campbell heights design review process - surrey · campbell heights design review committee process...

Campbell Heights Design Review Committee Process and Reference Package Contents:

1. Process Outline Document 2. Process Flowchart 3. Submissions Checklist 4. Due Diligence Reference List 5. AIBC Article 31 6. Design Guidelines – January 2004 7. Zoning IB-1 8. Zoning IB-2

SCHEMATIC PROCESS OUTLINE Campbell Heights Design Review Process

Revised March 3, 2005 Players and Contact Information: Campbell Heights Group: Master Developers, Ron Emerson (604-688-2776) or Ron Marr, alternate (604-303-7226) Design Consultant: Chris Gowing (Kasian Kennedy) (604-683-4145) City of Surrey: Planner, Stella Lee 591-4206 Planner, Tamara Wallace 591-4428 Engineer, Cathy Eiswerth (services and driveway locations) 591-4339 Stage One (Context and Design Concept): 1. Lot Owner retains Architect (or Engineer where appropriate) in consultation with Master

Developers and Design Consultant.

2. Lot Owner pays $500 design approval fee to Campbell Heights Limited Partnership.

3. Project Architect meets with Design Consultant to discuss Campbell Heights Park expectations and general requirements.

4. Project Architect reviews Campbell Heights Design Guidelines, Zoning, Official Community Plan requirements, Engineering Key Plans for schematic driveway locations, service locations, grading plan and determines schematic design parameters (i.e. floor area, building location, massing and height, loading, parking, and storage requirements.

5. Project Architect prepares preliminary design concept (i.e. site plan, overall massing, location of loading, entry points) and submits simultaneously to Planner and Design Consultant.

6. Pre-application meeting: Project Architect (and possibly Lot Owner, at its discretion) meet with Design Consultant and City of Surrey staff (i.e. City Architect, Urban Designer, Planner) for informal discussion regarding site plan, access points, setbacks, proposed variances, massing, streetscape treatment, interface, and form and character issues. Any proposed variances will require additional time to review, presentation to Council, and a public notification process.

7. Verbal comments on schematic drawings provided at meeting, followed by a written summary within 3 working days.

8. Verbal design concept to be generally supported prior to formal submission. Stage Two (Formal Submission): 1. Lot Owner makes DP application to City of Surrey, including 4 full-size sets of drawings and 2

11x17” reductions (see design submission checklist) and pays DP fee.

2. Lot Owner submits 2 full-size sets of drawings and 2 reductions to the Design Consultant, who in turn circulates to the Master Developer.

3. Planner circulates revised drawings to other City Departments as required (i.e. Fire Department, Engineering, Parks).

4. Meeting scheduled if warranted.

5. Written comments regarding outstanding issues provided to Project Architect.

6. Architect revises plans and prepares full design submission in Section 1.2 of Design Review Process, and submits 3 full size and 3 11x17" reductions to the Planner, 3 full size and 3 11x17" reductions to the Design Consultant. Planner circulates to Surrey staff as needed, and Design Consultant circulates to Master Developer(s).

Stage Three (Formal Design Review Committee): 1. Design Review Committee meeting (Section Manager, Master Developer, Design Consultant, City

Architect, and Planner) scheduled to review formal submission as presented by Project Architect and Owner (at its discretion).

2. Project Architect and Landscape Architect present project to Review Committee (on its request).

3. If Committee consensus reached, final recommendations and decision (with or without conditions) within 3 working days.

4. If consensus not reached, project scheduled for further review or forwarded to Surrey Advisory Design Panel, with issues to be reviewed by ADP clearly identified by the Committee. ADP’s recommendations on those specific design issues will be considered final. Any additional suggestions ADP are for reference and will not be binding.

5. At approval, Design Review Committee signs off.

6. Project Developer to provide 2 complete 8.5x11” and 11x17” sets of drawings to the Planner. All approved drawings shall be initialled, dated and stamped by the City Architect, and a copy forwarded to the Design Consultant.

7. Planner to provide Project Developer with Development Design approval letter, with a copy to the Design Consultant.

8. Lot Owner pays $10,000 compliance fee to Master Developers. Construction Phase 1. Planner advises Applicant when Architect may submit building permit plans to Building Division.

