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SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SITE CONTEXT
SITE
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SEMIAHMOO TOWN CENTRE PLAN
GROSS AREA • Interim Land Use and Density Concept as adopted by Council on May 28, 2012 • Base Density of 2.5 FAR* • Bonus Density up to 4.0 FAR with the provision of a Community Amenity Contribution • Select sites along 152 Street designated for Bonus Density * FAR = ‘Floor Area Ratio’. The site area multiplied by this ratio indicates the maximum building area.
“To encourage the highest standards of development within the Town Centre, it is recommended that bonus density of up to 1.5 FAR be granted within the area indicated as a “Density Bonus Area” in Appendix I. The bonus density may be granted in exchange for significant community amenities such as community arts space, affordable seniors housing units, local transportation benefits or parks and public spaces.”
(City of Surrey Corporate Report, May 28, 2012)
SITE
LAND USE CONCEPT PLAN
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
BUILDING HEIGHTS & URBAN DESIGN
• 4 STOREY PODIUM
• SETBACK UPPER STOREYS
• UP TO 20 STOREYS
• 20+ STOREYS ON 3 LANDMARK SITES
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
FUTURE ROAD NETWORK
• FUTURE LOCAL ROAD
• CONNECTION TO EXISTING LANE
• ROAD WIDENING OF 152nd STREET TO 37m
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
LAND-USE PRINCIPLES
LAND-USE PRINCIPLES SEMIAHMOO TOWN-CENTRE PLAN
• IMPROVING THE ECONOMIC VITALITY OF THE
TOWN CENTRE
• BROADENING THE RANGE OF HOUSING TYPES
• IMPROVING ROAD AND PEDESTRIAN INFRASTRUCTURE
• SUPPORTING THE PROVISION OF IMPROVED TRANSIT
• INTRODUCING NEW CULTURAL AND RECREATION AMENITIES
• ENCOURAGE THE DEDICATION OF LOCAL STREETS, PEDESTRIAN WALKWAYS, WIDENING OF STREETS
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SUSTAINABILITY
SUSTAINABLE DESIGN PRINCIPLES SURREY SUSTAINABILITY CHARTER
• Ensuring adequate, appropriate and affordable
housing is available in areas well served by transit
• Planning for demographic change
• Promoting local economic vitality and job creation
• Encouraging sustainable building and development practices
• Encouraging high quality urban design and development
• Supporting increased transit service and transportation infrastructure improvements
• Supporting sustainable land use planning practices
• Encouraging development that is energy efficient and reduces greenhouse gas emissions
• Enhancing the public realm
• Increasing sustainable transportation options
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
AMENITY CONTRIBUTION
COMMUNITY AMENITY CONTRIBUTION
“The City of Surrey’s Cultural Plan: Enhancing Urbanization through Arts and Culture recommended de-centralizing cultural opportunities by locating arts facilities in town centres. The plan recommended advancing a Cultural Centre in South Surrey in conjunction with a land development project in the downtown area.” (adopted May 2012)
CASH CONTRIBUTION
ACTUAL AMENITY
OR
Community Amenity Contribution provided in the form of land and building shell space for 2 new major cultural facilities: • Performing Arts Centre, and • Contemporary Arts Gallery & Café
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
PERFORMING ARTS CENTRE
A 350 seat proscenium theatre, with main stage and secondary studio theatre/rehearsal space, offices, storage, change rooms and support spaces.
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
CONTEMPORARY ART GALLERY & CAFE
A café fronting 152nd Street with indoor open seating and event space, and outdoor café seating along pedestrian mews, kitchen, washrooms, a flexible gallery and exhibit area and support spaces.
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
URBAN DESIGN PRINCIPLES
URBAN DESIGN PRINCIPLES SEMIAHMOO TOWN-CENTRE PLAN
• 4 STOREY PODIUM ALONG 152ND STREET
• RETAIL FRONTAGE ALONG 152ND STREET
• OFFICE AND/OR RESIDENTIAL ABOVE
• TOWERS SETBACK 2M
• LANDMARK TOWER AT 152ND & 19TH
• PLAZA / PUBLIC OPEN SPACE
• STANDARD TOWER HEIGHTS, UP TO 20 STOREYS
• LANDMARK TOWER HEIGHTS, 20+ STOREYS
• SUSTAINABLE DESIGN • ARCHITECTURAL MERIT • SMALLER FLOOR-PLATES
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
URBAN DESIGN RESPONSE
LANDMARK TOWER AT
152ND & 19TH
4 STOREY PODIUM ALONG 152ND STREET
RETAIL FRONTAGE ALONG 152ND STREET
WITH OFFICE AND/OR RESIDENTIAL ABOVE
TOWERS SET BACK 2M FROM PODIUM PLAZA/PUBLIC OPEN SPACE
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SITE ORGANIZATION
• DISTINGUISH THE CULTURAL COMPONENTS FROM EACH OTHER
• RETAIL FRONTAGE ALONG 152ND STREET
• COMMON ACCESS AND SERVICE ACCESS
• CONVENIENT PARKING ENTRANCE AND EGRESS
RETAIL with
OFFICE ABOVE
THEATRE
CONTEMPORARY ARTS CAFÉ / GALLERY SE
RVIC
E
PARKING ENTRY
PARKING ENTRY
PLAZA
SOUTH TOWER LOBBY
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
PODIUM ORGANIZATION
• OFFSET THE TOWERS TO MAXIMIZE VIEWS AND PRESERVE DAYLIGHTING
• PROVIDE A LANDSCAPED COURTYARD AND ROOF OVER PODIUM AS OUTDOOR AMENITY SPACE FOR RESIDENTS
• KEEP THEATRE SPACE FREE FROM STRUCTURE ABOVE
CAFÉ/GALLERY (below)
NORTH TOWER
SOUTH TOWER
THEATRE (below)
LANDSCAPED OUTDOOR
SPACE
CAFÉ/GALLERY (below)
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
PODIUM PLAN
• RELOCATED LOADING AREA AWAY FROM RESIDENTIAL STREET
• INCREASED EAST SETBACKS TO ADJACENT RESIDENTIAL
• INCREASED SETBACKS ON THE SOUTH TO PROVIDE MORE PUBLIC OPEN SPACE
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
BUILDING HEIGHT & MASSING
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SHADOW STUDY: MARCH
March 9:00am March 12:00pm March 3:00pm
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SHADOW STUDY: JUNE
June 9:00am June 3:00pm June 12:00pm
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
SHADOW STUDY: DECEMBER
December 9:00am December 12:00pm December 3:00pm
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
TRAFFIC IMPACT
20 AVENUE & 152A STREET Improve access and egress from existing neighbourhood, (includes the consideration of limited westbound left turn access onto 20 Avenue)
19 AVENUE & 152 STREET Signalized westbound left turn onto 152 Street from 19 Avenue Southbound left turn on 19 Avenue from 152 Street Extension of 152A Street to connect with existing lane Future lane connection to 152 Street
152A
St
152
St
20 Ave
19 Ave
18 Ave
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
PARKING
SEMIAHMOO PROPOSED MIXED-USE DEVELOPMENT January 15, 2014
REVIEW PROCESS
2013 2014 2015+