Proposed Neighbourhood Plan for `Sapperton

Transcription

CoQuitlam
ForCouncil
July 21, 2014
Our File: 01-0470-20/C20/2014-1
Doc#:
1726622.V1
To:
City Manager
From:
General Manager Planning and Development
Subject: Proposed Neighbourhood Plan for 'Sapperton Green' in New Westminster
For:
Council
Recommendation:
That Council:
1. Express concerns about the potential future traffic impacts associated with the
proposed Sapperton Green Neighbourhood Plan and the proposed connection
to Brunette Avenue, and that viable solutions regarding transportation, general
vehicular access and emergency access to the site be determined in
consultation with Coquitlam, the Ministry of Transportation and
Infrastructure, TransLink and other involved stakeholders, prior to finalizing
this neighbourhood plan and significant development occurring on this site;
2.
Request that New Westminster consult with Coquitlam, regarding
transportation and other applicable items, as part of the next phase of the
Sapperton Green Official Community Plan Amendment process; and
3.
Direct staff to forward a copy of this report to the Ministry of Transportation
and Infrastructure and TransLink.
Report Purpose:
o
This report provides an overview of New Westminster's Official Community Plan
(OCP) Amendment Application for the Sapperton Green site (Attachment l ) .
Strategic Goal:
^
The content of this report relates t o t h e City's strategic goal of achieving
excellence in City governance.
Background:
On June 23, 2014 New Westminster City Council endorsed the draft Sapperton
Green Neighbourhood Plan, as a basis for circulating the draft plan and receiving
preliminary community input prior to formally initiating an OCP Amendment
process for the site (industrial to mixed land uses) (Attachment 3). A draft of the
Sapperton Green Neighbourhood Plan (Attachment 4) was recently forwarded to
Coquitlam for comments by August 8, 2014. Once an OCP amendment is formally
initiated, a formal request for input will be sent to Coquitlam.
The 38 hectare Sapperton Green site is located at the northeast edge of New
Westminster and is bounded by the Brunette River to the north, Brunette
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July 21, 2014
Background: cont'd/
Avenue to the east, Braid Street to the south, and Hume Park to the west
(Attachment 2). The site is designated as "General Urban" in the
Metro Vancouver Regional Growth Strategy and 'Industrial' in the New
Westminster OCP. A consultation process was started in 2011 by site owner
Bentall Kennedy, and feedback from this process was used to develop the current
draft neighbourhood plan for the site.
The proposed Sapperton Green plan takes advantage of close proximity to the
Braid Street SkyTrain station, is based on transit-oriented development principles
and includes significant residential, office and retail floorspace, including:
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accommodating 7,700 residents (estimated 3,500 to 4,200 residential units)
over a 20-year time frame;
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500,000 to 1,000,000 square feet of office uses; and
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100,000 to 300,000 square feet of retail uses.
The remainder of this report focuses on the potential traffic impacts from this
proposed development, along with associated staff commentary and
recommendations.
Discussion/Analysis:
Potential Transportation Impacts
Surrounding Road Network
Despite the close proximity to the Braid SkyTrain station, the site has limited
vehicular access and it is anticipated that the significant amounts of office, retail
and residential density envisioned will likely result in increased traffic overall and
congestion at proposed access points on Brunette Avenue and Braid Street. This in
turn will likely place more stress on the already congested road network that
surrounds and connects to the Sapperton Green site (Brunette Avenue, the Braid
Street/ United Boulevard corridor, and North Road).
The adjoining road network represents one of the primary vehicle and goods
movement corridors between Coquitlam and New Westminster. Connected via the
Brunette interchange to the Trans-Canada Highway, this network also facilitates
regional goods movement, and provides a key access point to the Mayfair/Pacific
reach area. The United Boulevard portion of this network is part of a regionally
planned goods movement route north of the Fraser River, which is identified in
Coquitlam's OCP and Strategic Transportation Plan. New Westminster's recent
proposal to down-grade Braid Street from a collector to a local street, and the
potential removal of New Westminster OCP policy referencing the North Fraser
Perimeter Truck Route Plan, also present challenges to this network.
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July 21, 2014
Discussion/Analysis: cont'd/
Potential Transportation Impacts cont'd/
Brunette Avenue/Interchange
The draft Sapperton plan proposes vehicle access off of Brunette Avenue in order to
provide an additional access point in and out of the development. According to New
Westminster, the Ministry of Transportation and Infrastructure and Translink have
expressed a willingness to consider this alternative access point as a part of this
proposal, and that this will be explored further through this process.
Coquitlam staff are concerned that a new access onto Brunette Avenue, whether as
it exists today or in a future reconfigured form, could increase traffic congestion on
the Brunette interchange/corridor and significantly affect traffic and goods
movement between Coquitlam and New Westminster, as well as the region. Given
this concern, the additional access point onto Brunette Ayenue needs to be
considered as part of a future redevelopment of the Brunette interchange, in a
manner that facilitates a viable transportation solution in terms of improved vehicle
and goods movement overall, as well as enabling reasonable access to Sapperton
Green. Furthermore, if a planning process is underway for the redevelopment of the
Brunette Interchange, and potentially how the Sapperton Green plan might factor
into or contribute to this, Coquitlam should be involved in this discussion as well.
Secondary/Emergency Access
The subject property is adjacent to the "Crane" site (225 North Road) in Coquitlam,
which could provide an opportunity to explore additional access between these t w o
sites. A potential additional or secondary access point that could ultimately serve
both sites could assist to reduce vehicle traffic and congestion and/or provide
alternate emergency vehicle access.
Staff Recommendations
Based on the above, staff recommend that Coquitlam express concerns that the
draft Sapperton Green Neighbourhood Plan, including the proposed connection to
Brunette Avenue, has potential to negatively impact the local and regional road
network and that viable solutions regarding transportation, general vehicular
access and emergency access to the site should be determined prior t o finalizing
this neighbourhood plan and significant development occurring on this site.
Also, while it is recognized that New Westminster has stated that it is working with
the Ministry of Transportation and Infrastructure (MOTI) and TransLink on
transportation issues related to this proposed plan, it is further recommended that
Coquitlam and other relevant stakeholders also be consulted to determine viable
transportation solutions for this proposal and the surrounding area. Lastly, staff
recommend this report be forwarded to MOTI and TransLink for their^Jnformation.
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July 21, 2014
Next Steps:
As noted above and following receipt of feedback from initial consultation, it is
expected that New Westminster will formally initiate an OCP amendment to adopt
the Sapperton Green Neighbourhood Plan, and likely refer the OCP Amendment to
Coquitlam seeking formal input as part of the Section 879 Local Government Act
consultation. Coquitlam staff will then review the final Sapperton Green
Neighbourhood Plan and report back to Council w i t h comments and/or
recommendations for Council's consideration and input.
Financial Implications:
There are no direct financial implications associated w i t h this report atthis time. ^
Conclusion:
On June 23, 2014 New Westminster City Council endorsed the draft Sapperton
Green Neighbourhood Plan to receive preliminary input, prior to initiating an OCP
Amendment to adopt this plan. Despite being close to rapid transit, staff are
concerned that development based on the direction of the draft plan will likely
result in increased traffic and access points that will place more stress onân
already congested road network.
Based on this, it is recommended that Coquitlam express concerns about the
potential traffic impacts associated with the proposed Sapperton Green
Neighbourhood Plan and the proposed connection to Brunette Avenue, and that
viable solutions regarding transportation, general vehicular access and emergency
access to the site be determined in consultation w i t h Coquitlam, MOTI, TransLink
and other relevant stakeholders.
J.L. Mclntê, MClP, RPP
AJ/ms
Attachments:
1. New Westminster referral, and request for comment dated July 3, 2014.
2. Context Map.
3. City of New Westminster Report to Council: Proposed Official Community Plan
Amendment and Development of Neighbourhood Plan for 97 Braid Street
(Sapperton Green).
4. Sapperton Green Neighbourhood Plan (June 2014):
http://www.coquitlam.ca/Libraries/Community Planning Documents/NWDraftSappertonGreenNP.sflb.ashx
This report was prepared by Aubrey Jensen, Community Planner w i t h input
by Catherine Mohoruk, Manager Transportation Planning, and reviewed by
Carl Johannsen, Manager Community Planning.
File#:01-0470-20/C20/2014-l Doc#: 1726622.V1
ATTACHMENT 1
NEW WESTMINSTER
Development Services
File:
Doc^^
July 3, 2014
13.2535.14
570459
Jim Mclntyre
City of Coquitlam
3000 Guildford Way
Coquitlam, BC V3B 7N2
Dear Mr. Mclmyre:
Re:
Official Communitx Plan Amendment Application: 97 Braid Street (Sapperton Green)
On June 23, 2014 Council relea.sed a draft Sapperton Green Neighbourhood Plan for consultation. City Council
endorsed the Neighbourhood Plan for the proposed Sapperton Green neighbourhood as the basis for receiving
community input on potential amendments to the Official Community Plan (OCP) to allow for future development of
97 Braid Street. The Neighbourhood Plan will inform the creation of the subsequent OCP amendment for 97 Braid
Street that will be adopted by bylaw as a schedule to the City's OCP.
The draft Neighbourhood Plan is the result of two years of engagement with the community on a high level,
including holding a number of open houses, a community charrette and input from a Community Advisory Group,
the local residents' association and relevant agencies.
As part of the ongoing consultation process we are circulating a hard copy of the June 23 staff report and a digital
copy of the draft Sapperton Neighbourhood Plan to relevant external agencies and organizations for their review. The
draft Plan, and additional infonnation about the planning process can be found at the following webpage:
w\vw.nevywestcitv.ca/sappertongreen. Please submit your comments to Mike Watson before Friday, August 8,
2014:
By Mail:
By Email:
Planning Division, 511 Royal Avenue, New Westminster, BC V3L 1H9
mwatson(rtnewvvestcitv.ca
Please note that as part of the OCP amendment process, a formal request for comments will be sent later in the
process. If you have any questioas regarding this letter, the content of the plan, or need more information regarding
the community plan review process, please do not hesitate to contact Mike Watson, Planning Technician at 604-5274519 or Jackie Teed, Manager of Planning at 604-515-3807.
1 look forward to hearing your feedback on the draft Sapperton Green Neighbourhood Plan.
Regards,
RECEIVED
JUL 07 2014
Beverly Grieve,
Director of Development Ser\ ices
CITY OF COQUITLAM
PLANNING AND DEVELOPMENT
Development Services Department - Planm'ng
Coqjoration of the City of New Westminster
511 Royal Avenue, New Westminster, BC V3L1H9
T 604 527 4532 F 604 527 4511E [email protected]
www.newwestcity.ca
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ATTACHMENT 3
Corporation of the City of
S
NEW WESTMINSTER
REPORT
Development Services
To:
Mayor Wright and Members of Council
Committee of the Whole Meeting
Date:
6/23/2014
From:
Beverly Grieve
Director of Development Services
File:
OCP00007
Report #:
294/2014
Subject:
Proposed Official Community Plan Amendment and Development of
Neighbourhood Plan for 97 Braid Street (Sapperton Green)
RECOMMENDATION:
1.
THAT Council endorse the draft Neighbourhood Plan for the proposed
Sapperton Green neighbourhood as the basis for receiving community input
on potential amendments to the Official Community Plan to allowfor future
development at 97 Braid Street, as outlined in this report; and
2.
THAT Council direct staff to proceed to the next stage ofpublic
consultation on the draft Neighbourhood Plan for the proposed Sapperton
Green neighbourhood as the basis for a potential amendments to the
Official Community Plan to allow for future development at 97 Braid Street.
PURPOSE
An application has been received to amend the Official Community Plan (OCP) to allow
for a complete, mixed use, sustainable and transit-oriented master planned community at
97 Braid Street. The purpose of this report is to present a draft Neighbourhood Plan that
will form the basis of the OCP Amendment to Council for information, and seek
endorsement of the next steps in the review process.
SUMMARY
The Sapperton Green neighbourhood represents an opportunity for the City to a:chieve
strategic goals related to the development of a new transit-oriented community around a
rapid transit station that has a strong focus on opportunities for employment generation,
particularly high quality office. The redevelopment of the subject site will require an
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City of New Westminster
June 23, 2,014
amendment of the OCP in order to change the land use designation of the site and to
create a new Development Permit Area and Design Guidelines. Following the OCP
amendment, rezoning of the site will be pursued. The purpose of this report is to seek
Council endorsement of the draft Neighbourhood Plan (attached to this report as
Appendix #1) as a basis to seek community input on a potential amendment to the OCP.
This report provides an overview of the process to date as well as a summary of the draft
Neighbourhood Plan. It is envisioned that the draft Neighbourhood Plan will form the
basis of the OCP amendment that could be presented to Council by the end of summer or
early fall.
This report provides an overview of the site in relation to the surrounding neighbourhood
and the City as a whole; a summary of the vision, guiding principles and land use
concepts being put forth for consideration; the relationship of the new neighbourhood to
Hume Park, the Brunette River and other social, environmental and economic
considerations; specific transportation challenges; and the broad concept plan that
highlights specific character precincts, public realm features and the relationship to the
Braid Street Skytrain Station.
SITE INFOMATION
Applicant
Planning Consultant to the Applicant
Owner
Current OCP Land Use Designation
Proposed OCP Land Use Designation
OCP Development Permit Area
Current Zoning
Bentall Kennedy
Brook Pooni Associates Inc.
BC Investment Management Corporation
BP - Business Park
To Be Determined Through Consultation
#3 Brunette Industrial / Business Park
CM-1
Site Size
38.35 Acres (155,216sqm / l,670,729sq ft)
BACKGROUND
On March 14, 201 l,a report was presented to Council which outlined growth projections
for the Sapperton neighbourhood and planning principles for the master plan and
consultation process for the development of the OCP amendment. At that meeting,
planning principles were endorsed by Council.
The applicant has brought together a team of consultants to work with the City and
community to develop the master plan that will inform the OCP amendment. The team
includes MCM Architects, PWL Landscape Architects, Bunt Consultants (transportation),
and an environmental consultant. The results of the work are included in the
Neighbourhood Plan attached to this report (Appendix #1).
Since March 2011, the applicant has been engaging with the community at a high level
working towards the preparation of a master plan. This engagement consisted of a
number of open houses, a community charrette, the formation of a Community Advisory
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Group and consultation with the McBride Sapperton Residents' Association, as well as
other interested agencies and community groups. The Community Advisory Group has
been established to include a wide range of stakeholders including:
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Royal Columbian Hospital Foundation
Fraser Health
TransLink
New Westminster School District
Hume Park School Parent Advisory Council
McBride-Sapperton Residents' Association
Sapperton Business Association
Sapperton Fish and Game Club
Bentall Kennedy
Members at Large - community members and people who participated in the open
house or workshop
There has been general support for the high level principles developed at these
community consultation meetings. The item which was most commonly identified as a
challenge to site development was traffic and site access. As such, the development team
has spent over two years working with the Ministry of Transportation and Infrastructure
and TransLink to achieve an option for an additional access point to the site off of the
Braid Street / Highway #1 overpass. This additional access point was brought back to a
community open house in June 2013 and was generally well received. Throughout the
staff-applicant review process, re-engagement with the transportation agencies has
occurred.
The following drawing is a high level summary of the input received at the community
workshops and through the Community Advisory Group:
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Summary Diagram of Input Received from the Community
Further, Planning Division staff has collaborated with other City departments to identify
the impacts of the future growth on the city's parks, recreation facilities, infrastructure,
pedestrian and cycling infrastructure and environmental assets. The results of this review
work have been communicated tothe applicant and are reflected in the land use concept
and neighbourhood plan or are issues still under consideration as part of the ongoing
review.
POLICY CONTEXT
Regional Policies
The Regional Growth Strategy designates the site as General Urban. This designation is
intended for residential neighbourhoods and centres that are supported by shopping,
services, institutions, recreational facilities and parks. Within General Urban areas, higher
density trip-generating development is to be directed to Urban Centres and Frequent
Transit Development Areas.
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Frequent Transit Development Areas are overlays in the General Urban areas that provide
for concentrated growth in higher density forms of development along the Frequent
Transit Network. These areas are characterized by higher density residential, commercial
and mixed uses and may contain community, commercial and institutional uses. Urban
design promotes transit oriented communities. The City of New Westminster's Regional
Context Statement includes a statement noting that the City will be seeking the
designation of the Sapperton Green area as a Frequent Transit Development Area.
