A Neighbourhood Concept Plan for South Westminster A Vibrant Working and Living Community on Surrey’s Fraser River Waterfront CITY OF SURREY – PLANNING & DEVELOPMENT December 15, 2003 ACKNOWLEDGEMENTS The City of Surrey acknowledges the valuable contributions and participation of the following people in preparing the Plan for South Westminster: Planning and Development Department Murray Dinwoodie, General Manager Judy McLeod, Manager, Long Range Planning and Policy Development How Yin Leung, Manager, Area Planning and Development Judith Robertson, Manager, North Surrey South Westminster Neighbourhood Concept Plan Team Dan Chow, Senior Planner, Land Use and Policies Bhargav Parghi, Senior Planner, Urban Design Wendy Whelen, Senior Planner, Project Coordinator Adrienne Parsons, Associate Planner, Environmental, Economic and Crime Prevention Policies Lee Ann Pitcairn, Zoning and Research Robert Lee, Sewer Engineer (Project Coordinator, Servicing Plan and Financing) Carlos Castro, Graphics Consultants David J. Kirsop (Urban Systems Ltd.), Engineering Consultant G. Paul Rollo (G. P. Rollo & Associates Ltd.) and Lewis Silverberg (Commercial Marketing Inc), Economic & Real Estate Consultants South Westminster Business Advisory Committee Ed Butler John Millar Mohammed Chaudhry Gino Nonni Capt. Tom Corsie Robert Stierle Bunsey Johal Kuljit Toor W.J. Kirilenko Oleg Verbinkov Clayton Larkin Bryan Walhoud Gianfranco Merletti Randy Wenger Roy Merrit Gary Wiebe Valuable Resources/Planning Input/Advice Jean Lamontagne, Manager (Planning Research, & Design) Parks, Recreation and Culture Department Tiina Mack, Landscape Technician, Parks, Recreation and Culture Department Mary Ann Smith, Senior Business Development Officer, Economic Development Brenda Clark, City Architect Adrian Kopystynski, Senior Planner (Heritage Research) Jaime Boan, Transportation Engineer, Engineering Department Brad Fisher, Engineering Assistant, Engineering Department Surrey Heritage Advisory Commission Dr. David Gordon (Associate Professor, School of Urban and Regional Planning, Queen's University), Waterfront Development Consultant British Columbia Ministry of Transportation South Westminster Neighbourhood Concept Plan Table of Contents Page Part I: Background 1. Regional Context ..................................................................................................1 2. The Plan Area.......................................................................................................1 3. The History and Heritage of South Westminster...................................................2 4. Why A Plan for South Westminster?.....................................................................3 5. Opportunities and Constraints ..............................................................................3 6. The Planning Process...........................................................................................6 Part II: Planning Objectives for South Westminster 1. Purpose ................................................................................................................8 2. Planning Objectives ..............................................................................................8 Part III: The Land Use Plan and Policies 1. Introduction .........................................................................................................10 2. Five Distinct Districts...........................................................................................12 2.1. The Fraser River Waterfront.....................................................................13 2.2. Yale Street Commercial ...........................................................................15 2.3. Transit-Oriented Urban Village.................................................................16 2.4. Scott Road Commercial ...........................................................................19 2.5. Light Industrial/Business Park Area .........................................................20 2.5.1 Port-Related Industrial (The Fraser Port) ......................................24 3. Pedestrian and Bicycle Circulation......................................................................24 4. Environmental Protection....................................................................................38 5. Economic Development and Employment ..........................................................39 6. Crime Prevention and Safety ..............................................................................41 Part IV: Urban Design Concept and Guidelines 1. Urban Design Concept........................................................................................43 2. Elements of the Urban Design Concept..............................................................44 3. Area Character Guidelines..................................................................................45 Table of Contents Page I South Westminster Neighbourhood Concept Plan Part V: A Heritage Strategy for South Westminster 1. Introduction .........................................................................................................47 2. Heritage Buildings and Sites in South Westminster............................................49 3. Heritage and Urban Design in South Westminster..............................................51 Part VI: Plan Implementation 1. Amenity Contributions.........................................................................................52 2. Official Community Plan Amendments................................................................54 Part VII: South Westminster Master Servicing Plan South Westminster Master Servicing Plan ....................................................................55 Part VIII: Appendices Appendix 1 - Character Guidelines for Urban Spaces and Landmarks..........................i Appendix 2 - Area Character Guidelines..................................................................... vii Appendix 3 - Historical Overview of the South Westminster/Brownsville Area...........xliii Appendix 4 - Council Resolutions .............................................................................xlvii Appendix 5 - Corporate Report - South Westminster NCP Servicing Plan................... lii Appendix 6 - Corporate Report - Final Plan - South Westminster NCP ...................... lix Table of Contents Page II South Westminster Neighbourhood Concept Plan List of Figures Figure 1 - South Westminster Land Use Plan ..........................................................10 Figure 2 - Five Distinct Districts................................................................................12 Figure 3 - Pedestrian/Bicycle Network (Local Routes) .............................................23 Figure 4 - Pedestrian/Bicycle Network (Major Routes).............................................25 Figure 5 - Multi-Use Corridor – Scott Road ..............................................................26 Figure 6 - Multi-Use Corridor – 110 Avenue.............................................................28 Figure 7 - Multi-Use Corridor – 126A Street .............................................................29 Figure 8 - Multi-Use Corridor Along SkyTrain Guideway..........................................30 Figure 9 - Old Yale Road..........................................................................................32 Figure 10 - Off-Street Pathway Along Canals.............................................................34 Figure 11 - Off-Street Pathway...................................................................................34 Figure 12 - Sidewalk and On-Street Parking Location................................................36 Figure 13 - Urban Design Concept.............................................................................42 Figure 14 - Heritage Sites in the South Westminster Area .........................................48 Figure A - Old Yale Road West of South Fraser Perimeter Road ...............................ii Figure A1 - Proposed Tree Grates................................................................................x Figure A2 - Specially Designed Tree Grates............................................................... xii Figure A3 - Characteristics of Developments - Yale Road Core ................................ xiv Figure A4 - Cross Section - Scott Road - East Side ................................................. xvii Figure A5 - Characteristics of Developments - Scott Road Core ............................... xix Figure A6 - Characteristics of Developments - Riverfront Realm..............................xxiii Figure A7 - Landscaping Buffer Along Railway Corridors........................................xxvii Figure A8 - Characteristics of Developments - Business Park/ Light Impact Industrial ..........................................................................xxxix Figure A9 - Landscaped Buffer at Residential/Industrial Interface ..........................xxxiii Figure A10 - Characteristics of Developments - Transit-Oriented Village.................xxxvi Figure A11 - Characteristics of Developments - Riverfront Anchor Area ....................... xl Table of Contents Page III South Westminster Neighbourhood Concept Plan Part I: Background 1. Regional Context South Westminster is located at one of the main entrances to Surrey, with direct links to New Westminster and Vancouver via the Pattullo Bridge and SkyTrain, and to Delta by way of Scott Road and River Road. With the opening