2. Landscaping Security (Letter of Credit) deposited with City prior to issuance of building permit.

3. Project Developer must seek and receive all necessary approvals and permits from the authorities having jurisdiction before starting construction. Submit copy of all permits and final approval notices to Master Developer.

4. Complete set of 11x17” working drawings submitted to Design Consultant prior to construction.

5. Before occupancy, Project Developer (via design consultants and Letters of Assurance) to advise Design Consultant all requirements of Design Review Committee and City have been met.

6. On receipt of Project Developer’s confirmation all conditions met including final approval for occupancy, Master Developer may at all reasonable times inspect the Lot/improvements for compliance to authorize refund of compliance fee. If project does not comply, Master Developer may use deposit to bring works into substantial compliance with approved drawings. Within one year of occupancy, Certificate from project professionals showing compliance with approved drawings and documentation of City acceptance submitted to Master Developer.

Preliminary Design Meeting (1. Design Consultant, 2. City Architect, Planner, Urban Designer - as

needed and as possible)

Lot Owner Retains Architect & Landscape Architect(after consultation with Master Developers & Design Consultant)

Development of Design Proposal

Pre-Circulation of Preliminary Plans(Applicant to refer hard copy directly to Design Consultant

and Planner at the same time)

Written Design Comments or Second Meeting(as needed)

Revised Development Proposal

Formal Design Submission

Formal Design Committee Review (if required; may include Owner's Presentation)

Committee's Decisions/Comments

Committee Consensus Reached

Yes No

Advisory Design Panel

Final DecisionWith or Without Conditions

SCHEMATIC FLOW CHARTCAMPBELL HEIGHTS DESIGN REVIEW PROCESS

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Campbell Heights Regulation Reference List: In addition to all statutes, by-laws, orders, regulations or agreements, the following are applicable: 1. Campbell Heights Design Guidelines, available on-line at http://www.city.surrey.bc.ca/Doing+Business/Land+Development+and+Building/Plans+and+Policies/Plans+in+Progress/Campbell+Heights+Plan.htm 2. Campbell Heights Design Review Process, available on-line at http://www.city.surrey.bc.ca/Doing+Business/Land+Development+and+Building/Plans+and+Policies/Plans+in+Progress/Campbell+Heights+Plan.htm 3. Official Community Plan - The OCP is an integrated document and should be reviewed in its entirety to ensure compliance. In addition, note specifically the following parts: Development Permit Area Guidelines – Division C, p.228-253 Parking Lot Landscaping Guidelines – Division C, p.229-233 Major Roads & Phasing Map - Figure 12, p.161 Related Plans & Bylaws - Section 7.2, p.207 CPTED Guidelines - Division F, p.349 4. Compliance with all regulations as set out by the City of Surrey Engineering Department. 5. Definitions are as set out in Part 1 Definitions, of Surrey Zoning By-law, 1993, No. 12000, as amended. 6. Prior to any use, the Lands must be serviced as set out in Part 2 Uses Limited, of Surrey Zoning By-law, 1993, No. 12000, as amended and in accordance with the servicing requirements for the IB-2 Zone as set forth in Surrey Subdivision and Development By-law, 1986, No. 8830, as amended. 7. General provisions are as set out in Part 4 General Provisions, of Surrey Zoning By-law, 1993, No. 12000, as amended. 8. Additional off-street parking requirements are as set out in Part 5 Parking and Loading/Unloading, of Surrey Zoning By-law, 1993, No. 12000, as amended. 9. Sign regulations are as set out in Surrey Sign By-law, 1999, No. 13656, as amended. 10. Special building setbacks are as set out in Part 7 Special Building Setbacks, of Surrey Zoning By-law, 1993, No. 12000, as amended.

11. Building permits shall be subject to the Surrey Building By-law, 1987, No. 9011, as amended, and the Surrey Development Cost Charge By-law, 2002, No. 14650, as amended, and the development cost charges shall be based on the IB-2 Zone. 12. Surrey Tree Preservation By-law, 1996, No. 12880, as amended. 13. Development permits may be required in accordance with the Surrey Official Community Plan, 1996, By-law No. 12900, as amended. 14. Provincial licensing of child care centres is regulated by the Community Care Facility Act R.S.B.C. 1996. c. 60, as amended, and the Regulations pursuant thereto including without limitation B.C. Reg 319/89/213.