Other relevant regional policies that have been considered in the creation of the
neighbourhood plan are the Metro TransLink Regional Transportation Strategy (Under
review) and the Metro Vancouver Brunette Basin Watershed Plan (2001)
City Of New Westminster Policies
The following City policies have directed the creation of the draft Neighbourhood Plan:
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Official Community Plan (Consolidated 2012)
Brunette Creek Neighbourhood Plan (2002)
Envision 2032(2013)
Livable City Strategy (2008)
Affordable Housing Strategy (2010)
Secured Market Rental Housing Policy (2013)
Master Transportation Plan (Under review)
Braid Station Land Use and Vision Study (2005)
Child Development Hubs - Eastside Hub Needs Assessment (2012)
Community Energy and Emissions Plan (CEEP) (2011)
SITE AND NEIGHBOURHOOD CONTEXT
The subject site, being referred to as Sapperton Green, is a 38.35 acre site located at the
south eastern gateway to the City at the corner of Braid Street and Brunette Avenue. A
Site Context Map is attached as Appendix #2.
The Brunette Avenue /Highway #1 interchange is directly adjacent to the site. The Braid
Street Skytrain Station is also located on the subject site. This site is also located at the
intersection of the Central Valley Greenway and the Brunette Fraser Greenway. Access to
the site is currently from the south side of the site on Rousseau Street. The site is located
within the Brunette Creek Planning Area.
To the north of the subject site is Brunette Creek, Hume Park, Canadian National Rail
lines, power transmission lines and Highway #1. To the east of the subject site, across
Brunette Avenue, is the Brunette Creek Industrial Area with most sites zoned for and
used for heavy industrial uses. To the south, across Braid Street, are several properties
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zoned and used for light industrial and commercial service uses. To the west of the site is
Hume Park, Hume Park Elementary School and single detached residential properties.
This is a unique site in the region because of its size and adjacencies to a variety of
transportation infrastructure. It is also near to natural, ecological and recreation amenities,
including Hume Park, regional greenways and the Brunette River.
PROPOSAL
The applicant is proposing to develop a complete, mixed use, sustainable and transit
oriented master planned community. The intent of the OCP amendment is to provide
high level guidance to the creation of a master plan on the former industrial site as it
moves towards the creation of a sustainable, transit oriented mixed use development with
an emphasis on employment generatioii opportunities and a wide range of housing types.
Implementation of this master plan will involve the development of Design Guidelines.
This application will address the OCP amendment and the development of Design
Guidelines. Rezoning will follow the completion of the OCP process.
The following vision statement has been developed by the applicant about the proposed
Sapperton Green master planned community:
Sapperton Green is envisioned as a vibrant urban neighbourhood that integrates a
complementary mix of residential, retail, office and community uses to create a
compact, complete neighbourhood. This transit-oriented master planned
community will celebrate the history of the site and Sapperton. Supported by
sustainable development objectives, it will reunite the larger Sapperton community
with the Brunette River and surrounding greenway.
Planning Principles for Site
Input from the public was sought on the preliminary principles for the site. The following
represent the preliminary principles endorsed by Council and additional principles
resulting from consultation and comments from the applicant, consultants and City staff
(underlined and in red):
Land Use Principles:
• Transit Orientation: Promote a vibrant transit oriented development , that has a mix
of land uses, including office, commercial and residential.
• Employment: Promote employment uses on the site, including opportunities for
large floor plate office buildings and research and development.
• Urban Design: Ensure high quality design of buildings and attention to streetscape
details.
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Institutional Uses: Promote land uses which are synergistic and supportive of the
health and education sectors, particularly Royal Columbian Hospital and Douglas
College.
Services: Promote the development of land uses which provide shops and services
to employees working in the vicinity as well as surrounding residents.
Residential Diversity: Promote a diversity of residential types, including a mix of
unit sizes and tenures.
Sense of Entry: Include elements of built form that will convey a sense of arrival
and the gateway to New Westminster.
Gathering: Include important spaces for gathering and public social events.
Density: Include a higher density of uses that align with local and regional goals.
Transportation Principles:
• Transit Focused: Capitalize on the superior transit location and infrastructure at
Braid Station.
• Brunette/Braid: Mitigate the impacts of the transportation corridor on land uses.
• Connectivity: Provide new and improve existing pedestrian and bicycle linkages to
Sapperton specifically and the rest of the City generally.
• Pedestrian/Cyclists: Provide safe, convenient and attractive pedestrian and cycle
routes throughout the site and specifically to the Braid Station.
• Linkages: Focus on linkages to the Braid SkyTrain Station.
• Blueways: Reinforce and establish blueway connections.
Parks and Green Space Principles:
• Livability: Develop landscape strategies, including development of open space and
streetscape designs to complement the built fabric and enhance urban livability.
• Connectivity: Connect Hume Park and Brunette Creek through an improved
Greenway connection.
• Green Links: Enhance the relationship between Hume Park and the site by
providing park-like incursions of green space into the site and attractive
connections and routes between Hume Park and the development site.
• Permeability: Create open spaces and greenways to promote permeability through
the new neighbourhood and connectivity to adjacent residential and commercial
areas.
• Permeability: Enhance the physical and visual relationship between Hume Park
and the new neighbourhood by creating permeable edges and greenway.
• Character: Built form and landscaped open spaces working together to define the
character of the overall neighbourhood.
• Active Design: Development streetscape principles that encourage pedestrian
movement, interaction and define a sense of place, as well as complement the
urban fabric.
• connections.
• Social: Create vibrant places to gather, interact and play.
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Green Coverage: Encourage green coverage, natural habitat and biodiversity
planning.
Green Corridors: Reinforce existing and new green corridors connecting parks and
open space.
Sustainability: Ensure trees that maximize sustainable benefits to the community
over an extended timeframe.
Economic Principles
• Efficiency: Make efficient use of the land and infrastructure by increasing density
and the mix of uses, while ensuring that redevelopment is sensitive to adjoining
uses.
• Employment: Promote employment uses on site by providing flexible floor plate
office buildings that will appeal to both larger and mid-sized and smaller groups.
• Infrastructure: Optimize the use of existing public infrastructure, including roads,
storm drainage sanity sewer water and other services.
• Innovations: Encourage innovative high-quality urban design that fits the existing
and future built form, enhances the streetscapes and refines the open space
network.
• Adaptability: Ensure that the site can adapt itself effectively to new social and
economic conditions, programs, policies and technologies.
• Timeless: Incorporate enduring design and durable materials.
Environmental Principles:
• Brunette River: Enhance Brunette River as a regionally significant,
environmentally sensitive watercourse.
• Greenway Connections: Improve the existing Greenway along the Brunette River
and provide attractive, safe and convenient connections to the Greenway from the
site and surrounding neighbourhood.
• Restoration: Integrate habitat restoration in the Brunette River watershed and
enhance the initiatives of various community groups,
• Enhancement: Include recommendations in the Brunette Basin Watershed
Management Plan to protect and enhance the integrity of the aquatic and terrestrial
ecosystem of the watershed.
• Water Management: Design with special attention to stormwater management,
water collection, distribution and circulation within the development site.
• Diversity: Promote ecological diversity of the built open space.
Social Principles:
• Social and Cultural: Ensure the adequate provision of facilities and amenities to
meet the social needs of employees and residents who will work or live at the new
development, as well as residents in the Sapperton neighbourhood, with specific
consideration to educational needs, child care, health needs, safety and crime
prevention.
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Collaboration: Collaborate with the School District and the parent community in
developing the master plan for the site.
Diversity: Provide for a mix of local services and employment options, as well as
different types of housing units in a variety of settings and densities for changing
needs related to the life cycle.
History: Recognize and celebrate the history of the site and the larger Sapperton
neighbourhood.
Walkability: Expand the walkable neighbourhood. Provide a safe and extensive
network of pathways that encourage walking and biking in the neighbourhood.
Safety and Security: Design for safety and security. Ensure that CPTED (Crime
Prevention for Environmental Design) principles are included in the planning
framework, including lighting, traffic calming signage and housing orientation.
Community: Encourage a strong sense of place and community.
These guiding principles have continued to guide the development of the Neighbourhood
Plan and will also guide the amendment to the OCP and subsequent rezoning of the site.
Sustai nabi 1 i ty G oal s
In alignment with Envision 2032 and the City's polices, creating a sustainable community
is an overarching goal for Sapperton Green.
Community Livability and Social Equity: The concept is to provide opportunities for
residents to live work and play in a safe and supportive environment. Access to civic
resources to ensure a healthy and socially active environment and access to safe, adequate
and affordable housing are cornerstones. A new community centre will provide for a
variety of uses that will contribute towards the 'hearf of the community.
Environmental Leadership: The concept is based on the development of a higher density,
transit oriented community which is key to minimizing the building footprint, reducing
energy use and supporting low carbon producing forms of transportation. The
development of Sapperton Green will provide an opportunity to enhance the ecological
integrity of Brunette River.
Vibrant Economy: The concept will capitalize on its location close to Skytrain and other
transportation infrastructure to create a complete, mixed use environment with an
emphasis on creating employment in the new economy. The neighbourhood will also
have a strong, vibrant local commercial component that will support the employment
function and be supported by the residents.
Arts, Culture and Heritage: Sapperton Green will recognize the value of the arts, culture
and heritage in creating a sense of place and will integrate the arts in installations,
businesses and multi-use community spaces.
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June 23, 2014
Concept Plan Framework
The overall land use concept plan is to reflect the vision of Sapperton Green as a
sustainable, mixed use, transit oriented neighbourhood. The generalized concept plan is
based on:
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Incorporating comments received through community workshops;
Establishing and strengthening connections to the surrounding neighbourhood and
amenities (Hume Park, Braid Station, Brunette River, Greenway, green finger
network);
Enhancing urban livability by promoting the permeable pedestrian and bicycle
networks and minimizing vehicular traffic;
Creating social nodes at the station and the community gateway; and
Encouraging a strong sense of place and community by creating a vibrant
neighbourhood heart.
Sapperton Green Concept Plan
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The development concept for Sapperton Green is based on four precincts, the Braid
Precinct, the Hume Park Precinct, the Station Precinct and the Neighbourhood Heart as
shown in the map below.
Sapperton Green Precincts
The Braid Street Precinct vAW promote substantially office, commercial and to a lesser
degree residential uses and will create a gateway to the site. Land uses in this precinct
will be primarily mixed-use with an emphasis on employment generating uses, particular
office space. Ground floor retail will generally extend down Transit Way in an east-west
axis. The central and northern edges of this precinct will seek to maintain flexibility with
the residential and office uses proposed.
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Braid Street Precinct
The Hume Park Precinct will provide community uses and a mix of residential
development types and tenures. Connections to the neighbourhood and Hume Park will
characterize the urban form. This precinct will have a residential emphasis, contributing
to a diversity of housing types to support the vision of a transit oriented neighbourhood
and add vitality to the other components.
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Hume Park Precinct
The Station Precinct will promote office, retail, service and residential uses in higher
densities close to the Braid Skytrain station. This precinct will capitalize on its location in
close proximity to the Skytrain and will provide flexible land use responses to respond to
market and social conditions. Residential uses in mixed-use configurations will add to the
vitality of the precinct and enable office space to be constructed throughout the precinct.
Rental housing will be introduced into this area.
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14
/
Station Precinct
The Neighbourhood Heart Precinct w[\\ serve as the vibrant, community focused centre
of Sapperton Green, and will be overlapped by the three other precincts. This area will
demonstrate a strong public realm and will act as a meeting and gathering space for
residents, employees and visitors. Park, community and commercial uses will define
active and quiet places to accommodate a variety of activities. The arrival plaza of this
precinct is proposed to be located at the intersection of Braid Street and Rousseau Street
and is connected to the station plaza by the linear park.
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City ofNew Westminster
June 23,2014
15
Neighbourhood Heart Precinct
Policy Considerations
The draft Neighbourhood Plan takes into account the following policy considerations:
Housing Considerations
The proposed neighbourhood plan and OCP amendment intends to increase the rental
housing stock in the City by specifically providing opportunities for rental housing in the
Station Precinct. Further, the plan will provide for a diverse mix of housing forms and
unit types and sizes by providing for opportunities for townhouses, medium density and
high density forms of housing.
It is anticipated that the site could accommodate between 2,800,000 to 3,400,000 square
feet of residential floorspace. This would result in an estimated population growth of
about 7,500 people over the 20 year time frame for the plan.
Transportation
This site is uniquely positioned from a transportation perspective as it has Braid Street
Skytrain Station located directly on the site; is directly adjacent to a major vehicle
corridor; and is adjacent to both the Central Valley and Brunette Creek Greenways. The
neighbourhood plan proposes to take advantage of the excellent transit service on the site
294/2014
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16
and use explicit transportation demand actions and parking policies to encourage the use
of non-vehicular forms of transportation. As well, specific attention is given to the
creation of an excellent cycling and pedestrian network to encourage the use of bicycles
and walking.
Vehicle access has been identified as the primary challenge to overcome for the proposed
development site. The only existing access to the site is by Rousseau Street. Rousseau
Street is served by Braid Street which becomes congested during peak hours. This would
mean that the proposed development would add more pressure on an already busy Braid
Street and would mean that access to the site would be difficult during these times of the
day.
The development team worked for several years with TransLink, the Ministry of
Transportation and Infrastructure and the City in developing an alternative access option.
The outcome was the identification of an alternative access point off of the Brunette /
Highway #1 overpass that all agencies would be willing to consider as part of the site
proposal. As part of the review of the OCP amendment, TransLink and the Ministry of
Transportation and Infrastructure will be reviewing the proposals to address vehicular
access tothe site.
B»ke
Pedestrian
Bus
Sapperton Green Circulation
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.
17
^
.
Economic Development and Employment
The Livable City Strategy (LCS) is the City Of New Westminster's economic
development strategy. The Livable City Strategy aims to:
» Identify where jobs, investment and non-residential tax revenue will come from in
the future;
• Identify untapped economic development opportunities;
• Encourage new economic deyelopment to help share the cost of improving the
community;
© Increase New Westminster's share of regional employment growth.
There is an expectation that this site will be used to provide a large amount of space for
the development of employment generating uses. It is proposed that the site will
accommodate a minimum of 500,000 square feet to a maximum of 1,000,000 square feet
of office uses. A variety of office users will be accommodated through the provision of a
range of building forms, a variety of floor plate sizes and floor heights that allow for
flexibility and conversion to a range of uses.
Further, it is expected that future business at the site will benefit from City initiatives
related tothe Intelligent City program, such as the installation offibretechnology. This
infrastructure should attract businesses that require advanced connectivity capabilities.
Environmental
The new neighbourhood at Sapperton Green will create a compact and connected
neighbourhood that will impact local climate change by reducing greenhouse gas
emissions. The development will also implement sustainable design practices to address
storm water management issues on site.
The site is also located directly adjacent to the Brunette River which is an important,
regionally significant ecological habitat location for salmon and other aquatic and nonaquatic species. As indicated in Metro Vancouver's Ecological Health Action Plan, 2011,
the natural habitat around the lower Brunette River has been severely compromised over
the years apd is limited by poor water quality, low summer base flows, a poor distribution
of area suitable for rearing and relatively poor in-stream cover and habitat diversity.
Sapperton Green.will provide the opportunity to enhance the size and ecological integrity
and function of this portion of the Brunette River Corridor. Future enhancements will
continue to assist in the restoration work started by community volunteer groups such as
the Sapperton Fish and Game Club. An environmental consultant has been retained by the
applicant to continue working towards these policy objectives
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1
The Ministry of Environment and the Department of Fisheries and Oceans will be
consulted in the review of the amendment to the OCP. Staff from Metro Vancouver will
also be involved in reviewing opportunities for ecological enhancement of the Brunette
River area.
Public Realm and Urban Design
A critical element of the public realm design for Sapperton Green is the consideration
given to the creation of vibrant and active urban plazas in the Station and Braid precincts,
along with the passive and natural feel of the Hume Park precinct. The objectives include
the creation of an exciting pedestrian environment; the development of spaces which
contribute to a sense of community and place; and the creation of a hierarchy of public
and semi-public spaces.
Parks and Green Space
The subject site is well located for access to parks and green space. It is located directly
adjacent to Hume Park and adjacent to both the Central Valley and the Brunette Creek
Greenways.
