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