BULLETIN 31

NUMBER: 31

DATE: APRIL 2002 BUILDINGS REQUIRING THE SERVICES OF AN ARCHITECT The following table and notes represent a consolidated summary taken from the Architects Act (section 60). It is intended as a convenient guide and does not take the place of the Act itself, which prevails in all cases. Persons who are not architects are prohibited from promoting or providing architectural services on the tabulated building types.

Additionally, the Engineers and Geoscientists Act of British Columbia contains statutory requirements as to the engagement of a Professional Engineer to provide engineering services. Persons who are not Professional Engineers are prohibited from providing such services.

Refer also to AIBC Bulletin 33: Architecture and Engineering: Complementary Professions.

Major Occupancy per the 1998 B.C. Building Code

Use Types of Building or Parts of Building requiring the services of an Architect (see Notes 1, 2, 3 and 7)

Group A Public Assembly − any one-storey building with an unsupported span exceeding 9 m or total floor areas exceeding 275 m²

− any building of more than one storey with total floor areas exceeding 235 m²

− all schools, any size

Group B Hospital, Sanatorium, or Home for the Aged

− any building (excluding veterinary hospital) with a capacity exceeding 12 beds

− any building with total floor areas exceeding 470 m²

Group C Apartment, hotel or similar residential occupancy

− any building, project or complex containing 5 or more dwelling units

− any building containing 11 or more guest rooms

Groups D & E Commercial − any building with total floor areas exceeding 470 m²

Group F Industrial − any building with total floor areas exceeding 470 m² (except an Engineer may be used instead of an Architect where no minor occupancy exceeds such limits as are described above for Groups A, B, C, D

ARCHITECTURE CENTRE

SUITE 100 — 440 CAMBIE STREET

VANCOUVER, BC, CANADA V6B 2N5

604 / 683-8588

604 / 683-8568 FAX

TOLL FREE IN BC 1 / 800 / 667-0753

1 / 800 / 661-2955 FAX

E-MAIL [email protected]

INTERNET http://www.aibc.bc.ca

Bulletin 31 April 2002 Page 2

& E) (see also notes 4 and 5)

NOTES: 1. An Architect, under the Architects Act of British Columbia, must be registered with the Architectural

Institute of British Columbia.

2. An Architect’s services includes the preparation of designs, plans, supporting documents and the provision of field services for the erection, addition or alteration to or repair of buildings for persons other than him/herself.

3. An alteration, addition or renovation which causes the ensuing total building to exceed the limits in the preceding table shall require an Architect’s services even if the immediate construction itself does not exceed the limitations.

4. A registered Professional Engineer may practise professional engineering as permitted under the Engineers and Geoscientists Act of British Columbia; or, specifically, a chemical, civil, electrical, forest, geological, mechanical, metallurgical, mining or structural Engineer may design or supervise the erection, alteration or repair of a structure usually designed or supervised for these purposes by an Engineer.

5. A corporation acting through members of its regular staff or other qualified persons may make plans or specifications for, or supervise the erection or alteration of, the whole or part of a building to be occupied and used exclusively by the corporation, its subsidiaries or lessees, as part of an industrial plant operated by it.

6. A person may design the erection or alteration of a dwelling on his property, where the building is to be used and occupied by the person and his household.

7. “Building” shall be construed also to mean “parts of a building.”

8. An architect is required on any building not tabulated, in excess of 470 m² in total floor areas.

Approved by Surrey City Council January 26, 2004

DEVELOPMENT DESIGN GUIDELINES

Campbell Heights Business Park - Development Design Guidelines

v:\transfer\susan wilson\campbell heights-revised-business park.doc SAW 7/14/04 2:14 PM