The neighbourhood plan seeks to augment existing adjacent active and passive amenities
and provide park-like incursions of green space from the adjacent neighbourhoods and
parks to encourage connectivity and permeability. There are opportunities to integrate the
adjacent regional greenways with the pedestrian and cycle paths provided within the site.
Social Impacts and Amenities
Additional population will create demand for School and recreation facilities, child care
centres, community meeting spaces and other social infrastructure. The demand for
additional school and service capacity has been analysed and early discussions with the
School District indicate that the school needs for the site could possibly be addressed
through an expansion to Richard McBride Elementary School; hov»/ever, further analysis
and discussions will need to occur as new information becomes available about the types
of housing to be built and timeframe for development. The draft neighbourhood plan
provides for the provision of a future community centre generally located in the
Neighbourhood Heart precinct, as well as a childcare facility located in a convenient
location. Consultation is occurring with the Parks, Culture and Recreation Department
and the Social Planner to determine the appropriate activities and uses that could be
accommodated in these facilities:
Servicing and Infrastructure
The draft neighbourhood plan and proposed OCP amendment is being reviewed by the
City's Engineering Services Department to identify the scope of improvements to water,
sanitary and storm sewer/drainage facilities that will be needed to service the site.
294/2014
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June 23,2014
Particular attention will be given to storm water management. The specific needs of the
Fire Department in terms of access and water supply will also be addressed. The project
will work with the City to explore opportunities for the use of District Energy Systems.
General Land Use Plan
Land Uses for the Sapperton Green neighbourhood encourage mixed uses close to Braid
Station and residential uses next to Hume Park as a transition between the park and the
new community. The mixed uses include office, retail, and residential uses to support the
vision of Sapperton Green as a sustainable transit-oriented community.
L..
! Oftr*
3
Mii«?d
4
'Mixed Ihe
* l<VÔ>-:<i<>f<i i/£nv^Mii
but
Sapperton Green Proposed Land Use Plan
The high level concept for density is proposed to increase on a gradation starting with
lowest densities at the south west portion of the site (near Braid and Wilson Streets) and
increasing north east through the site with highest densities located north of the Braid
Street Skytrain Station. The maximum building heights range from low rise (3 to 8
storeys) adjacent to the existing neighbourhood to high rise (up to 35 storeys) adjacent to
the Skytrain station. It is important to note that the heights identified in the Land Use Plan
will provide guidance and direction for the subsequent rezoning of the site,v^here height
and density will be more specifically addressed.
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Sapperton Green Proposed Densities
Development Permit Area Guidelines
Due to the scale of the proposed development and its context within the Sapperton Green
Neighbourhood, Development Permit Areas will be developed for proposed inclusion in
the OCP. These Guidelines will reinforce the principles developed for the neighbourhood
plan and should make use of the following Development Permit Area categories in the
Local Government Act:
•
•
•
•
•
protection of the natural environment, its ecosystems and biological diversity;
establishment of objectives for the form and character of commercial, industrial or
multi-family residential development;
establishment of objectives to promote energy conservation;
establishment of objectives to promote water conservation;
establishment of objectives to promote the reduction of greenhouse gas emissions.
The applicant's submission expresses a strong commitment to quality urban design,
habitat protection and rehabilitation, sustainable site development, building and landscape
practices with a special consideration to include a responsible approach to water use,
storm water management, energy and waste management.
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Further, more detailed design guidelines for the site have been included in the draft
neighbourhood plan. Both the Development Permit Area Guidelines contained in the
OCP and the detailed neighbourhood specific guidelines will be considered in the review
of all future development proposals.
NEXT STEPS
Staff recommends that the draft Neighbourhood Plan for the proposed Sapperton Green
neighbourhood be endorsed as the basis for receiving community input on potential
amendments to the OCP. The draft OCP amendment vyill be derived from the contents of
the Neighbourhood Plan. The OCP amendment vvill contain the Land Use Designations
based on the Land Use Plan described in this report. As well, an abbreviated
Neighbourhood OCP Plan containing the required policies, strategies and actions
pertinent to an OCP adopted as a schedule tothe OCP.
Staff recommends that the next stage of public consultation on the draft Neighbourhood
Plan for the proposed Sapperton Green neighbourhood be used as the basis for a potential
amendment to the OCP. This stage will involve meeting with the Community Advisory
Group, the Sapperton-McBride Residents' /Association and holding a community Open
House. At the same time, this report and the draft Neighbourhood Plan will be sent to the
following committees, agencies and other groups for comment:
TransLink (Roads, Planning and Real Estate Divisions)-review underway
Ministry of Transportation and Infrastructure
Metro Vancouver Planning, Policy and Environment
Provincial Ministry of the Environment
Federal Department of Fisheries and Oceans
School District #40
Community and Social Issues Committee
ActiBiPed Committee
Environmental Advisory Committee
Parks and Recreation Committee
New Westminster Design Panel
City of Coquitlam
City of Burnaby
Following the consultation, staff will provide Council with the results of consultation and
a draft OCP amendment bylaw for its consideration. At that time, the formal statutory
Section 879 review process will be initiated, and a date for the Public Hearing will be
established. It is anticipated that an OCP amendment may be available for consideration
at the end of summer or early fall.
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22
INTERDEPARTMENTAL LIASION
Staff from the Development Services, Engineering and Parks, Culture and Recreation
Departments are participating as members of the staff team who have been working with
the applicant's consultants in the development of the neighbourhood plan for 97 Braid
Street.
OPTIONS
There are three options for Council's consideration; they are:
1. Council endorse the draft Neighbourhood Plan for the proposed Sapperton Green
neighbourhood as the basis for receiving community input on potential
amendments to the Official Community Plan;
2. Council direct staff to proceed to the next stage of public consultation on the draft
Neighbourhood Plan for the proposed Sapperton Green neighbourhood as the
basis for a potential amendments to the Official Community Plan; or
3. Council provide staff with an alternate direction.
Staff recommends Option 1 and 2.
CONCLUSION
This report presents a draft Neighbourhood Plan for the Sapperton Green neighbourhood
that is proposed to form the basis of an OCP aimendment. The OCP amendment and
subsequent rezoning would allow for a complete, mixed use, sustainable and transitoriented master planned community at 97 Braid Street.
ATTACHMENTS:
Appendix #1 - Draft Neighbourhood Plan
Appendix #2 - Site Context Map
Original Signed by:
Original Signed by:
Mike Watson,
Planning Technician
Jackie Teed,
Manager of Planning
294/2014
City of New Westminste r
June 23.2014 .
Approved for Presentation to Council
Beverly Grieve
Director of Development Services
294/2014
Lisa Spitale
Chief Administrative Officer
Sapperton
Green
NeighbcKirftood
New Westminster's
Sapperton
Green
NEIGHBOURHOOD PLAN
JUNE 2014
DRAFT
Green
6
7-8
9
10-12
13
14
1
3
Introduction + Background
Sustainability
Intent
Site Context
Historical Context
Policy Context
Adjacent Land Uses
Plan/Amendment Process
20-21 Sustainability
20
Community Livability +
Social Equity
20
Environmental Leadership
21
Vibrant Economy
21
Arts, Culture, and Heritage
2
4
Vision
Concept Plan + Precincts
16 Vision Statement
17 Principles
24-25
26
27
27
27
27
Development of Concept Plan
Precincts
Braid Precinct
Hume Park Precinct
Station Precinct
Neighbourhood Heart
Sapperton
Green
DRAFT
5
Policy Areas
7
8
D e v e l o p m e n t Permit
Phasing
Area Guidelines
30 Housing
31 Employment
32 Public Realm + Urban Design
33-34 Transportation
3b Servicing + Infrastructure
35 Community-)- IndividualWellbeing
6
Land Use Designations
38 General Land Use Plan
39 Density + Height
42 -49
42 -43
44 -45
46 47
48 -49
50 -54
50
50
51
51
52
53
54
55
55
56 -57
58 -70
Precinct Guidelines
Braid Precinct
Hume Park Precinct
station Precinct
Neighbourhood Heart
Site Wide Guidelines
Building Location + Siting
Wayfinding + Signage
Entrances + Front Facades,
Weather Protection - Braid -iStation Precinct
Crime Prevention + Security
Site Furniture - Amenities
Fencing + Screens
Signage
Material + Colour
Exterior Building Lighting
Smart Growth Strategies
Landscape Guidelines
72 Phasing
9
Appendices
74 - 79 Site Photographs
81 Project Team
Sapperton
Green
1
introduction + Background
6
7-8
9
10-12
13
14
Intent
Site Context
Historical Context
Policy Context
Adjacent Land Uses
Scttlanl
IrrtrodiMtion «
Backgroand
Sapperton
Green
Metghboutnooa
Clin
Intent
The intent of the Sapperton Green Neighbourhood Plan
is to provide high level guidance in the creation of a
sustainable and holistic master plan on this former
irtdustriai site that relates to its context existing circulation
networks and the region.
The Vision for the proposed redevelopment of the site
sees the creation of a sustainable, transit oriented mixed
use development with job creation opportunities and a
spectrum of housing types.
Sapperton Green is envisioned as a vibrant urban
neighbourhood that integrates a complementary mix
of residential, retail, office and community uses to
create a compact, complete neighbourhood. This transit
oriented master planned community will celebrate the
history of the site and Sapperton. Supported by sustainable
development objectives it v«ll reunite the larger Sapperton
community with the Brunette River ar>d the surrounding
greenway systems.
Sapperton
Green
Site Context
The diversity of New Westminster is emlaodied in the
What does Sapperton look like today?
context within which Sapperton Green sits. The Brunette
Sapperton Is one of New Westminster's most distinct
River to the riorth of this property, separated by a steep,
neighbourhoods. It is located at the eastern edge of the
heavily treed bank, provides a naturalistic edge. Public trails
City, is adjacent to a regional transportation corridor -
and pathways on this edge provide activity and connect
with two SkyTrain stations, the North Fraser perimeter
the riverbank to the east and west. These trails transition
regional route, and Highway #1 nearby. Sapperton is
into a continuation of the Central Valley Greenway and the
also home to one of the City's largest empfciyers, the
Brunette Greenway at the boundary between the site and
Royal Columbian Hospital. Sapperton Is home to a mix of
Hume Park to the west.
housing types and households. Wany families in Sapperton
NetthlXKirhood
Plan
have lived in the neighbourhood for a number of years.
The southwest corner of the site is an enclave of single
family residential properties.
Other community profile facts include:
• Sappwton makes up 7.8% of the City's population
The southern boundary of the site, across Braid Street,
Is an Industrial area and this industrial character extends to
the east of the site across Brunette Avenue. The presence
of heavy rail and other transportation infrastructure aligns
with this industrial character.
• Between 2001 and 2006, Sapperton's population increased
by 2%, wrfiite the City-wide population increased by 7.5%
• Sapperton's household mix has 4% more couples with
chlWren, and 2% fewer persons living alone as compared
with the rest of the City,
• Sapperton is home to slightly more children aged 0 to 4
Proximity of the site to a major interchange with Highway
1 provides a gateway opportunity for the neighbourhood
supported and reinforced by the introduction of the
SkyTrain Station and bus loop to the east edge of the site.
as well as adults aged 35 to 49 than the rest of the City.
• As of 2006, Sapperton saw 11 % fewer households having
moved in the last 5 years compared to the rest of the City.
• Sapperton Is predominantly a single family home
neighbourhood - Househokis living in apartments
comprise a 25% lower share than City-wide figures.
• Common occupations in Sapperton are business, finance,
and administration as v«ll as health.
• Sapperton residents are 2% more likely to take transit to
virork, vnth transits share of wori< trips up 15% since 2001
versus a 7% increase for the city - likely due to the new
SkyTrain stations in the Sapperton area. Vehicle driving's
share of work trips are down 11 % In Sapperton, compared
to 5% for the City (2001 to 2006).
Site
Context
Sapperton
Green
Neighbourhood
Plan
Site Information
Neighbourhood: Sapperton
Address: 97 Braid Street
Size: 38 Acres
Historical Context
Sapperton has a long history dating back to early European
settlement in the region more than 150 years ago.
Sapperton's name originates from the term 'sapper'which
was the nickname for the Royal Engineers, who were to
develop the region in 1858.
Sapperton officially became a part of New Westminster
in 1889 and was still home to many of the Royal Engineers
who settled in the area after the detachment was
disbanded in 1863. Sapperton people are proud of their
neighbourhood in New Westminster. Years ago, when it was
proposed that real estate would sell better if the community
changed its name to North Westminster, the change was
met with strong disapproval and the name Sapperton was
quickly returned, (source: City of New Westminster)
Historically the Sapperton community was home to a
number of industrial businesses dealing with meat packing,
brewing and distilling and the Sapperton Green site is no
exception as it was originally home to the B.C. Distillery.
A major employer in the community, the distillery's payroll
was one of the highest in B.C.
Land that now forms neighbouring Hume Park was
acquired from the distillery in 1912. Originally called
Brunette Park, given its location adjacent to the Brunette
River, the park was renamed for Mayor Fred Hume who
proposed a more formal park on the site in the 1930's.
Over time the industrial nature of the site changed
and the Woodward's Warehouses were established.
Currently the site is home to a distribution centre,
developed in the 1980's prior to the introduction of
the Braid SkyTrain Station in 2004.
Sapperton
Green
'vew wesrminsters
Sapjperton
Green
Neighbourhood
Plan
Policy Context
Regional Plans, Policies and Strategies
Future development on the subject site will help further
four of the goals outlined in the RGS:
Under Metro Vancouver Growth Strategy the site is
Two of the TransLink regional goals resonate specifically
with this site and transit-oriented development:
designated as "General Urban", which permits a range
Metro Vancouver Regional Growth Strategy
Goal 2 - Most trips are by transit, walking and cycling
Metro Vancouver has experienced substantial growth
Goal 1 - Create a Compact Urban Area
of uses including residential, commercial, institutional
over the past decade and this strong population growth is
Metro Vancouver's growth is concentrated in compact
and recreational.
anticipated to continue.The Regional Growth Strategy
communities with access to a range of housing choices,
(RGS) seeks to accommodate growth in ways that will both
and close to employment, amenities and services.
TransLink Transport 2040
advance livability and sustainability. In order to do this the
Compact transit-oriented development patterns help
Acting as TransLink's 30 year long-range plan, Transport
RGS addresses the following issues:
reduce greenhouse gas emissions and pollution, and
2040 will guide a majority ofTransLink's work and provides
Environmental / Riparian Zone Policies
a strategy for Metro Vancouver's transit related decisions.
To manage and protect the Brunette River, Metro Vancouver
support both the efficient use of land and an efficient
Accommodating Growth To Advance Livability
Goal 3 -The majority of jobs and housing in the region
are located along the Frequent Transit Network
and other stakeholders, including the City of New
transportation network.
The plan seeks to create communities that are more
and Sustainability
Westminster, have established several initiatives including
the Brunette Basin Watershed Plan (2001) and Ecological
The region is expected to continue to grow by over
Goal 2 - Support a Sustainable Economy
"transit-oriented'^ One of the key goals of most land use
35,000 residents per year. Grovrth without sprawl implies
The land base and transportation systems required to
and transportation plans in Metro Vancouver is to decrease
Health Action Plan (2011) that sets objectives for enhancing
greater density of development. Carefully structured,
nurture a healthy business sector are protected and
our region's reliance on the automobile and to promote a
the river and identifies the Lower Brunette River between
this can reduce congestion, improve the economics of
supported.This includes supporting regional employment
more sustainable living environment by encouraging higher
North Road and the Fraser River at Sapperton Landing as
transportation infrastructure and public services, increase
and economic growth. Industrial and agricultural land is
density land around Frequent Transit Network hubs, such
a high priority area. In 2005, the City of New Westminster
the viability of retail and service centres, foster the creation
protected and commerce flourishes in Urban Centres
as SkyTrain Stations. Frequent Transit Networks are defined
enacted the Riparian Areas Protection bylaw to protect and
of vibrant centres of culture and community activities, and
throughout the region.
as routes where transit service is provided every 15 minutes
enhance riparian areas along fish bearing watercourses,
or better from morning to evening, every day of the week,
in keeping with the B.C. Ministry of Environment's Riparian
Goal 4 - Develop Complete Communities
on corridors with densities and land uses that promote
Areas Regulation and Fisheries and Oceans Canada's
Building Healthy, Complete Communities
Metro Vancouver is a region of communities with a diverse
maximum ridership.
