SURREY CITY CENTRE: POTENTIAL FOR A SUSTAINABLE REGIONAL DOWNTOWN? Michael 0. G. Dickinson Bachelor of Applied Arts, (Urban Planning) Ryerson University, 1973. RESEARCH PROJECT SUBMITTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF URBAN STUDIES IN THE URBAN STUDIES PROGRAM OF THE FACULTY OF ARTS & SOCIAL SCIENCES O Michael 0. G. Dickinson 2006 SIMON FRASER UNlVERSlSTY Summer, 2006 All rights reserved. This work may not be reproduced in whole or in part, by photocopy or other means, without permission of the author. APPROVAL Name: Michael 0.G. Dickinson Degree: Master of Urban Studies Title of Research Project Surrey City Centre, Potential for a Sustainable Regional Downtown? Examining Committee: Chair Dr. Jock Munro Dr. Anthony Perl, Professor and Director, Urban Studies Program Simon Fraser University Vancouver, British Columbia Senior Supervisor Dr. Meg Holden, Assistant Professor Urban Studies Program and Department of Geography Simon Fraser University Vancouver, British Columbia Supervisor Lynn Guilbault, Member Senior Planner, Long Range Planning and Policy Development Planning & Development Department, City of Surrey External Examiner Date Defended I Approved: h.26/06 DECLARATION OF PARTIAL COPYRIGHT LICENCE The author, whose copyright is declared on the title page of this work, has granted to Simon Fraser University the right to lend this thesis, project or extended essay to users of the Simon Fraser University Library, and to make partial or single copies only for such users or in response to a request from the library of any other university, or other educational institution, on its own behalf or for one of its users. 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The original Partial Copyright Licence attesting to these terms, and signed by this author, may be found in the original bound copy of this work, retained in the Simon Fraser University Archive. Simon Fraser University Library Burnaby, BC, Canada SIMON FRASER ' uamwml~brary STATEMENT OF ETHICS APPROVAL The author, whose name appears on the title page of this work, has obtained, for the research described in this work, either: (a) Human research ethics approval from the Simon Fraser University Office of Research Ethics, (b) Advance approval of the animal care protocol from the University Animal Care Committee of Simon Fraser University; or has conducted the research (c) as a co-investigator, in a research project approved in advance, (d) as a member of a course approved in advance for minimal risk human research, by the Office of Research Ethics. A copy of the approval letter has been filed at the Theses Office of the University Library at the time of submission of this thesis or project. The original application for approval and letter of approval are filed with the relevant offices. Inquiries may be directed to those authorities. Simon Fraser University Library Burnaby, BC, Canada APPROVAL Name: Michael 0.G. Dickinson Degree: Master of Urban Studies Title of Research Project Surrey City Centre, Potential for a Sustainable Regional Downtown? Examining Committee: Chair Dr. Jock Munro Dr. Anthony Perl, Professor and Director, Urban Studies Program Simon Fraser University Vancouver, British Columbia Senior Supervisor Dr. Meg Holden, Assistant Professor Urban Studies Program and Department of Geography Simon Fraser University Vancouver, British Columbia Supervisor Lynn Guilbault, Member Senior Planner, Long Range Planning and Policy Development Planning & Development Department, City of Surrey External Examiner Date Defended I Approved: ABSTRACT This research project compares the growth of Surrey City Centre with Burnaby's Metrotown and Richmond Town Centre to determine why Surrey's centre has not developed substantially as a sustainable regional downtown. The hypothesis is that Surrey City Centre has not developed as planned due to external competitive market forces. The study compared data from two other regional town centres to determine if their development has affected Surrey City Centre's anticipated growth. Interviews were conducted with municipal officials and developers to determine the effect of government policies and practices on town centre development. A review of town centre land development and population growth explored barriers against and opportunities for sustainable development. This research reveals reasons why Surrey's downtown has not evolved more fully and also provides a framework of policy prescriptions for guiding its future development in a sustainable manner. 6.6 Enhancing Accessibility for Surrey City Centre ............................................................54 7.0 COMMUNITY LIVABILITY ............................................................................ 61 7.1 Burnaby ..........................................................................................................................63 7.2 Richmond .....................................................................................................................63 7.3 Surrey .............................................................................................................................64 7.4 GVRD ............................................................................................................................ 64 7.5 Achieving a Livable City Centre ....................................................................................65 8.0 COMPATIBILITY WITH THE ENVIRONMENT ......................................... 68 8.1 Burnaby ......................................................................................................................69 8.2 Richmond ......................................................................................................................69 8.3 Surrey ............................................................................................................................. 70 8.4 GVRD ............................................................................................................................ 70 8.5 Developers ..................................................................................................................... 71 8.6 Creating an Environmentally Sound Downtown ...........................................................73 8.6.1 A Compact, Integrated Place ..................................................................................................74 8.6.2 An Energy Efficient Place ....................................................................................................... 75 8.6.3 A Green Place .........................................................................................................................76 8.6.4 An Accessible. Transit-Oriented Place ................................................................................... 76 9.0 CONCLUSIONS .................................................................................................. 78 Plans and Policies Shaping Surrey City Centre .............................................................78 Competition for Business and Development ................................................................ 81 Accessibility to Work and Shopping ..............................................................................83 Community Livability ....................................................................................................84 Compatibility with the Environment ..............................................................................85 A Sustainable Vision ......................................................................................................87 APPENDICES .................................................................................................. 88 Appendix A: Cities Questionnaire ................................................................................ 89 Appendix B: GVRD Questionnaire ...............................................................................92 Appendix C: Developers Questionnaire ........................................................................95 REFERENCE LIST ......................................................................................... 98 . Executive Interview Part~clpants.................................................................................... 98 Readings. Publications. Website Information ................................................................99 LIST OF FIGURES Figure 2.1: Plan 5. Community Plan Study 1964. "Alternative 'C"': Towns and Villages .................................................................................... 7 Figure 2.2: 1977 Whalley .Guildford