Table of Contents Page i

TABLE OF CONTENTS

1.0 DEVELOPMENT CONCEPT................................................................................ 1

2.0 DESIGN OBJECTIVES ........................................................................................ 1

3.0 STREETSCAPES................................................................................................. 2

4.0 SITE DESIGN....................................................................................................... 3

4.1 Site Layout................................................................................................. 3 4.2 Commercial Site Layout............................................................................. 3 4.3 Site Access ................................................................................................ 4 4.4 Loading/Service Areas............................................................................... 6 4.5 Outside Storage and Display Areas........................................................... 6

5.0 ARCHITECTURAL DESIGN ................................................................................ 7

5.1 Building Orientation ................................................................................... 7 5.2 Form and Articulation................................................................................. 7 5.3 Architectural Design Integrity ..................................................................... 9 5.4 Exterior Materials..................................................................................... 10 5.5 Architectural Lighting ............................................................................... 11 5.6 Windows and Entrances .......................................................................... 11 5.7 Roofscapes.............................................................................................. 12

6.0 LANDSCAPING ................................................................................................. 13

6.1 General.......................................................................................................................... 13

6.2 Parking Area Landscaping....................................................................... 13

Campbell Heights Business Park - Development Design Guidelines


Table of Contents Page ii

6.3 Screening and Fencing............................................................................ 14 6.4 Site Lighting ............................................................................................. 14

7.0 GUIDELINES FOR SUSTAINABLE DEVELOPMENT ...................................... 15

8.0 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN...................... 16

9.0 SIGNAGE ........................................................................................................... 17 Figures Figure 4 - Site Access from an Arterial Road ................................................................. 4 Figure 5 - Site with Separate Service Entry Point........................................................... 5 Figure 6 - Driveway Location on Corner Lot ................................................................... 5 Figure 7 - Building Articulation........................................................................................ 7 Figure 8 - Form and Character of Buildings.................................................................... 9 Figure 9 - Windows and Entrances .............................................................................. 11 Figure 11 – Parking Area Landscaping ........................................................................ 13 Figure 12 – Examples of Signage ................................................................................ 17


Page 1

1.0 DEVELOPMENT CONCEPT The overall development concept for the Campbell Heights Business Park envisions a high quality industrial business park that reflects the natural characteristics inherent in its setting, and builds on and extends an existing road and servicing infrastructure. Land uses within the business park will emphasize high quality industrial uses including a mix of light manufacturing, distribution, warehouse, business office, research and development, and similar uses. Service commercial, and childcare services to cater to the needs of the working population will also be provided. A series of freestanding, high quality buildings set within individually and substantially landscaped lots will each contribute to the overall identity of this diverse business community.

2.0 DESIGN OBJECTIVES The design objectives for the Campbell Heights Business Park are as follows: ��To encourage urban design excellence by promoting a high level of visual

identity and quality;

��To promote and maintain a high standard of quality in landscape and building design;

��To integrate urban design and environmental protection into the development process by maintaining, protecting and preserving important elements of the natural environment including creeks, wildlife corridors and trees;

��To provide for a pleasant and diverse pedestrian experience;

��To ensure that a cohesive and harmonious image is maintained;

��To promote and encourage street beautification measures;

��To facilitate coordinated development among buildings, landscaping and site features; and

��To encourage design considerations for sustainable developments.


Page 2

3.0 STREETSCAPES The following streetscape guidelines will be implemented: (a) Implement the cross-sections for arterial industrial collector and industrial

local roads, as shown in the City of Surrey Supplementary Maps Municipal Construction Documents, as amended.

(b) Install street trees within boulevards at 10 metres on centre, with minor variations to suit entry driveways and site servicing. Street trees will be planted with an initial planting trunk diameter of not less than 5 centimetres measured 1.4 metres above finished ground. Tree selection and spacing is subject to final determination by the City of Surrey, Parks, Recreation and Culture Department.

(c) Provide landscaping and trees within the centre medians of 192 Street and 24 Avenue.


Page 3

4.0 SITE DESIGN This section is intended to assist owners and their consultants in the planning and design of individual sites. A comprehensive design scheme including site planning, architecture and landscaping is required for each development site, taking into consideration specific site conditions and contextual information on adjacent

4.1 Site Layout

(a) Consideration must be given to being a good neighbour in determining site layout and building design.

(b) Strong architectural edges will be created along 192 Street and 24

Avenue, by providing minimum building street setbacks in combination with rear and side yard parking.