Fisheries Act.
As the region's population both ages and grows in number,
range of housing choices suitable for residents at any stage
maintain an attractive and diverse urban environment.
providing affordable and appropriate housing for residents
of their lives. The distribution of employment and access to
at various stages of their lives is an ongoing challenge.
services and amenities builds complete communities
Transit Development Areas" are intended to be additional
Additionally, ensuring access to the key elements of a
throughout the region. Complete communities are
priority locations to accommodate concentrated growth
healthy social community - shops, personal services,
designed to support walking, cycling and transit and to
in higher density forms of development. They are located
community activities, recreation, employment, culture,
foster healthy lifestyles.
at appropriate locations along TransLink's Frequent
As outlined in Transport 2040 and in the RGS "Frequent
Transit Network. Frequent Transit Development Areas
entertainment and a safe and attractive public environment
- requires careful planning primarily at the local scale, but
Goal 5 - Support Sustainable Transportation Choices
complement the network of Urban Centres, and are
also, to some extent, regionally.
Metro Vancouver's compact transit-oriented urban form
characterized by higher density residential, commercial
supports a range of sustainable transportation choices.
and mixed uses, and may contain community, cultural and
This pattern of development expands the opportunities
institutional uses. Urban design for these areas promotes
for transit multiple-occupancy vehicles, cycling and
transit-oriented communities where transit cycling and
walking, encourages active lifestyles, and reduces energy
walking are the preferred modes of transportation.
use, greenhouse gas emissions, household expenditure
on transportation, and improves air quality.The region's
road, transit rail and waterway networks play a vital role in
serving and shaping regional development providing linkages among the region's communities and providing vital
10
Site Designation - RGS
goods movement networks.
Sapperton
Green
City of New Westminster City Wide Policies and Plans:
Affordable Housing Strategy
Master Transportation Plan
Adopted by Council in 2010, the Affordable Housing
The City of New Westminster is working on its Master
Strategy will enable the City to develop policies and
Transportation Plan that will guide decision-making
Official Community Plan
tools that will promote housing affordability to meet the
for transportation over the next 25 years and beyond.
The updated Official Community Plan expresses ambitious
full range of incomes and needs in the City. The Strategy
It is anticipated that the updated Master Transportation
and comprehensive goals designed to achieve the
focuses primarily on permanent housing, placing a greater
Plan will recommend improvements for all modes of
community's vision for the City. The primary goals of the
emphasis on the City of New Westminster's role as a
transportation, including walking, cycling, public transit
Official Community Plan include the following:
facilitator in the development of affordable housing
goods movement and vehicles. This plan will ensure that
through the private market.
future transportation investments work towards achieving
the City's strategic goals, make the best use of our tax
• Maintain or enhance New Westminster's identity and
symbolic significance within the Lower Mainland and
Secured Rental Policy
British Columbia as a whole;
The Secured Market Rental Housing Policy, adopted by
dollars and help shift towards a more sustainable future.
Council in 2013, seeks to retain, renew and encourage
Transit Oriented Developments Policy
providing a wide range of opportunities for housing,
the development of secured rental housing. Through a
The policy considers reduction in parking requirements
employment commerce, recreation, arts and culture,
variety of regulatory and financial tools the policy will
in developments which qualify as a Transit Oriented
transportation, nature and heritage preservation,
increase the supply of market rental housing and ensure
Development (TOD).
education and health services;
security of tenure over time. As noted in the policy,
• Encourage a livable, safe and healthy community by
• Provide for the balanced growth of residential,
commercial, industrial and institutional development
• Manage community growth to accommodate Metro
"a secure and robust stock of rental housing contributes
to the social diversity and economic health of the City,
and to the development of community sustainability.
Vancouver's population and employment targets for
Rental housing provides an option for those who cannot
2006 and 2021;
afford ownership housing as well as for those who need
• Make effective use of public infrastructure and community
flexible shorter-term housing options"
facilities including transportation;
• Provide a variety of housing choices that are affordable for
a variety of income ranges, and are appropriate for a
variety of residents;
• Provide a variety of transportation choices that give
priority to walking, cycling, and transit
• Work towards designing communities in which residents
live within walking distance of parks, schools, guide and
manage growth in a manner which is consistent with
the principles of sustainable development and
complete communities;
• Recreational facilities and commercial opportunities;
• Maintain or enhance the quality of the environment and
• Reduce the need for automobile travel and the general
reliance on the automobile.
Policy
Context
11
Sappeirton
Green
Station Area Plan for Braid Station
Issues:
Child Development Hubs (HUBS)
The vision for the Braid Station area is for a "campus-like
• The North Fraser Perimeter Road and the United Boulevard
As a member of the Early Childhood Development Public
office park'; employment centre with transit access,
Extension transportation projects, which are currently in
Partners' Committee #40 and the United Way of the Lower
Brunette Creek Neighbourhood Plan
convenient amenities, walkable streets and views. The Braid
process, could impact the site through traffic pattern and
Mainland the City of New Westminster is working to develop
Adopted in 2002,The Brunette Creek Neighbourhood
Station plan identifies numerous opportunities and issues
land use changes;
four HUBS in New Westminster. HUBS act as focal points for
Plan forms a part of the City's Official Community Plan.
related to the area.
City of New Westminster - Community or Site
Specific Plans, Policies and Zoning:
The Braid Station area is designated as Business Park (BP)
• The strong single family detached residential area to the
neighbourhoods and enable families to access a continuum
west will need to have some sort of buffering transition
of services. HUBS support the healthy development of
within the Brunette Creek Neighbourhood Plan. Within
Opportunities:
zone between it and the denser, more urban development
children, youth and families and include at least two child
this designation, the Plan stipulates:
• SkyTrain line access and the Braid Station location offers
proposed for the site;
development or family strengthening services, one of which
the potential to apply (TOD) concepts such as higher
The area will include business park and related uses,
including non-population dependent office uses and/or
public transportation facilities. In the Bmnette Creek
neighbourhood, residential uses will also be considered
within this designation.
densities, mixed uses, and parking reductions;
• Close proximity to Hume Park offers opportunities to
• Encourage business park and related uses that through
their proximity, complement each other and promote
the use of available transportation options;
• Review and consider the potential for housing in this
area as a buffer between existing residential and
non-residential uses;
• Ensure the design for any residential land uses is
sympathetic to existing residential uses (e.g. enables
adequate light and open space); and
• Encourages site development that promotes connections
from the area to the Brunette-Fraser Greenway.
to the surrounding neighbourhood;
• Rail lines run through adjacent properties;
utilization and amenities;
• Traffic problems around Brunette Avenue and Braid Street
• The sites have a large, unrealized development potential
• Most of the surrounding area is built out so other changes
will happen mainly through infill and redevelopment
projects with a longer timeline;
• The sites are located at the eastern edge of the city,
and could be major entrance/welcome points into the city,
'The Eastern Gateway";
• Concept land use, urban design and greenway plans have
already been completed, so these can be used as inputs
or guidelines for the actual design and layout plans;
• Adaptive/flexible designs could be emphasized, so
that uses are not constrained, and the promotion of
different uses to suit different economic and social
situations is enabled; and
• A fine grained street and pathway network would
enhance connectivity, increase walkability, and improve
is a licensed childcare program.
industrial land uses, and has poor pedestrian connectivity
enhance connectivity to the park and increase park
and urban design potential;
Specifically the plan states the following for the area:
• Braid Station is underutilized due to the low density,
In March 2012 a needs assessment for an Eastside HUB
was undertaken. This assessment identified the Sapperton
neighbourhood, preferably in the vicinity of East Columbia
have existed for a considerable time. This project will need
Street as the ideal or preferred location within the Eastside
to consider how it mitigates its affect on the system; and
of New Westminster for a HUB. Reasons outlined are noted
• There is a designated view corridor down Braid Street that
may need to be reviewed.
below:
• Easy walking distance from population and employment
centres - i.e., 41.3% of the population live in the Sapperton
neighbourhood and Royal Columbia Hospital and
TransLink are major employers;
• Access to convenient transit connections, including the
Braid and Sapperton SkyTrain stations;
• Close proximity to schools - i.e., Hume Park and Richard
McBride Elementary Schools;
• Location of parks and outdoor recreational opportunities e.g., Hume and Sapperton Parks;
• Proximity to other child development programs,
including licensed child care and the Strong Start Early
Learning Centre at Richard McBride Elementary School;
• Proximity to future development sites, including the
pedestrian routes close to the SkyTrain and other public
development at the Braid SkyTrain station and the Royal
transit services.
Columbian Hospital expansion;
• Relatively level topography along East Columbia Street
with good availability of accessibility infrastructure,
including curb letdowns and pedestrian crossings. With
regard to potential opportunities, the following have been
Policy
Context
documented. It should be cautioned that this listing is very
preliminary and does not imply interest in a HUB by any of
the identified property owners or parties.
12
Sapperton
Green
Adjacent Land Uses
Neighbourhood
Plan
Hume Par/c
Sciiool District No. 40
Braid Skytrain Station
CorDinercial District
Royal Columbian
Hospital
Adjacent
Land
Uses
13
Sapperton
Green
Neighbourhood
Plan
The planning process for the Sapperton Green site was
Broad public input was obtained through these
initiated in 2011. Work completed as part of this process
consultation methods. Residents, business owners,
has guided the development of this Sapperton Green
employees, property owners, as well as representatives
Neighbourhood Plan.
of stakeholder groups engaged in discussion and
provided input.
The project team collaborated with City of New
Westminster staff and outside regulatory agencies
throughout the Official Community Plan Amendment Process.
The Community Advisory Group was established
to ensure that key interest groups and individuals
are given an opportunity to provide advice and input
In 2011 Council endorsed the planning process and
to the project team in regards to Public Engagement
related public consultation program. This consultation
and plans for the redevelopment of the site. The group
program ensured stakeholder and public involvement
acted as representatives of the neighbourhood, interest
through a variety of methods, including:
groups and the larger community. They reviewed materials
• Public Open Houses;
to be presented at Public Open Houses to confirm that
• Establishment of a Community Advisory Group;
the information was accurate, fair and comprehensible to
• Community Workshop;
the local community.
• Targeted sessions with various stakeholder groups;
• Sharing of ideas and solicitation of feedback through
comment forms, website (www.sappertongreen.com); and
• Reporting on the outcomes of public meetings to Council
and Residents.
Five Public Open Houses and one Community Workshop
were held. These events were designed to be sequential and
solicit specific information relevant to the particular phase
of the process. After each open house a consultation report
was circulated to staff and posted on the project website.
Plan/
Amendment
Process
14
Sapperton
Green
Neighbourhood
Plar>
2
16 Vision Statement
17 Principles
5««on 2 •
Miskm
15
Sapperton
Green
Neighbourhood
Plan
Vision Statement
Sapperton Green is envisioned as a vibrant urban
Ttie proposed goals are defined to achieve the vision through
neighbourhood that integrates a complementary mix of
these urban design approaches:
residential, retail, office and community uses to create a
compact complete neighbourhood.
Goals
Unique Identity: Create a unique sense of place that
This transit-oriented master planned community will
celebrates the site's gateway location into New Westminster
celebrate the history of the site and Sapperton. Supported
and the adjacent uses of Hume Park, Brunette River and
by sustainable development objectives it will reunite the
the Sapperton residential neighbourhood.
larger Sapperton community with the Brunette River and
Connectivity: Ensure site is connected to neighbourhood
surrounding greenway.
and greater community. Provide activities and facilities for
the surrounding neighbourhoods and the greater
community. Create obvious physical connections within
the site to landmarks, special places, work centres and
amenities. Capitalize on the adjacent rapid transit network
connection to the region.
Diversity: Create a dynamic mix of uses to support all-day
activity, safety and a full sense of community. Provide for
a range of types of homes, employment options, services
and amenities that complement surrounding land uses and
are accessible to all age groups.
Legacy: Recognize and celebrate the history of the site and
the larger Sapperton Community.
Innovation: Provide a design that is innovative, sustainable,
timeless as well as responsive to market trends.
Design Excellence: Develop an outstanding neighbourhood
with urban design language that is readily understandable
to the general public. Provide a design that is efficient
functional and responds to the needs of target users while
retaining the flexibility through design to adapt to changing
future needs.
Sustainability: Ensure project is environmentally, socially
and economically sustainable and contributes to the overall
viability of the larger community.
Respectful Transitions: Ensure project respects and
enhances the existing surroundings, specifically Hume
Park, Brunette River and surrounding greenway, and
residential areas.
16
Sapperton
Green
Principles
The following planning principles are established in guiding the • Pedestrians/Cyclists: Provide safe, convenient and
Economic Principles
Social Principles
development of the Official Community Plan and the Sapperton
• Efficiency: Makeefficient useof the land and infrastructure
• Social and Cultural: Ensure the adequate provision of
Green Neighbourhood Plan to achieve the vision and goals:
attractive pedestrian and cycle routes throughout the
site and specifically to the Braid Station.
• Linkages: Focus on linkages to the Braid SkyTrain Station,
Land Use Principles
• Transit Orientation: Promote a vibrant transit-oriented
city and regional trails and greenways*.
• Blueways: Reinforce and establish blueway connections'*.
• Employment: Promote employment uses on the site
including opportunities for a variety of office building floor
plates to maximize the appeal of office users.
• Urban Design: Ensure high quality design of buildings and
attention to streetscape details.
• Institutional Uses: Promote land uses which are
• Employment: Promote employment uses on site by
providing flexible floor plate office buildings that will
appeal to both larger, mid-sized and smaller groups*.
development that has a mix of land uses including office,
commercial and residential.
by increasing density, mix of uses on site, while ensuring
that the redevelopment is sensitive to adjoining uses*.
Parks and Green Space Principles
• Livability: Develop landscape strategies, development of
open space and streetscape designs to complement built
fabric and enhance urban livability.
• Connectivity: Connect Hume Park and Brunette River
through an improved greenway connection.
• Green Links: Enhance the relationship between Hume Park
• Infrastructure: Optimize the use of existing public
employment options as well as different types of housing
enhances the streetscapes and refines the open
units in a variety of settings and densities for changing
space network*.
greenspace into the site and attractive connections and
itself effectively to new social and economic conditions,
routes between Hume Park and the development site.
programs, policies and technologies*.
the vicinity and as well as surrounding residents.
and connectivity to adjacent residential and
• Residential Diversity: Promote a diversity of residential
types including a mix of unit sizes and tenures.
• Sense of Entry: Include elements of built form that
will convey a sense of arrival and the gateway to
New Westminster,
• Gathering: Include important spaces for gathering and
public social events.
• Density: Includes higher density of uses that align
with local and regional goals.
commercial areas*.
• Character: Built form and landscape open space working
together to define the character of the overall
neighbourhood*.
• Active Design: Develop streetscape designs that
• Connectivity: Provide new and improve existing
pedestrian and bicycle linkages to Sapperton specifically
Environmental Design) principles are included in the
significant environmentally sensitive watercourse.
• Greenway Connections: Improve the existing Greenway
along the Brunette River and provide attractive, safe and
• Sustainability: Ensure trees that maximize sustainable
benefits to the community over an extended time frame.
and the rest of the City generally.
planning framework including lighting, traffic calming,
signage and housing orientation*.
• Community: Encourage a strong sense of place
and community*.
• Restoration: Integrate habitat restoration in the Brunette
River watershed and enhance the initiatives of various
corridors connecting parks and open spaces.
walking and biking in the neighbourhood*.
Ensure that CPTED (Crime Prevention Through
community groups.
• Green Corridors: Reinforce existing and new green
a safe and extensive network of pathways that encourage
• Brunette River: Enhance Brunette River as a regionally
creating permeable edges and greenway connections*.
habitat and biodiversity planting.
and the larger Sapperton Community*.
• Walkability: Expand the walkable neighbourhood. Provide
Environmental Principles
between Hume Park and the new neighbourhood by
• Green Coverage: Encourage green coverage, natural
needs relating to our life cycle.
• History: Recognize and celebrate the history of the site
• Safety and Security: Design for safety and security.
and surrounding neighbourhood.
• Social: Create places to gather, play, places with vibrancy*.
corridor on land uses.
materials*.
sense of place as well as complement the urban fabric*.
• Transit Focused: Capitalize on the superior transit location
• Brunette/Braid: Mitigate the impacts of the transportation
• Timeless: Incorporate enduring design and durable
convenient connections to the Greenway from the site
Transportation Principles
and infrastructure at Braid Station.
