10191 - 152 Street Owner: 4239431 Canada Inc.



Plan 55027 (o) Civic Address: 15051 - 101 Avenue Owner: 4239431 Canada Inc.


PID: 024-244-589 Lot B Section 29 Block 5 North Range 1 West New Westminster District Plan

LMP39024 (p) Civic Address: 1730 Guildford Town Centre Owner: 4239431 Canada Inc.



LMP49621

3. Summary of Actions for City Clerks Office

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APPENDIX II

CONTOUR MAP FOR SUBJECT SITE


APPENDIX VIII

Evaluation of Proposed Development Scheme in Relation to OCP Policies

OCP Policy Identified Issues and Challenges Proposed Strategies for Policy Compliance

Manage Growth for Compact Communities

• Promote managed growth and future densification

• Strengthen the nodal pattern of City Centre, Town Centres, Neighbourhood Centres, Workplace Areas as the framework for future growth.

• Promote Town Centres as the principal urban centre for Surrey’s various communities.

• Promote Town Centres, which offer a broad range of business, commercial and residential activities.

• The proposal promotes a suburban-scale, single use development that does not take into account the emergence of medium and high density residential developments that have occurred in the neighbouring lands

• Mixed use developments

consisting of residential, office/work place and recreational uses have not been considered in the proposal

• Consider mixed use and higher density development within the subject site

• Provide compatible uses as an

interface to the existing and future residential to the west

Increase Transportation Choices

• Provide alternatives to car travel such as bicycles, pedestrian routes and better transit service.

• Integrate transportation and land use.

• Facilitate pedestrian movement.

• Support a grid road pattern.

• The automobile focus of the proposal has resulted in significant oversupply of surface parking (5,819 spaces provided versus 4,342 spaces required).

• Promoting transit use as an alternate mode of transportation will lessen the dependence on automobiles and allow the parking areas for additional landscaping and other uses.

• There have been recent approvals on multi-family developments in the neighbourhood and coupled with a number of in-stream multi-family development applications, it can be surmised that there is a growing market in the immediate neighbourhood who will be walking and cycling, and therefore, will not be using the proposed parking spaces.

• The connection of 102A Avenue between 150 Street and 152 Street will provide for a finer block spacing which in turn will support vehicle, pedestrian and cycling connections and support the ability to add density in the future.

• Provide for the location of a future Transit Exchange south of 104 Avenue

• Provide clear pedestrian,

barrier free pathway system between the proposed Transit Exchange and the Mall

• As a minimum, provide an

uninterrupted, barrier-free pedestrian connection between 150 and 152 Streets across the Mall

• Integrate well-defined

pedestrian, vehicular, and cycling opportunities between surrounding areas and the Mall

• Reduce blacktop pavement by

eliminating parking spaces that are in excess of parking requirements as determined under the Zoning By-law


Build Complete Communities • Design safe, attractive, and

people-friendly environments. • Promote pedestrian-friendly

streetscapes. • Create public places for public

enjoyment and community activities.

• Improve the visual environment. • Design the built environment to

be people-friendly. • Promote energy conscious

planning and design.

• The proposed Wal-Mart store

will be concealed under a parking structure and its main entry is not visible from 150 Street or 152 Street.

• The underground retail store

does not recognize pedestrian needs as demonstrated by the lack of a direct and well-defined pedestrian connection from the parking area and the building entrance.

• Large areas of the Mall are

devoted to surface parking areas with minimal landscaping which do not support sustainability measures to reduce the amount of paved surface areas to enhance natural drainage and reduce heat gain in the summer.

• The proposal does not support

the creation of dense, mixed use centres within walking distance from residential areas and transit.

• Design and build Wal-Mart as

an at-grade structure through the use of well-thought out building materials, colours and landscaping.

• Install significant trees within

parking facilities and define pedestrian routes with special paving

• Reduce blacktop pavement by

eliminating parking spaces that are in excess of parking requirements as determined under the Zoning By-law

• Design and utilize the

extensive parking areas and roofs as part of an integrated storm water management system

• Establish smaller-scale, street-

oriented commercial retail units • Locate parking spaces away

from public views • Introduce pedestrian-scale

lighting and signage

City of Surrey Land Use Contract Discharge PLANNING ... · PLANNING & DEVELOPMENT REPORT File: 7906-0413-00 Land Use Contract Discharge Development Permit . Proposal: Discharge LUC

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