(c) On corner sites, the principal building shall be anchored at the

corner and be designed to be visually attractive from both abutting streets.

(d) Clear pedestrian paths to and from building entrances shall be

provided. (e) On-site walkways should be linked to the public sidewalks by well

defined paths to minimize conflict with vehicular traffic.

4.2 Commercial Site Layout (a) A principle building shall be sited to anchor the corner of 192 Street

and 28 Avenue. The primary entrances to the buildings and individual storefronts should be located towards the street and be accessible from the street. Secondary entrances may face the parking lots behind the buildings.

(b) All commercial buildings should have at least one façade oriented

towards the street. Generous amounts of glazing and windows should be incorporated along street frontages.

(c) Pedestrian spaces such as plazas and courtyards are encouraged

within the commercial development. Features such as visual art, water features, seating area and landscaping should form part of such pedestrian spaces.


Page 4

(d) Commercial buildings should be designed to provide pedestrian

interest and weather protection along the building street frontage and other building faces fronting on to an outdoor pedestrian space.

(e) A landscape buffer of 3 metres minimum should be provided

between commercial and industrial uses.

4.3 Site Access

(a) All access points must conform to Surrey Engineering standards. (b) Common easements for shared entrances and access between lots

may be required for lots fronting arterial roads. (c) Drop curb openings must not be located within 3.5 metres of the

side property line, except in a shared access arrangement. City of Surrey driveway access standards are 9 metres from an intersection on a local road, 25 metres on a collector road, and 50 metres on an arterial road (Figure 4). Additional separation may be required on a site specific basis.

(d) The transportation objective is to minimize access along 24 Avenue

& 192nd Street corridors. However, a minimum 50-metre interval between driveways may be considered.

Figure 4 Site Access from Arterial Road

(e) A single point of entry to individual sites is preferred. Where high volume heavy truck access is required, provisions may be made for a separate service entry point, provided it is clearly identified as such and is separated from visitor / on site parking area subject to review and approval of the City of Surrey Engineering Department. (Figure 5).


Page 5

Figure 5 Site with Separate Service Entry Point

(d) Entrances to the corner lots flanking 192nd Street and/or 24

Avenue are required to be located on the local roads in order to minimize the number of access points from 192nd Street (Figure 6).

Figure 6 Driveway Location on Corner Lot


Page 6

4.4 Loading/Service Areas

(a) Along 192 Street and 24 Avenue, loading areas are not permitted in the area between the building and the street. Where a loading area is permitted to face a street, overhead service doors must be integrated into the overall building design.

Locate service garbage and recycling areas behind buildings or on

the sides of buildings if the site is not visible from a street.

(b) Loading areas shall be screened by buildings, a landscape screen, a solid decorative fence, or a combination thereof.

4.5 Outside Storage and Display Areas

(a) Outside storage and display areas, if permitted, shall be located in

rear yards only, and be adequately screened and landscaped.

(b) Outside storage areas, if permitted, shall not encroach on required minimum setbacks and shall not exceed a total area greater than the lot area covered by the principal building(s).


Page 7

5.0 ARCHITECTURAL DESIGN

This section is intended to guide owners and their consultants in the design of buildings to ensure that the built form of Campbell Heights is of the highest possible quality within the framework of functional requirements and cost effectiveness reflecting a unique positive public image. 5.1 Building Orientation

(a) Buildings must orient to the street with the primary public functions located at the front of the building.

(b) On a corner site, the principal building shall be anchored at the

corner and be designed to be visually attractive from both abutting streets.

5.2 Form and Articulation

(a) Buildings should be articulated to differentiate the major functional parts within them (Fig. 7). Special attention shall be given to the architectural expression, articulation of massing, and exterior finishing materials of proposed developments along public roads, particularly 192 Street and 24 Avenue.

Figure 7

Building Articulation


Page 8

(b) The office component should be expressed three dimensionally at the front face of the building by setting it forward from the functional use and the use of higher quality finishes. Street facades in particular must be articulated to establish scale and identity.

(c) Developments should avoid the use of large undifferentiated wall

areas. Textures, patterns, colours, secondary materials and building form variations must be incorporated into expansive building elevations.