• Adaptability: Ensure that the site can renew and adapt
encourage pedestrian movement interaction, define a
• Permeability: Enhance the physical and visual relationship
• Diversity: Provide for a mix of local services and
design that fits the existing and future built form,
Douglas College.
promote permeability through the new neighbourhood
needs safety and crime prevention.
• Collaboration: Collaborate with the School District and
the parent community in developing the master plan
sectors, particulariy Royal Columbian Hospital and
• Permeability: Create open space and greenways to
consideration to educational needs, child care, health
for the site.
and the site by providing park-like incursions of
provide shops and services to employees working in
residents who will live at the new development as well
as residents in the Sapperton neighbourhood with specific
infrastructure, including roadways, storm drainage,
synergistic and supportive of the health and education
• Services: Promote the development of land uses which
facilities and amenities for the social needs of employees,
sanitary sewer, water and other services*.
• Innovation: Encourage innovative high-quality urban
Neigilbourhood
Plan
• Enhancement: Include recommendations in the Brunette
Basin Watershed Management Plan to protect and
enhance the integrity of the aquatic and terrestrial
ecosystem of the watershed.
• Water Management: Design with special attention to
stormwater management, water collection, distribution
and circulation within the development site*.
• Diversity: Promote ecological diversity of the built
open space*.
Principles
17
* Denotes principles added to the City of New Westminster approved principles.
Sapperton
Green
3
Sustainability
20-21 Sustainability
20
Community Livability +
Social Equity
20
21
Vibrant Economy
21
S«ction3Sustatnabillty
19
_ yew wesmmsters
Sapjperton
Green
Neighbourhood
Plan
Sustainability
Creating a sustainable community is an overarching goal
Community Livability + Social Equity
for Sapperton Green.
Sapperton Green will be livable and sustain a good quality
Sapperton Green will play an important role in sustaining
of life. It will provide opportunities for residents to live, work
a healthy environment. The development will be focused
and play in a safe and supportive environment. It will foster
around Brunette SkyTrain Station and will provide for the
a strong sense of community and belonging.
daily needs of residents and local employees within a highly
The framework guiding the implementation of
sustainability throughout New Westminster is Envision New
Westminster 2032. It identifies four sustainability pillars:
Community Livability and Social Equity, Environmental
walkable neighbourhood setting. People will be able to live,
Access to civic resources and services are key to
Leadership, Vibrant Economy, Arts and Culture. As a City
community livability and individual equity, including
policy document the Sapperton Green Neighbourhood Plan
fostering healthy lifestyles and encouraging social
work and play within the same area and will have easy
access via transit to other city and regional destinations.
is a tool for translating the intent of Envision 2032 into the
interaction.This means taking full advantage of public
development of the neighbourhood, across all four pillars:
transportation infrastructure and co-locating housing
Sapperton Green will help to achieve the City's greenhouse
with jobs, parks and open space, recreation facilities,
gas emissions target by supporting low carbon-producing
As a transit-oriented, complete neighbourhood,
community services, and other amenities. Extensive
modes of mobility like walking, biking and transit. Buildings
greenways and open spaces throughout the site will
will be designed and constructed to reduce energy use.
connect to and enhance neighbouring Hume Park. Many
of the needs of the community will be able to be met within
North of Sapperton Green is the Brunette River, located
the Sapperton Green neighbourhood.This is particularly
within Hume Park and paralleled by the Brunette-Fraser
important as the development of this neighbourhood will
Greenway.The River is an important local and regional
bring a significant increase in Sapperton's population of
natural area that supports wildlife, including Salmon
residents, employees and visitors.
spawning.The development of Sapperton Green will
provide the opportunity to enhance the size and
Access to safe, adequate and affordable housing is also
fundamental to the physical, economic and social well-being
network will provide many opportunities for integrated
Green neighbourhood will provide a choice of housing,
stormwater management.
including a range of unit types and tenures, accessible
The urban design of the neighbourhoods in which
we live also plays a central role in our overall quality of life.
The design of architecture, streetscapes and public outdoor
spaces in Sapperton Green will provide an attractive
environment for people, take steps to minimize the
negative impacts of urban living (such as noise, vibration,
Environmental
Leadership
20
Brunette River corridor.The neighbourhood's open space
of individuals, families and communities.The Sapperton
and adaptable housing, and affordable housing options.
Community
Livability +
Social Equity
ecological integrity and function of this portion of the
poor air quality), and create a neighbourhood that reflects
the unique character of this part of New Westminster.
Sapjperton
Green
Vibrant Economy
Sapperton Green will capitalize on the significant advantage
Sapperton Green will recognize the value that arts, culture
of proximity to SkyTrain to create a fully mixed-use
and heritage bring to the community in terms of livability
neighbourhood with large areas of office, retail, and
and creating a sense of place.
other commercial uses that contribute to the economic
sustainability of the whole city. Recreational and social
services and other amenities will bolster the attractiveness
Building on the multi-cultural community of the city
as a whole, diverse cultures will create a vibrant mosaic in
of the neighbourhood for business. Through the Intelligent
Sapperton Green, which will support opportunities for
City Initiative, businesses and residents will access a
sharing different traditions and experiences.
high-speed fibre network and create a digitally inclusive
area of innovation. As New Westminster's economy
The neighbourhood character will be interesting and
continues to diversify and grow Sapperton Green will
diverse and will reflect the heritage and unique sense of
provide a regionally central, well-connected and
place of the site and the Sapperton area in general.
transit-oriented neighbourhood where employers and
employees from many economic sectors want to be located.
The arts will be expressed and integrated in Sapperton
Green, through installations, multi-use community space,
Sapperton Green will also have a vibrant safe and
comfortable neighbourhood commercial centre with a
and vibrant businesses that support visible presence of
artist and artisanal activity.
wide variety of goods and services, well-supported by
the local residents and employees.The diversity of office
and commercial space will support a variety of business
types, from international and national to small and
local-family-owned companies. Businesses in Sapperton
Green will be an integral part of the community,
providing meaningful employment and contributing
to neighbourhood social initiatives.
711
Vibrant
Economy
Arts,
Culture, +
Heritage
21
.i
IP
p
10 a.
a
I ;2 ^
OL
t;
^
§ w CD X i5i Z
Sapperton
Green
NeKHibournood
Plan
r'~"i
Development of Concept Plan
The development of the Concept Flan starts vWth input
from Community Workshops and evolves with incorporation
L._.
of the planning principles:
• Land Use;
• Transportation;
• Parks and Green Space;
LJi&_..î
• Economic;
• Environmental; and
I
• Social.
Plan Resulting from Community Workshop, May 2011
i
I
i l l
Proposed Brunette Highway Connection
Pedestrian Connection to Hume and Brunette
Road Connectivity
Green Finger Netvwrk
Green Heart
Transit Node
I
Developable Lots
Oeveloprnerit
of Concept Plan
24
I
Urban Heart
I
I
•^tewtftmr.ifitzri
Sapperton
Green
The overall concept plan Is to reflect the visk>n of
Neighhouihood
Plan
Sapperton Green as a sustainable, mixed use, transit
Hfime Park
oriented neighbourhood.
The planning principles of Sapperton Green are the
gukiing reference for the development of the overall
concept plan. The key urtaan design considerations are
summarized below:
• Respect the commentsfromcommunity workshop,
• Connect t o th« ( I t * contaxt. Braid Station, Hume Park,
Brunette River and Central Valley Greertway, through
proposed green finger network,
• Enhanca urtMn livability by promoting the permeable
pedestrian and bicycle networks and minimizing the
vehicular circulation,
• Craata t o d a i nodas at station and at the community
gateway entry and,
• Encourage a strong sense of place and community by
creating a vibrant Neighbourhood Heart to emphasize the
character of Sapperton Green and provide the social core
to play and gather
• • 4 ^ Roads
• • ^
Linear Pari<
Green Open Space / Social Node
Open Space Plaza / Social Node
Transit Node
Parcel
Development
of Concept Plan
25
Sapperton
Green
NelgtitxnirlKxxt
Plan
DRAFT
Precincts
Based upon the established urban design principles
and incorporating the aspirations outlined in the
project visKMi, two major characteristics are central
to establishment of a cohesive, Identifiable architectural
character for Sapperton Green.
Hume Park
Timeless design elements that contribute to an
enduring sense of place.
incorporation of sustainable design elements that
are both a reinforcennent of the architectural character
and indicative of their sustainable function.
Incorporation of architectural elements that evocative
of the site's history, the neighbourhocMj legacy and the
immediate context.
Combining those elements within a modern architectural
framework will reflect a sustainable community.
Incorporation of those characteristics into urban design
that is visually Interesting, with a variety of vwll-proportloned
architectural features that reinforce the overall site design,
will be informed by the functional nature of each of the
three precincts that have been identified.
The three precincts are defined by a combination of
the specific locale and predominant uses in that locale.
26
Braid Precinct
Hume Park Precinct
Station Precinct
i
Neighbourhood Heart
"^-^r"
f
I
f"*%
I
'1 6 I
Th« intent of the Braid Precinct is to promote substantially
Th* bitent of the Hume Park Precinct is to provide
The Intent of the Station Precinct is to pronnote office,
The Intent of the Neighbourhood Heart is to serve as the
office, commercial and, to a lesser degree, residential uses at
community uses and a mix of residential typologies and
commercial and residential uses In higher densities ctose
vibrant community focused centre of Sapperton Green,
the gateway entry point to tlie site from Braid Street and to
tenures to complete the Vision of Sapperton Green as a
to Braki Statk>n.
With a diverse mix of uses in a central location, it will act
link this gateway with BraW Station.
mixed-use, transit oriented neighbourhood. Connections
as a meeting and gathering space for residents, employees
to, and integration with, the Sapperton neighbourhood,
Context
and visitors contributing to the vitality of the community
Context
Hume Park and the Brunette River will characterize the
This precinct will be defined to the north and west by
as a whole.
This precinct is bounded by Braid Street to the south, the
urban form of this precinct
the new road linkage out to Bnjnette Avenue and to
station drop-off to the east Rousseau Street to the west and
the east and south by Braid Station and attendant Transit
Context
rights of way.
The Neighbourhood Heart is located at the core of the
the main east / west'green finger" to the north. The urban
Context
structure of the precinct is based around the existing road
The northern boundary of the Hume Park precinct is the
network and rights of way that access Braid Statton.
edge of Brunette River, which Includes the Brurwtte River
Us*
Greenway system. To the west, running north / south, the
A mix of uses with a balance of office space and residential
east and Braid Precinct to the south. The arrival plaza of
Central Valley Greenway defines the edge of Hume Park,
with a variety of floorplate sizes characterizes this precinct.
the Neighbourhood Heart fronts the intersection of Brakj
Us*
Sapperton
Green
community overlapped by the three precincts. It is bounded
by Hume Park Precinct to the west Station Precinct to the
Uses In this precinct will be mixed-use, with emphasis on
and the new connecting road to Brunette Avenue defines
Ground fkjor (or 2nd floor) retail and services uses will be
Street and Rousseau Street and Is connected to station plaza
office and vrarkspacc. Ground floor retail virill generally
the eastern boundary. The southern edge faces the major
oriented towards transit-related peck>strian activity zones
by the linear park.
extend down Transit Way from west to east. Office space
linear park element mnning east / west that connects
and amenities. Residential uses in mixed-use configurations
will provide a buffer to the road noise at Braid / Brunette.
Braid Station with the adjoining neight>ourhood,
wnTI add to the vitality of the precinct and enable office
Use
space to be constructed throughout the precinct. Flexibility
Park, community and commercial uses will be the main focus
Hume
Us*
of the make-up of indlvMual buildings to enable responses
in the Neighbourhood Heart. Park and open spaces will be
Park
Precinct
The Hume Park precinct will have a resklentlal emphasis,
to a wide range of market and workplace opportunities
programed to define active and quiet zones to accommodate
contributing a wide range of housing types to complete
will be maintained.
a wide range of activities.
The central and northern edges of this precinct seek to
maintain flexibility virith residential artd office uses proposed.
the vision of a mixed-use, transit oriented neighbourhood
Braid
PredBCt
Station
Prednct
and provide vitality and activity to the other components.
Neighbourhood
Heart
27
Sapperton
Green
NeighboutnoQd
Plan
5
Policy Areas
30 Housing
31 Employment
32 Public Realm + Urban Design
33 34 Transportation
35 Servicing + infrastructure
35 Community + Individual Wellbeing
SectionsPolicy Areas
29
Sapperton
Green
Housing
Introduction
Policies
Reflecting the land use principles of promoting diversity of
• The site will accommodate a minimum of 2,800,000
residential types, Sapperton Green will provide a variety of
square feet and a maximum of 3,400,000 square feet
multi-family housing choices, accommodated in low, mid
of residential uses.
and high density building forms. Residential uses will be
found in all three precincts on site, with the Hume Park
precinct being residential only and both the Braid and
Station precincts having residential, retail and office uses
in a mixed-use format.
• The distribution of residential land use will generally be
in accordance with the Density/Height Map (See page 39).
• A diversity of residential types including a mix of building
forms, unit sizes and tenures will be encouraged.
• A variety of multi-family housing forms will be encouraged
and include:
The site will see a range of building types as well as a
mix of unit types and tenure. Residential building forms
• Low Density Multi-Family {up to 8 storeys)
' This designation provides low density residential
will range from townhouses to high-rise apartments with
uses that may include townhouses (side-by-side
no single-family homes. All buildings will be sited to be
or stacked) and apartments in a low-rise form.
mindful of adjacent uses, solar orientation, shadowing, view
impacts and will seek to create a skyline with visual interest.
• Low Density Mixed Use (up to 8 storeys)
' This designation provides residential apartment
uses over retail and/or office uses in a low-rise form.
• Medium Density Multi-Family (up to 12 storeys)
• This designation provides for medium density
• Medium-High Density Mixed Use (up to 25 storeys)
residential development including apartments over
retail and/or office uses in a mid-rise form.
• High Density Multi-Family (up to 32 storeys)
• This designation provides for high density
residential development in a high-rise form.
• High Density Mixed Use (up to 32 storeys, with one
building up to 35 storeys)
• This designation provides for high-density
residential development over retail and/or office
uses in a high-rise form.
Increase housing choice on site by providing market rental
housing on site.
Wherever possible ground oriented units will be oriented
to the street or parks and open space areas.
High-rise building forms will be integrated with low to
mid-rise apartment or townhouses and where possible
residential uses that may include townhouses
ground-oriented units will be encouraged.
(side-by-side or stacked), apartments, or a
Ensure the design of residential units in mixed-use
combination including apartments over
buildings will be integrated with the form and character
townhouses in a mid-rise form.
of the commercial uses.
• Medium Density Mixed Use (up to 12 storeys)
Universal design and accessibility will be functionally
integrated into the design of residential units in order
residential development including apartments over
to help satisfy the diverse and changing housing needs
retail and/or office uses in a mid-rise form.
of people.
• Medium-High Density Multi-Family (up to 25 storeys)
' This designation provides for medium density
residential uses that may include townhouses
Ensure individual units, their entries and private outdoor
spaces are designed to maximize privacy and cleariy
delineate private and public spaces.
(side-by-side or stacked), apartments, or a
In general, buildings will be sited to enhance and reinforce
combination including apartments over
the surrounding streetscape and open space. Location
townhouses in a mid-rise form.
of built form shall capitalize on solar orientation.
Building form, character and urban design elements of
multi-family units will be consistent with the Development
Permit Area Guidelines. All residential development will
be required to obtain a Development Permit as outlined
in Section 7 of the Neighbourhood Plan.
Housing
Sustainable planning principles will be implemented,
consistent with Section 3 of the Neighbourhood Plan.
30
Sapperton
Green
Employment
Introduction
Office/Business Policies
Retail Policies
Corresponding to the economic principles of promoting
• The site will accommodate a minimum of 500,000 square
• The site will accommodate a minimum of 100,000 square
employment uses on the site, a range of employment
uses are envisioned and will be located in the Braid
Precinct as well as the Station Precinct. These mixed
feet and a maximum of 1,000,000 square feet of office uses.
• A variety of office users will be accommodated through
the provision of:
feet and a maximum of 300,000 square feet of retail uses.
• The distribution of retail uses will be generally in
accordance with the Density/Height Map. (See Page 39)
use employment and residential zones would provide a
• A range of building forms
transition between the existing industrial uses and busy
• A variety of floor plate sizes
restaurants, neighbourhood serving retail, anchored with
transportation corridors on the south and east edges of the
• Floor heights that allow for flexibility and conversion
grocery and/or drug store use to meet the needs of future
site and the residential uses in the interior of the site.
to a range of uses
• The distribution of office/business uses will be generally in
accordance with the Density/Height Map. (See Page 39)
• Buildings and landscape elements will be consistent with
the Development Permit Area Guidelines in Section 7 of
the Neighbourhood Plan.
• The viability of the site will be reinforced and strengthened
by permitting mixed-use buildings with retail and office
activities on the lower storeys and possibly residential
uses above.
• All employment development will be required to obtain a
Development Permit as outlined in Section 7 of the
Neighbourhood Plan.
Neighbourhood
Plan
• Encourage a wide range of retail including cafes,
Sapperton Green residents and employees and the larger
Sapperton Community.
• Support an active, vibrant retail shopping experience
through public realm enhancements such as wide side
walks, landscaping, rain protection, lighting, seating, bike
racks, and plazas and open spaces where feasible.
• Buildings and landscape elements will be consistent with
the Development Permit Area Guidelines in Section 7
of the Neighbourhood Plan.
• The viability of the site will be reinforced and strengthened
by permitting mixed-use buildings with retail and office
activities on the lower storeys and residential uses above.
• All employment development will be required to obtain a
Development Permit as outlined in Section 7 of the
Neighbourhood Plan.
31
Sapperton
Green
NekjhtKxrrhcKxJ
PUn
DRAFT
Public Realm + Urban Design
Introduction
Policies for Public Realm and Urban Design conrespond to a number
of Parks & Green Space Principles, Environmental Principles and
Social Principles. Consideration of a diverse public realm, parks and
open space is a critical component of the Sapperton Green urban
design and planning. Along with a range of urban spaces the parks
and greenways throughout the site will encourage connectivity
and permeability to the surrounding neighbourhoods and ensure
diversity within the new community. The vibrant and active urban
plazas in the Station and Braid precincts along with the passive
and natural feel of the Hume Park precinct will reinforce the
strong environmental vision, educational component and the visual
expresskjn of natural systems Including storm water management.
' Pubik Realm Policies
• Create an exciting pedestrian environment
• Enhance the feel of a vibrant community and
sense of place.
• Encourage connectivity in the public and private realm.
• Enhance the public realm network by creating a
hierarchy of public and semi public spaces.
• Parks and Open Space Policies
V - - -| -
• Evoke a sense of place.
L-
• Augment existing adjacent active and passive
1
i l - -
recreational anoenities.
--jl-
• Provide park-like incursions of green space from the
—-
i
adjacent neighbourhoods to encourage connectivity
•--
and permeability of park and open space.
F - -H-- -H
t-_,
• Environment Policies
• Create compact complete, and connected
-h-;(.-
V , 1:Braid Sf
-i
Roads
Linear Park
Green Open Space / Social Node
Open Space Plaza / Social Node
neighbourhoods that will, in turn, impact local clinâte
change by reducing greenhouse gas emissions.
• Provide educational opportunities that build respect for
wildlife, plant habitat and natural systems,
Public
Realms
Urban
Design
• Implement sustainable design practices to reduce storm
water flow in park, open space, and public realm areas.
• EnharKe the network of parks and open space by
including natural corridors to support and encourage
32
connectivity and rehabilitation of habitat
Transit Node
Parcel
Sapperton
Green
Transportation
Introduction
TransLink is also supportive where it advises:
Cycling Policies
Sapperton Green will have a mix of residential and
"transit-oriented is one of the key goals of most land use
employment uses, supported by new community-oriented
and transportation plans in Metro Vancouver...communities
Valley / Crosstown, and Brunette-Fraser Regional
commercial uses (retail, local services, cafes), to maximize
are not only more livable, sustainable, resilient and
greenways to converge at the SkyTrain station with a
the benefits and synergies with being located next to the
economically thriving, they also support higher levels
SkyTrain station and bus loop at Braid Street.
of walking, cycling and transit and result in lower levels of
automobile use and greenhouse gas emissions."
Outlined below are the key policy principles:
• Provide an appropriate scale and context for the
• Provide separated and direct connections for the Central
design supportive for users of all ages and abilities;
• Look to develop interim arrangements for the greenways
until new streets or connections are developed;
New Westminster's Envision 2032 recommended
• Examine opportunities for way-finding at the meeting
framework includes, "future growth is focused primarily
points of greenways and / or where there is change
SkyTrain Station and bus loop to support its current and
into transit-oriented nodes and corridors that respect
future demands;
existing neighbourhood character and can be developed
• Provide secure and convenient bicycle storage facilities
into complete, compact areas that are walkable and have
for each land use, where for example employees should
• Provide commercial activities to create a more selfcontained community with less reliance on auto use;
good access to frequent transit services."
• Prioritize pedestrians, cyclists, and transit users ahead
of private vehicle movements;
• Use lower parking levels over time consistent with the
accessibility of the location; and,
• Complement the accessibility of the location with
in alignment
have end-of-trip facilities such as showers and lockers;
• Subject toTranslink's approval, explore opportunities to
Pedestrian Policies
develop a central bike storage facility at the station to
• Provide local amenities and activities within the master
meet the needs of commuters and other day-to-day users.
plan to support the day-to-day needs of the community;
• Develop a fine-grained street and walkway network that
Transit Policies
Transportation Demand Management measures to
aligns with the surrounding neighbourhood networks
maximize opportunities for transportation choice and
along with the Braid Street Brunette Avenue, and East
station with strong connections through the master plan
lower vehicle demands.
Columbia Street corridors and which all feed through to
to Braid Street Brunette Avenue, and East Columbia
the Braid Street SkyTrain Station and commercial
The following policies are supported by the Transportation
Principles for the site which focus on linkages to and from
activities;
• Ensure permeability for pedestrians is higher than other
Braid station, the Braid and Brunette transportation corridor,
travel modes through the development of short
pedestrian and bicycle linkages, and green and blueway
street-blocks that are interwoven with a finer-grain of
connections.
internal walkways;
• Develop a generous public realm on higher
• Create a'sense of arrival'at the Braid Street SkyTrain
Street along with to local neighbourhood streets;
• Ensure land uses surrounding the station provides 'eyes
on the street'through overiooking from buildings or
generating activity levels at all times of the day;
• Work with TransLink to attempt to ensure that the
development plan complements the station and does
not compromise existing bus only connections; and,
Regional and City Transit-Oriented Policies
vehicle-volume streets and supportive of the comfort
New Westminster, Metro Vancouver and TransLink's
and safety of pedestrians, while on lower-volume streets
planned to Brunette Avenue, does not interfere with
policy objectives are all supportive of Transit Oriented
consider opportunities for a shared street environment
TransLink's existing requirements for buses.
Development (TOD).
• Ensure the street design, including the new connection
• Develop street-oriented retail uses to create a walking
experience that is engaging and attractive for relaxing
Metro Vancouver's 2040 regional growth strategy
targets two-thirds of growth in Urban Centres and other
and strolling;
• Reduce crosswalk distances through the use of corner
transit-accessible locations. It also advises, "compact
bulges or develop narrower street designs, all supportive
transit-oriented development patterns help reduce
of creating a walkable neighbourhood.
greenhouse gas emissions and pollution, and support
both the efficient use of land and an efficient transportation
network."
33
Sapperton
Green
Neighbourhood
Plan
Transportation Demand IManagement Policy
Street Connection and Design
• Complement the development site's accessibility to
• Continue to develop the planned site access to
transit and greenways through Transportation Demand
Brunette Avenue working in concert with the City of New
Management initiatives for maximizing opportunities to
Westminster, Ministry of Transportation and Infrastructure,
increase choice and lower vehicle demands, such as:
and TransLink with the goal of mitigating any material
• Car-sharing vehicles for employees and
residents with preferential parking locations;
• Promote 3rd Party Transit subsidy through either
car-share membership orTransLink's employee
discount program;
• Ride-sharing promotion among staff with the
possibility of preferential parking; and,
• Setting up a monitoring program on how
residents and employees travel as the master
plan grows and matures.
impact on the flow of trucks and buses along with
general vehicles;
• Develop the Rousseau Street connection with Braid
Street to accommodate the future vehicle demands while
not compromising pedestrian accessibility and comfort;
• Preserve the existing transit-only connections to the
Braid Street SkyTrain exchange, i.e. the right turn from
Brunette and the left-turn to Brunette via Braid;
• Explore traffic calming design features to deter non-local
movements through the master plan and which will
support an environment that is comfortable for
Parking Policy
• Maximize street parking opportunities within the master
plan to support visitor and other short-term needs, and
look for ways to manage its use through time-controls
or charging mechanisms;
• Investigate an opportunity for a communal parking
facility that would serve commercial and community
projected demands and expected function, including:
• Commercial and transit streets with a generous
travel lane width along with parking lanes
located on each side;
• Residential streets with narrower travel lane
activities and which could also be used by visitors to the
widths supporting a compact street cross
office or residential buildings;
section, reflective of the lower demands; and,
• Adopt parking ratios for each of the main land use
• Explore the opportunity to create a mews /
components consistent with the accessibility of the
woonerf street form that is shared with all users,
location to transit and locate the majority within
and has an intimate and a slow-moving feel.
structured parking facilities; and,
• Seek opportunities in the early phases to use surface
parking that would be renwved overtime as individual
parcels are developed and this transition would reflect
the community's growing maturity.
34
pedestrians and cyclists to move around;
• Develop different street types to accommodate the
Servicing + Infrastructure
Community + individual Wellbeing
Introduction
Introduction
Expansion of the City's water, sewer and service
Health and well-being of the community is strongly tied
infrastructure will be needed to accommodate the
to the accessibility and availability of community facilities,
proposed increase of 7,661 people over the 20-year
access to parks and green spaces for people of all ages,
time frame of this plan. While recognizing the importance
incomes, abilities, and backgrounds. Provision of these
of satisfying the functional demand created by the growth
items as part of Sapperton Green will contribute to
in population and business activity, the planning of new
the existing network of services and spaces in New
infrastructure will also take into account the impacts on
Westminster and will help foster healthy lifestyles and
the environment particulariy from a stormwater
encourage social interaction.
Sapperton
Green
Neighbourhood
Plan
management perspective.
Social Principles and Parks and Green Space Principles
Policies
address facilities, amenities, parks, open spaces and places
• The City will develop a servicing strategy to determine the
to gather and play.
scope of expansion, cost and phasing of improvements
to water, sanitary and storm sewer infrastructure that will
Policies
be required to service Sapperton Green.
•
• Ensure new development provides an equitable financial
contribution towards any required infrastructure
improvements.
• Work with other utilities providers (electricity, gas,
Provide a community centre generally located in the
Neighbourhood Heart adjacent to public open space.
•
Provide a childcare facility with convenient pick-up/
drop-off locations, near community facilities,
employment and transit
telecommunications) to ensure the timely delivery of those
services to coincide with new development
• Plan and coordinate the location of utility boxes to
minimize their impact of the public realm. Place utility
boxes underground or inside a building, wherever possible.
• Incorporate stormwater approaches to minimize impact on
the Brunette watershed.
• Ensure new development satisfies City of New Westminster
fire and rescue's requirements regarding access, water
supply and addressing.
• Explore District Energy Systems.
• The project will explore LEED for Neighborhood
Development.
• Explore sustainable stormwater management
Servicing+
Infrastructure
Community H
Individual
Wellbeing
35
Sapperton
Green
NeighboiHhcwd
Plan
6
Land Use Designations
38 General Land Use Plan
39 Density + Height
Section 6UndUs*
Designations
37
Sapperton
Green
Neigilbourhood
Plan
DRAFT
General Land Use Plan
Land uses for the Sapperton Green community
encourage mixed uses close to Braid Station and Braid
Street and residential use next to Hume Park as a transition
between the natural context and the new community.
The mixed use areas include office, commercial and
residential uses to support the vision of Sapperton Green as
a sustainable, mixed use, transit oriented neighbourhood.
Residential
1
Residential
2
Mixed Use
Residential, Office, and Retail,
and May Include Community Amenities
Office
Retail
3
Residential, Office, and Retail
4
General
Land Use
Plan
38
Mixed Use
Mixed Use
Residential, Office, and Retail,
and May Include Community Amenities.
A Higher Quotient of Employmen t Uses
Is Present Here.
, VewWerTfrfTirs-s
Density + Height
DRAFT
Sapperton
Green
Hume Park
Density ^
Height
39
Sapperton
Green
7
D e v e l o p m e n t Permit
Area G u i d e l i n e s
Precinct Guidelines
Braid Precinct
Hume Park Precinct
Station Precinct
Neighbourhood Heart
Weather Protection - Braid -tStation Precinct
Crime Prevention +• Security
Fencing Screens
Signage
Material Colour
Landscape Guidelines
Section 7Development
Permit Area
Guidelines
41
Sapperton
Green
Area Specific Guidelines
Braid Precinct
introduction
Braid Precinct forms the main frontage of the development
Public Realm will be of high quality and is proposed to
along Braid Street and provides the gateway entry to the
include an urban open space with activated edges, related
site and the linkage to Braid StatkMi. This precinct includes
to the retail activity. An east / west pedestrian / bicycle
mixed uses with emphasis on office and workspace. The
oriented space linking the Sapperton neighbourhood to
proposed Neighbourhood Heart starts its access from the
the transit statton is envisioned. This green element will be
arrival point in this precinct.
wide enough to provide active and passive open space in
addition to pedestrian / bicycle connectivity - a linear park.
The office uses contemplated for this precinct will provide
Links to the Central Valley Gateway to the west and
a variety of floorplate sizes that will be able to respond to
Brunette Greenway to the north, will enable a high degree
different workplace opportunities. Retail at grade vyill
of connectivity to this precinct.
enliven the streetscape and provide services and amenities
to Sapperton Green and the surrounding Sapperton
neighbourfiood. Residential uses will provkle further
vKality arid help promote workspace in mixed-use buildings.
Flexibility to respond to market conditions and a variety of
building typologies will be maintained.
!
^
L.
Area
SpeclAc
Guidelines
Braid
Precinct
42
View tooking west over the Linear Park towards Hume Park.
Sapperton
Green
Landscape
This prednct responds to the dominant retail and
commercial mix as well as the urban character of Braid
Street and the Braid Street Station. In contrast to the Station
Precinct the landscape expression of this area should kje
balanced between hardscape and softscapie. The intent is
a campus like appeararKe with three layers of planting;
trees, low shrubs, groundcover/ lawn. The character of the
planting should be formal and contained and support the
various informal plazas and small gathering spaces that
are defined by tree massing and placement
The use of water in the landscape is encouraged. It is
Illustrated In two forms; urban contained water features
carefully located at strategic points in the precinct and
storm water management features. The storm water
collection is predominantly from the buildings and,
where possible, should be expressed in close proximity
to the building facade. Rain gardens along the street edges
help to soften the street appearance as well as tie the
precinct visually to the other areas of Sapperton Green.
(B)
View from the intersection of Braid Street and Rousseau Street looking north towards Brunette River.
Braid
Precinct
43
Sapperton
Green
Neighbourhood
Plan
Hume Park Precinct
Introduction
Hume Park Precinct is adjacent to Hume Park and Brunette
The green edges of the precinct - Hume Park, the
River providing a connection betvwen ttie natural context
Brunette River and the new linear part<, will all be brought
and the new community. This precinct is mostly residential
into the site by green connecttons into and through
in cfwracter with community uses. A variety of housing
the precinct,
typologies will be provided to contribute to the vision of a
mixed-use, transit oriented neighbourhood. The proposed
Neighbourhood Heart is located in this precinct
A new north / south pedestrian / bicycle connection
in the centre of the precinct will link the Brunette Rwer,
the central open space and the urban gateway plaza in
Vision
the Braid precinct Buildings will be formed to create and
Housing types will transitton from tower-density, ground
define public open space and tiered upward to the north to
oriented forms to multi-family forms further away.
reduce shadow impact
A significant public open space is proposed at the heart
of the Hunrve Park precinct. This open space will create
opportunities for both passive and active areas and will
Land dedicated to vehicles will be minimized by
providing the least amount of road to access all buildings.
be connected to the other major open spaces in the
Roads will also serve as bicycle connections and have
neighbourhood and surroundings by a bicycle and
generous public realm.
pedestrian network.