(d) Articulation should be achieved using architectural methods and

details more substantial than paint and decoration. (e) Glazing is encouraged on all street facades. (f) Elements to which the public relates, such as the main entries,

should be located and designed so as to be clearly identified from the public entry drive.

(g) Variations in massing and changes in height and horizontal planes

are encouraged. Consider a break in façade for every 60 metres if the length of façade exceeds 120 metres.

Some examples of the form and character of buildings expected within the Campbell Heights Business Park are shown in Figure 8.


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Figure 8

Examples of Building Form and Character 5.3 Architectural Design Integrity

(a) Building design in terms of scale, architectural character, rooflines

and building mass shall be compatible with other buildings on neighbouring sites.

(b) Ancillary or secondary buildings shall be designed and constructed

consistent with the architecture of the principal building(s). (c) The exterior of buildings shall be coordinated in design on all

elevations with regard to colours, materials, architectural form and detailing to achieve design harmony and continuity. All doors and windows should be trimmed whenever such treatment would be compatible with the architectural style of the buildings. Painted or false detailing that detracts from the integrity of structures should be avoided.


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(d) In commercial area, blank walls facing a street or outdoor pedestrian spaces should be avoided. Windows and glazing of the type that would allow a visual connection to the interior space from outside should be considered.

5.4 Exterior Materials

(a) Materials are to be of high quality with a sense of permanence. Totally “pre-engineered” or “prefabricated” metal buildings are not acceptable. The use of sheet and profiled metal cladding is strongly discouraged as a primary cladding material and will not be acceptable except in cases of significant architectural merit.

(b) All metal products must be preformed, prefinished and installed

using the appropriate manufactures’ accessories. Panel systems are recommended for office components.

(c) Materials are encouraged to be unfinished, clear coated or painted

with a “natural” finish. Articulation can be achieved by reveal lines, texturing and recessing of materials.

(d) Standard concrete block is not acceptable as an exterior finish

anywhere on the building. Where concrete block is employed, specific attention should be paid to colour, pattern, texture, and finishing. All block must be installed in compliance with good industry practice.

(e) The predominant material palette should be tilt up or poured in

place concrete, with quality reveals, and panel system or curtain wall style glazing for office components. Construction must be detailed to avoid extensive blank or uniform wall surfaces.

(f) Stucco use is to be limited and must be applied in conformance

with good industry practice, paying particular attention to joint details and potential staining problems arising from the local climate.

(g) The use of stucco is not acceptable on the office component. It is

recommended that details and construction be reviewed by an independent testing/inspection agency experienced with building envelope inspection.

(h) Wood siding may be used as an accent material only.


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5.5 Architectural Lighting

(a) Entrances to buildings should be illuminated to enhance their

impact. (b) Where building facades comprise significant areas of opaque

materials visible to public roads and paths, decorative floodlighting is encouraged to accent recessed or articulated surfaces.

(c) Where building mounted lighting is proposed on the front facade, it

must be integrated with the architectural expression of the building. (d) Architecturally integrated exterior lighting and directional signage

should be used to provide safe and convenient pedestrian circulation within development sites.

5.6 Windows and Entrances

(a) Window sizes should respond to interior functions (Figure 9); (b) Residential style windows are not permitted; (c) A main public entrance must be easily identifiable from the street; (d) Employee and service entrances must be clearly marked by

architectural as well as graphic means.

Figure 9 Windows and Entrances


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5.7 Roofscapes

(a) All roof top equipment must be considered as part of the

architectural vocabulary, screened so that it is not visible from the street, and incorporated into the design in a manner consistent with the overall architecture of the building.

(b) Roof top equipment must be placed to minimize the exposure to the

streets and public access routes. (c) Whenever possible, roof vents and stacks must be grouped.


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6.0 LANDSCAPING This section is intended to assist owners and their consultants in the design and installation of landscape works that will enhance the character of Campbell Heights Business Park. The following landscaping guidelines are to be applied to developments in the Campbell Heights Business Park in conjunction with the Design Guidelines in the Campbell Heights Local Area Plan. 6.1 General

(a) High quality landscaped frontages are required along all public

streets. (b) Highlight trees, highlight shrubs, and perennials/annuals shall be

installed adjacent to project signage, the pedestrian access from the sidewalk, adjacent to entry plazas, and adjacent to drive aisle entries.