Key Plan
r"
1
View looking south from north of the Central Valley Greenway.
KCpr^jlri
Hum*
Park
44
Sapperton
Green
Landscape
This precinct responds to the controlled and open park
Necihbourhood
Plan
landscape expresston of the neighbouring Hume Park to
the west and the natural and lush river ravine edge to the
north. The residential neighbourhood is comprised of
both intimate pocket landscape spaces and an open park
space.There Is generally a higher ratio of landscape versus
hardscapie with the landscape comprised of three layers of
green; trees, medium sized shrubs and ground covers.
The expresston of water through the use of rain gardens
and central por»d feature responds to the over riding
principle of respecting the Brunette River wratershed.
The character of the water is a balance of natural and
urban with rain gardens adding function and aesthetic
to the street edges.
The central park, which is a key part of the social and
natural network, is comprised of water expression, open
lawn areas bordered with a careful mix of native and
adaptive non-native planting, seatirig, urban agriculture,
and adventure play opportunities. Trees are used to create
the structure and provWe canopy and refuge.The overall
feel of the Hume Park precinct is a balanced natural and
urban landKape.
(B)
View looking towards the Transit Node from west of the Green Finger.
Hume
Prednct
45
Sapperton
Green
Neighbourhood
Plan
Station Precinct
introduction
Station Precinct is located next to Braid Station focusing on
A signature project at the northern edge of this precinct
office, commercial and residential uses in higher densities.
will provide a gateway moment from the Highway 1
Maximizing access to public transit and incorporating
approacfies and northerly transit vistas.
activities to encourage transit ridership will be provided to
realize a true transit oriented development. A transit arrival
plaza Is located at the portal point of the community next
to Braid Station.
Mixed-use buildings are contemplated above the
retail / services uses that will provide flexibility to enable
response to changing nurket conditions and workspace
opportunities manifested by differing floorplate sizes and
Vision
a mix of residential, office and retail.
This precinct is defined by its public realm and relationship
to Braid Station. A public open space is contemplated at
the intersection of the east J west pedestrian routes to Braid
Station. Edged with pedestrian activity and retail / services
uses, this gathering space will provkle an interface between
Xbe precinct and the Statton and enhance the livability,
security and connectivity of the Station.
Key Plan
(K)
View looking east towards the intersection of the new highway connection and the local road network from
the northern road.
Sution
Precinct
46
Sapperton
Green
Landscape
Tlie station precinct is the urban hub of the community.
Neiqhtiourhood
Plan
The mix of Office, commercial, and residential and proximity
to Braid Station provide Intensity that will energize the plazas
and open space. This area is characterized by urban,
geometric forms with a higher percentage of hardscape
to green landscape cover. The edges are permeable and
encourage movement and activity in the form of patio
spaces, outdoor dinning, and spill out from retailers.
The Statton Precinct could provide opportunities to express
the BC Distillery commercial heritage of this area of
Sapperton through appropriate imagery and design.
Storm water collection and conveyance is carried out via
water runnels that express the ftow of water both at times
of rain and during dry periods.These hard landscape
elements will also provide opportunities to organize or define
the hierarchy of the various plaza spaces. The flow of storm
water nnoves to the northeast toward to the wetland where it
is held and slowly released. The character of the landscape is
predominantly hard. Soft landscape should be used to define
edges and should be expressed In two layers; trees and low
groundcover understory.
The overall feel of the Station Precinct Is that of a vibrant
energetic neighbourhood centre.
(B)
View looking north at the transit plaza from the south.
Station
Precinct
47
Sapperton
Green
Neighbourhood
Plan
Neighbourhood Heart
introduction
The Neighbourhood Heart is kxated at the core of
Community facilities and neighbourhood serving
Sapperton Green at the intersection of the three precincts.
commercial uses, such as a grocery store, restaurants, and
It is connected tothe statton plaza through the linear park.
cafes on the ground floor of mixed use buildings will create
It includes an arrh/al urt>an plaza and a generous central
a lively pedestrian realm and further define and animate
green park to provide a community fiscus as a nteetirtg and
the urban plaza.
gathering space with residents and visitors contributing to
its vitality.
The central parte is a key element of the Neighbourhood
Heart offering a large public open space closely associated
Vision
with surrounding residential development It will provide
The Neighbourhood Heart will be the vibrant mixed use core
communal spaces for visitors and residents of Sapperton
of the neighbourhood. Acting as the centre of activity for
Green and accommodate a range of recreational uses
Sapperton Green, H will be where people shop, live, work
Including unstructured play, relaxatton and social Interactton.
and play. Its location will provide great accessibility to the
existing Sapperton community and future residents and
employees of Sapperton Green.
Key Plan
bMUiOitxinta:'
aw K jWtf UMi •
Neighbourhood
Heart
48
BRAID STREET
TIWiyrNOIlf
@
Neighbourhood Concept Plan.
Sapperton
Green
Neighbourhood Heart - Green
Neighbourhood
Plan
The Neighbourhood Central Park is the main landscape
open space for the Sapperton Green neighbourhood. This
space is the 'green' heart of the community with ample
flexible open areas and an open water element The water
element does not dominate the space but rather offers a
point of Interest with its mix of urban and natural edges that
contain the storm/circulating water system.
The Neighbourlwod Central Park integrates seamlessly virith
the linear park and the southern green finger This space
makes room for a ample seating opportunities, a play area,
passive lawn, and a mix of naturalized planting and more
urban plant expressions. The storm water management
components connect directly with the water element and
are clearly seen in the landscape. As with all the open space
areas at Sapperton Green the adjacent residential ground
floor units connect directly to the pathways that form the
perimeter of the Neighbourhood Central Park.
Neighbourhood Heart - Urban
The South Plaza is a neighbourhood scale urban space
directly south of the cross roads of the two neighbourhood
linear parks. It Is the south gateway to Sapperton Green and
as such should express the character of this new
neighbourhood. The scale of this space is urban but with
(B)
view looking north at the Neighbourtiood Heart from Braid Street.
strong neighbourhood focus. The plaza area Is made up of
open space of appropriate size to support local community
functions, water elements that may provide opportunities
for playful interaction, and perimeter spaces that are
activated and support the adjacent retail.
The ground plane should be well detailed with rich
materials that allude to an urt>an character, tree grates under
plaza trees as well as ample seating.
Neighbourhood
Heart
49
Sapperton
Green
To accommodate signage within the development the
In general, buildings will be sited to enhance and reinforce
following should considered:
the surrounding streetscape and open space. Location of
built form shall capitalize on solar orientation.
• Building design with integrated spaces for signage that
• Residential units should set back a minimum of 4m to
• Integrated task-oriented illumination for signage facing
respect architectural features and scale.
accommodate semi-private open space and an entry
transition zone.
• To define an enclosed road space, a strong streetwall
character is encouraged in retail commercial areas.
• In areas with ground floor office, a setback minimum of 3m
allows for a landscape buffer to improve privacy.
• Buildings exceeding (150 feet) in length should have
architectural articulation to breakdown the massing.
• Towers (of more than 12 stories) should be separated by
a minimum distance of 80'.
• If two rows of towers face the same street, consider the
opportunity to stagger tower locations to minimize
overlook and maximize view potential.
Building
Location-ISiting
Wayfinding H
Signage
50
the street pedestrian walkways or trails that avoid glare
light spillover onto adjacent land and residential uses.
• Building identification signage as large scale design
elements including parapet signage, awnings, banners or
plaques that are visually appealing, attractive and visible
to pedestrians and motorists and generally facing away
from residential uses.
• Directional signage for pedestrian walkways, parking and
service areas.
• Clear and distinct graphics on all signage, coordinated
with the image of the overall development.
• No signage should be permitted on fences.
Weather Protection Braid + Station Precinct
Crime Prevention + Security
(Refer to the New Westminster Police Service's Crime
Prevention Through Environmental Design)
Entrances + Front Facades
The design of this development supports an overall sense of
• Lighting design should provide appropriate illumination
safety and security. Building and landscape design should
of facades and outdoor spaces with consideration to the
Sapperton
Green
Neighbouihcxxl
Plan
consider the following:
mixed use nature of the site. Strong spot lights and direct
illumination of residential areas are to be avoided.
• Concealed lighting under soffits, low level lighting, down
lighting and other strategies to eliminate glare and light
pollution are encouraged.
• Building lighting should take special care to eliminate
• Exterior lighting directed to specific areas of the site,
generally away from public view.
• Elimination of dead ends and hidden recesses or alcoves.
• Appropriate lighting levels that illuminate pathways
around property, doorways, and front entries.
glare to the Brunette River environment.
• Energy efficient sustainable and naturalistic lighting
strategies shall be utilized.
• Consider a hierarchy of defensible spaces using
precautions such as:
• Strategic use of fencing, landscaping and signage
Weather Protection - Braid + Station Precinct
around the perimeter of the property to indicate
• Weather protection is encouraged to all activated
'private space'.
retail frontages and building front entrances at a
pedestrian scale.
• Weather protection elements will be integrated into
the overall building design with appropriate use of
materials and colours.
• The assessment of appropriate site access for a
range of user groups.
• Strategic location and type of fencing including
gate access.
• Address indicators that are easily seen from the
street and clearly direct traffic to their destination.
• Assessing the impact on this development of user
groups from adjacent structures and facilities.
• Consider surveillance strategies such as:
• Front entries that are well glazed with no areas of
concealment either inside or outside (ie. cement
columns which may block sight lines or provide
concealment).
• Fencing material that allows for surveillance
in and out of the property and is resistant to
graffiti (ie. wrought iron).
• Landscaping material that does not impede
Entrances +
Front
Facades,
Weather
Protection Braid +
Station
Precinct
sight lines around corners, in and out of suites
or into doorways.
• Maintenance of landscaping materials at a height
appropriate for surveillance.
Crime
Prevention H
Security
• 'Open'design of outside staircases that eliminate
blind corners and areas of concealment.
51
Sapperton
Green
Neighbourhood
Plan
Benches, Waste & Recycling
Receptaples And Bike Racks
Site furnishings, like paving materials, are important identity
elements within Sapperton Green. They help to define the
character of publically accessible places and create a unified
theme for the neighbourhood.
The overall design intent is to incorporate distinct
coordinated families of site furnishings for each
neighbourhood.
Furnishings include benches, trash cans, recycling
containers, bollards, bike racks, and drinking fountains.
Benches should have backs and arm rests. The frame should
be constructed of metal. Consideration should be given
to dense, durable, rot resistant wood species that do not
require stain or paint or metal for seating and back surfaces.
Landscape Lighting
Landscape lighting should be used with care while giving
careful consideration to the night sky, safety, and security.
Generally lighting should be indirect and positioned in such
a way that the source is not readily seen.
Light temperature and consistency throughout the entire
Sapperton Green is critical.Typically the temperature range
from site lights should be in the warm colour rendition.
Consideration should be given to sustainable, low power
light sources.
Site
FurnitureAmenities
52
Fencing and Screens
Sapperton
Green
The general intent of the Sapperton Green neighbourhood
is to seamlessly transition from public, to semi public, to
private areas of use. Ideally this is done without the use of
fences but rather by manipulating the landscape and careful
selection of plant density and type. Where fences and gates
are employed they should be made of durable materials
such as metal, have a character, form and massing that is
light and airy responding to the design intent of the
neighbourhood.
Screens should only be employed to separate one private
area from another, i.e. private patio screened from adjacent
private patio. The same principles that applied for fencing
should be embraced for screens with the addition of frosted
or opaque glass as a common material.
53
Sapperton
Green
Signage
Generally signage throughout Sîperton Green shouM
respond to the character and materials of the specific area
and use. Signage shoukj be integrated with the design, be
dynamk, creative and vibrant Lighting of signage shoukJ
generally be indirect and designed to accentuate the
Identity element while preserving the night sky. Local sign
bylaws must be respected.
1
54
Materials + Colour
Exterior Building Materials
Lighting design should provide even illumination of
• Exterior building materials should embody the
the building and outdoor spaces. Strong spotlights and
project philosophies of timelessness and
hotspots are to be avoided.
sustainability and reinforce the underlying character
Concealed lighting, up-down lighting or other strategies
of the precinct in which they reside.
to reduce glare are to be considered.
• Materials and colour selection shall be aesthetically
pleasing and compatible with the character of
the precinct.
• Colour schemes shall reinforce the architectural quality
Sapperton
Green
Neighbourhood
Plan
Glare to adjoining sites, with particular attention to
neighbouring residential uses, shall be minimized.
Particular attention shall be paid to elimination of light
spillage and glare to the Brunette River.
of the development.
• The overall concept of integrating buildings into the
overall site design should be supported with an
earth-toned colour palette.
• Bright colours are limited to discreet elements including
entries, corporate identities and architectural and
structural features.
• Natural material colours are encouraged including
galvanized metals, timber and stone.
Materials +
Colours
Exterior
Building
Lighting
55
Sapperton
Green
SmartGrowthBC |||||||||||
Water Conservation
Manage rainwater on-site with designs that encourage
Intent
infiltration, evapotranspiration and water re-use:
• Create and re-use bio-retention areas, such as
swales, rain-gardens, vegetated islands and
These Design Guidelines support sustainable building and
landscape practices and a responsible approach to water,
energy and waste management including opportunities
to reduce greenhouse gas emissions. The greenway and
nearby riverbank bicycle and walking trails should be
protected and enhanced by this development Refer to
Section 2.1.1 for transportation considerations.
overflow ponds.
• Include catch basin restrictors and oil/grit
separators as appropriate.
• Incorporate opportunities to collect rainwater
for landscape irrigation and toilet systems
where feasible
• Rain gardens for infiltration and treatment should
consist of gravel trenches with permeable soils
and suitable vegetation.
• Overflow piping could divert excess overflow
into the stormwater system.
• Celebrate the use of rainwater as an active
landscape element.
• Encourage the visible path of rainwater from
building roofs to stormwater systems
Consider poured in place curbs with cuts for water inlets
for drainage into landscape islands or the use of
wheel stops.
Consider water conserving appliances and fixtures
wherever possible.
Low flow or low flow/high flow choice toilets and urinals
operated by hand or sensors are encouraged.
Smart
Growth
Strategies
56
Energy Conservation
Waste Management
Materials
Commercial or office components of buildings should
On-site recycling and waste receptacles serving tenants
Durable building materials are encouraged.
be designed to ASHRAE 90.1 in accordance with the new
and employees will be provided on each site in IcKations
Refer to CSA S4 78-95 Guidelines on Durability in Buildings.
BC green building code. Energy efficient heating, air
that are convenient for collection and pick-up.
Mass walls or rainscreen walls are to be used for
conditioning and ventilation will be used.
Location and design of the recycling/waste facilities will
building exteriors.
Install energy conserving fixtures and appliances.
be determined at the detailed design stage.
Low emitting materials: (VOC) for paint, flooring, sealants,
HVAC systems to contain no CFCs.
Recycling facilities for construction waste including
etc., should be specified.
Use efficient light sources on site to reduce energy costs
concrete, asphalt rebarand wood will be utilized on
and to create a natural colour balance for safety and
all sites.
security. LED lighting is also recommended.
Recyclable metals shall be sent to recycling and
Consider energy monitoring systems.
salvage facilities.
Sapperton
Green
Encourage strategies to reduce the heat island effect.
Consider enabling buildings to be connectable to a future
District Energy System
Waste
Management
57
Sapperton
Green
Landscape Design
Intent
Open Space
Sapperton Green will integrate into the surrounding
The Sapperton Green public realm and open space network
neighbourhoods by responding to the local landscape
is envisioned as an interconnected set of pedestrian
character as well as prioritizing walking, cycling, and transit
oriented spaces that complement the surrounding urban
opportunities. The Sapperton Green accessible
fabric and provide a year round live, work, and play
transportation network will enhance the enjoyment and
environment. Partes and greenways will play a key role in
adaptability of the public realm and Its amenities ensuring
bringing the local and extended community together,
strong connectkwis to the surrounding Sapperton
enhancing the social environment as well as promoting
community.
storm water management connectivity of habitat and
Adaptable ar>d transformative landscapes will be created
with greenway linkages through the site and Its
to celebrate and support Sapperton Green's connection to
surroundings creating continuous connecttons to Hume
natural systems. Pedestrian circulation will be encouraged
Hume Park, the forested Brunette River ravine edge and the
Park and Brunette Rh'er. Park-like incursions into Sapperton
urban commercial/Braid Street skytrain statioa Sapperton
Green will provide places to gather, play, and rest
Green's overall landscape will embrace the unique
characteristtes of each of these typologies. The expresskm of
Precincts
natural systems as a fundamental ecological characteristic
throughout Sappierton Green in the form or storm water
Sapperton Green will be comprised of three distinct, yet
features will act as a unifying element celebrating the
overiapping precincts. Each precinct will express a unique
proximity to the Brunette River. These critical natural
urban character, intensity of landscape and use.
features of Sapperton Green will be the basis for the
development of a high quality, green neighbourhood
1.
Hume Park Precinct
envisioned for the 21 st century.
2.
Station Precinct
3.
Braid Precinct
Sapperton Green will provide opportunities for public
enjoyment interaction, and education through social
spaces, activity nodes, wayfinding and informational
signage, as well as opportunities that blend urban ecotogy
Uinthcape
Deiign
and public art. The use of native and adaptive planting will
provide year round interest as well as forage and cover for
birds, insects, and wlldHfe forming the basis of the urban
forest and ecological neighbourhood within Sapperton.
Water will be celebrated as a sustainable and playful feature
of the site with emphasis placed on promotirtg ecotegical
Open
Space
58
diversity and integrative stormwater management
Sapperton
Green
Neighbourhood Spaces
Intent
Neighbourhood
Plan
The organization of the neighbourhood spaces can be
broken into a five landscape typologies; two dominant
linear parks, secondary green fingers, the road network,
the central green 'heart' of the community and the two
urban activity hubs.
The expresston of the neighbourhood spaces shoukd
embrace connections to the neighbourhood greenways,
streets, bikeway and sidewalk networks. Their character is
rooted in the surrounding neighbourhood and includes
influences from the Brunette River edge, Hume Park and
the Braid Street Station.
LEGEND
ROAD NETWORK
UNEAR PARKS
CREEN FINGERS
URBAN HEART
GREEN HEART
TTWNSn NODE
TRAIL SYSTEM
RIVERS EDGE ZONE
Neighbourhood
Spaces
59
Sapperton
Green
Linear Neighbourhood Parks
The Linear Neighbourhood Parks at Sapperton Green are
Important public green spaces and neighbourtiood
connectors. Their prescence should extend beyond the
boundaries of Sapperton Green to ensure that this new
neighbourhood seamlessly ties into the existing fabric of the
Sapiperton community.
EAST- WEST LINEAR PARK
The east-west linear park is the primary neighbourhood
connector to Braid Station. This open space should employ
a Indirect meandering movement system made up of a
shared bicycle and pedestrian path. The character of the east
west linear park is lush, green and parte like.The expression
of stonm water management and movement is obvious,
deliberate and intergrated with the landscape. The
LEGEND
residential ground level connecttons to the path system
ROAD NETWORK
along with the adventure play opportunities, seating and
UNEAR PARKS
significant planting give the east-west linear park a urtwn
GREEN fINGEflS
natural feel.
URBAN HEART
GREEN HEART
NORTH - SOUTH LINEAR PARK
TRANSIT NODE
The north-south linear park is the secondary
TRAIL SYSTEM
neighbourhood connector. The path system, whkh Is
RIVERS EDGE ZONE
pedestrian only has a direct linear character extending from
Braid Street to the Brunetter Fraser Greenway. As with the
east-west linear park the adjacent residential entries
connect directly to the path system. Stormwater
management is expressed in a way that is clearly visual
picking up on the overall character or the linear parte which
embraces the feeling of 'urban green'. An important feature
of this linear park is its interaction with the river, ravine edge
to the north that includes a lookout element
Unear
Neighbourhood
Parits
60
Sapperton
Green
Neighbourhood Green Fingers
Neighbourhood
The neighbourhood green fingers are secondary connectors
and open spaces that reinforce the east-west connections
from Hume Park to the urban hub at Braid Statton,
SOUTH
The southern green finger is linear in nature but
encourages an indirect, meandering path system through
the open space.The landscape character is more intimate
but stIH retains an urban green feel. The pedestrian only path
altows for connections to the indhîdual residential ground
based units. Storm water is expressed sparingly at key
locations as well as the base of the adjacent Ijuildings.
NORTH
The northern green finger is associated with the street
LEGEND
network over much of its length. As such it should be linear
ROAD NETWORK
and more direct offering an enhanced sklewalk experience.
UNEAR «RK$
The landKape character is similar to the south finger
GREEN FINGEflS
embracing the urban green feel. Where open space is
URBAN IftART
created between building massing, small parkettes may
GREEN HEART
Inserted as bump outs along the enhanced sidewalk.These
TBANSITNODE
offer opportunities for public seating and provtoe points of
TRAIL SYSTEM
interest along the way. Storm water is expressed in key
RIVERS EDGE ZONE
locations as well as at the base of adjacent tHiildlngs.
Neighbourhood
Green
Fingers
61
Sapperton
Green
Neighbourhood
Plan
Transit Node
Adjacent to the retail/commercial and office as well as Braid
Station and at the terminus of the east-west linear park/
green fingers, the Transit Node melds the themes of
transportatton and the manufacturing heritage of the site to
create a distinct recognizable character for the Sapperton
Green neighbourhood, an important stop on the Millennium
Line skytrain route. The transit plaza Itself and the adjacent
street frontage will incorporate large canopy shade trees,
special paving to create a sense of human scale and soften
the urban feel. Wide sWewalks will offer opportunities for
the adjacent retail to inhabit the space adjacent to the
building edge adding to the vibrant comings and gwngs of
the transit node.
LEGEND
ROAD NETWORK
LINEAR PMiKS
GREEN FINGERS
I
URBAN HEART
GREEN HEART
TRANSIT NODE
TRAIL SYSTEM
RhrtRS EDGE ZONE
62
Sapperton
Green
Rivers Edge and Wetland
Neightaomhood
Plan
The Brunette River, a second order watercourse flowing
The Sapperton Green development offers opportunities
from Bumaby Lake into the Fraser River. The river forms
to enhance the natural functions and ecological Integrity
the municipal boundary between New Westminster and
of the Brunette River corridor including:
Coquitlam. Blok>gically, the river has provides high diversity
• Enhancing riparian vegetation cover through native
with a rich variety of flora and fauna. Supporting spawning
tree, shrub, or herbaceous plantings to Increase the
and juvenile rearing habitat for chum, pink, and coho salmon,
productive capacity and biodiversity or the area,
cutthrrjat and steelhead, it also provides complete life history
while proving site screening ar\A beautlficatkm wrtthin
habitat for resWent Nooksack dace, an endangered or
red-listed fish species under the Species-at-Risk Act.
the community;
/
• Improving watershed water quality and quantity though
The river and adjacent riparian zone, provides an important
storm water management;
wildlife habitat for fish and animals and a wildlife corridor
• Removing invasive plant species such as blackberry,
for movement between the Fraser River and upland
knotweed, and broom, as part of the general landscaping
natural areas.
or riparian area Improvement;
LEGEND
• Promoting public environmental stewardship by
The forested slope between the Sapperton Green and the
BO/JJNITV.'OIK
increasing environmental awareness of the Brunette
Brunette River Is vegetated with a dense cover of deciduous
UkEABWlRB
River through signage, passive recreation and viewing,
and coniferous trees, with dense wetland grass and shrubs
UJ»*«HE*m
along the river banks. The vegetation that provides bird
CiUftuHrwi
C«Blf».Cll(5
and public art within the new communities;
• Designing redevelopment to contribute to retention and
nesting, feeding, and roosting habitat for birds and
IKM.SWTBII
infiltration of surface water using bloswales, wetland,
relatively undisturbed natural areas for wlkllife within
BMKOXCZCWC
and green space to aid the regional hydraulic cycle
a major urbanized region.
and aquifers.
• Retaining human connections, such as bike paths and
pedestrian trails and pathways between the adjacent areas
that are landscaped and designed to enhance the natural
functioning of the site.
River's
Edge*
63
_ WW ^narvrtua 3
Sapperton
Green
Neighbourhood Heart
The Neighbourhood Heart in the Sapperton Green
neighlMurhood Includes two very distinct expressions; The
Green Heart and The Urban Heart.These two active,
character areas merge together to bring a vibrant and
coherent sense of community.
The Green Heart offers both active and passive uses to the
neighbourhood and is the'everyday'park for the
community. Its proximity to community facilities makes it
an excellent alternative to irntoor classes and activities. The
Green Heart is the true centre for community gatherings,
weekend and daily activities and offers a wide range of
program options.
The Urban Heart creates a gateway opportunity to the
Sapperton Green community. It is comprised of active retail
edges bordering a programmable open plaza that
encourages vibrant events including; market days or
outdoor theatre entertainment for tocal residents and tlie
city at large. Feature lighting, overhead structures and water
elements reinforce the sense of excitement and energy
defining the spiaces and providing scale and local character.
The Urban Heart will also provide opportunities for quiet
places to spend the evening with family, sit and enjoy a
weekend coffee break wrth a friend.
Neighbourhood
Heart
64
•
LEGEND
ROAD NETWORK
p i m i
•••1
IHIiil
^.DM.rul:
UNEAR PARKS
GREEN FINGERS
URBAN HEART
GREEN HEART
TRANSIT NODE
TRAIL SYSTEM
RIVERS EDGE ZONE
Sapperton
Green
Road Typologies
Road Section - Type A
Neighbourhood
Plan
TheType A road places a high degree of importance on
pedestrian and bicycle priority by separating these two
modes of transportation from each other and the flow of
vehicle traffic with landscaped buffer strips. Where possible
the pedestrian sidewalk should expand to accommodate
additional green space in the form of a 'pocket park'. Parallel
parking is proposed on one side of the road to allow easy
access to pedestrian realm.
Stormwater is actively expressed in the form of rain gardens
within either landscape buffer strip or along the edge of the
pedestrian walkway.
StDEWAUC
BLVD.
PARKING
T Y P E A scale 1/8" = I'O"
DOUBLE BIKE
LANE
BLVD.
SIDEWALK
65"
Road
Typologies
Road
Section Type A
65
Sapjperton
Green
Neighbourhood
Plan
Road Section - Type B
TheType B road is associated with the retail/commercial
areas and as such has an urban character. This road section
incorporates parallel parking on both sides of the street.
Sidewalks are generous in width and may expand to allow
for an adjacent'retail interactive zone'. Bicycle movement is
incorporated with vehicle movement on the street.
To balance the impact of the road and sidewalk treatment
and provide some sense of 'green'the adjacent boulevards
should incorporate some ground level planting and street
trees (inside and curbside arrangement where possible)
while ensuring hard surfaced paving access to on street
parking.
Storm water expressed in the form of rain gardens which
should be carefully considered to ensure that they are
functional while not blocking easy access from parked
vehicle to the businesses via the adjacent sidewalk.
SIDEWALK
BLVD.
PARKING
TYPEB scale 1/8" = I'O"
Road
Section Types
66
PARKING
58'
BLVD.
SIDEWALK
Sapperton
Green
Road Section - Type C
TheType C road is found in the residential zone of
Sapperton Green. Parallel parking is located on both sides of
the street. Where possible, the layout of goups of
parallel parked vehicles alternate from one side of the street
to another in the form of a 'woonerf' type street. This
arrangement is encouraged on the street that is an
extension of the'green fingers'to create visual relief and
allow for a higher density of street trees and street
edge planting.
As with Road Type B, care should be exercised in the
selection and extent of boulevard treatment to ensure easy
access from parked car to adjacent sidewalk. The overall feel
of the street should be a well-landscaped green street
Storm water management in the form of rain gardens are
located in the boulevard bump outs that separate groups of
parked cars and define the crossings and street corners.
RETAIL
INTERACTIVE
ZONE
TYPEC scale 1/8" = I'O"
PARKING
PARKING
BLVD.
SIDEWALK
RETAIL
INTERACmVE
ZONE
78'
Road
Section Type C
67
Sapperton
Green
Planting
Planting Strategy
The Sapperton Green planting strategy embraces the idea of
transition. The expresston of the existing adjacent planting
character Is at its highest where it directly abuts
Sapperton Green. As the planting expresston moves into the
new neighbourhood the planting style and character begin
to respond to Its unkiue location within the Sapperton
Green. The character of the adjacent park, river, and urban
edge is modified to suit by manipulating the selection of
trees, and tree canopy, spacing and layering of shrubs and
groundcover to respond to its location in community.
Planting
PUrrHrjg
Strategy
68
Sapperton
Green
Planting Selection
The urban forest at Sapperton Green is an important
place-making element Trees should be used to define
landscape spaces and corridors, create interest, soften the
built form, reinforce human scale through the height of the
underside of the canopy, provide seasonal interest and
reinforce the goals of ecology and sustainable urban design.
Planting should be robust easy to maintain and where
applicable, drought tollerant when possible to limit amount
of watering during summer months. Visibility and safety
should also be considered with planting choices.
Park
Tree species are either native or adapted non-native that
may provide seasonal interest and are large scale. Planting
may be in defined groups or a mixture of species and sizes.
Some evergreen species are encouraged.
River
Trees are primarily native in undefined groups of varied
height density, and species. Evergreen and fruiting species
are encouraged. Planting has more naturalized character
with variety of shrubs and evergreen groundcovers.
Urban
Tree species must withstand urban conditions, provide
seasonal interest have minimal fruit or seed drop, be high
branched and scaled to suit the size of space. Planting has
defined edges and is more urban in it's character with low
shrubs and groundover to maximeze visibility and minimize
maintenance.
69
Sapjperton
Green
Neighbourhood
Plan
Hard Surfaces
The hard surface paving of Sapperton Green should respond
to the character of the neighbourhood, location, and use.
Generally, paving should be durable, modular where
possible, and relate to the hierarchy of the space, greenway,
or plaza. Where appropriate along the river edge or at key
locations on the linear parks or green fingers, heavy timber
boardwalks may be employed to create character.
Careful consideration should be given to the selection of
materials to ensure that they act as unifying elements,
consistent over the extent of the open space or greenway.
Attention should be paid to the use of the hard surface and
the adjacent soft landscape. As an example where rain
gardens are part of the landscape permeable paving should
not be used as an adjacent material.
Hard
Surfaces
70
Sapperton
Green
Ne>ghtx>urt>ood
Plan
8
Phasing
72
Phasing
Sections
Phasing
71
Sapperton
Green
Phasing
Site development will initially focus around creation of a
nucleus that provides a self-contained catalyst element
that is focussed around all the uses envisioned to create
project vitality and viability.
• Provides the necessary linkages, both vehicular and
pedestrian that establish the viability of the site
• Create an attractive'sense of arrival'to the site and establish
a 'sense of place' or identity for the development
Later buildings will be developed in a sequenced manner,
growing out from this nucleous, initiated by market forces
and allowing phased development of the site infrastructure.
Piiasing
72
new fHran.r^stis^
Sapperton
Green
NeghljoiMixiod
Plan
9
Appendices
/4 - /9 Site Photographs
81 Project Team
SecttoigAppecKitces
73
Sapperton
Green Site Photographs
From the South
Site
Photographs
74
Sapperton
Green
Neighbourhood
Plan
Site
Photographs
75
New lAfeummster-s
Green
Site Photographs
Neighbourhood
Plan
From the South
Site
Photographs
76
From the West
Sapjperton
Green
From the North
From the East
Site
Photographs
77
Sapperton
^ •
Green Site Photographs
Site
Photographs
78
Sapperton
Green
• •H«'t*tiHff«ii • '•
^to KeyF ; 2 j r ^ v .
, if
site
Photographs
79
Sapjperton
Green
Project Team
Neighbourhood
Plan
Owner/Developer
Project Manager
Architectural
Planning
Landscape Architect
Urban Design Consultant
Traffic
C/V/7
Surveyor
Environmental Assessment + Design - River Ecology
Acknowledgement
British Columbia Investment Management Corporation
Bentall Kennedy (Canada) LP
Musson Cattell Mackey Partnership Architects Designers Planners
Brook Pooni Associates Inc.
PWL Partnership Landscape Architects Inc.
Calum Srigley Design Consulting
Bunt -E Associates Engineering Ltd.
Aplin -t- IMartin Consultants Ltd.
Butler Sundvick -i- Associates
GL Williams -f Associates Ltd.
81

Proposed Neighbourhood Plan for `Sapperton

Transcription

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