6.2 Parking Area Landscaping

(a) Provide landscaping within and at the periphery of surface parking

lots in order to visually break up and partially screen parking from public streets or neighbouring properties. Landscaping should also be used to define parking clusters, highlight pedestrian routes, increase human comfort, provide visual relief, and interrupt paved surfaces to increase natural drainage (Figure 11).

Figure 11 Parking Area Landscaping


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(b) In addition to the landscaping and trees required at the periphery of

surface parking areas, provide landscaping and shade trees (6 centimeters (2.5 inches) caliper trees are preferred) within parking areas.

(c) Reduce the amount of asphalt paving in large street fronting

parking areas by introducing variation in paving materials (e.g., concrete, decorative pavers and a continuous, shallow concrete gutter or swale with rolled edges to separate parking spaces from driving aisles).

6.3 Screening and Fencing

(a) Loading areas, outdoor storage, service areas, dumpster and garbage containers, and utility kiosks and vaults shall be integrated into the landscape and screened from view.

(b) Avoid using fences along property lines that abut streets to screen

the development. When a fence is unavoidable, a transparent fence (e.g. full lattice, wrought iron fence etc.) should be used. Transparent fences combined with landscaping (such as hedge or shrubs) at the back and abutting the fence can be provided at the property line.

(c) Fencing should only be installed where required for specific

screening, security, or safety reasons.

6.4 Site Lighting

��All site lighting must be designed to minimize glare to adjacent properties or streets.

��Specially lit and landscaped identification signs, ponds, fountains,

decorative pavers, and enhanced landscaped medians are encouraged.

��For consistency between developments, the type of street lamps on

public streets, their height, intensity, and spacing, etc., will be co-coordinated by the Engineering Department through the servicing agreement process.


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7.0 Guidelines for Sustainable Development (a) New development should be planned and designed to address guidelines

for sustainable development contained within the Campbell Heights Local Area Plan. In addition, new development is encouraged to use LEED (Leadership in Energy and Environmental Design) or similar standards in the areas of sustainable sites; water efficiency; materials and resources; and indoor environmental quality. To this effect, consider the following guidelines.

(b) Design buildings to reduce energy consumption by incorporating such

considerations as solar access, shading, maximizing the amount of daylight into the interior spaces and providing windows that can open (e.g. maximize the southern exposure with shading devices to minimize penetration of the interior by the high summer sun, maximize the amount of glazing and widows on the exterior walls, incorporating skylights, interior courtyards or terracing the building for daylight penetration into the interior, etc.).

(c) Consider incorporating alternative and renewable energy production

systems (river-source heat pumps, geothermal heat pumps, solar heating, wind turbines or district heating in large developments, etc.) at the outset of the design stage to reduce dependence on the traditional energy sources for heating, lighting and cooling purposes. Consider integrating the proposed new energy source into the overall design, e.g., a wind turbine can be designed to become an architectural or visual art feature.

(d) In the building construction and outdoor paved areas, consider using at

least some of the materials which have been manufactured from recycled or waste materials e.g. structural components manufactured from wood chips or plywood waste, paving blocks made from recycled or discarded tires, recycled asphalt, etc.

(e) Maximize the quantity of native species and include planting material that

is drought resistant and trees that provide shade.

(f) Consider using permeable materials for outdoor surfaces, subject to consideration for the water table in the area and approval of the Engineering Department.


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8.0 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN Design of the built environment has a significant impact on crime, nuisance behaviour and citizens’ sense of well-being. Implementing Crime Prevention Through Environmental Design (CPTED) principles is a proactive approach, based on addressing crime-related issues at the design stage. There are distinctive differences in use patterns between commercial, office and industrial buildings that relate to the balance between image and security. Given these inherent conflicts, principles of CPTED must be carefully considered. Incorporation of building massing, location of windows, bollards, window grilles and landscaping to overall design at development stage should be considered to address CPTED concerns.

The City has identified three crime prevention goals in the Official Community Plan, which are:

��To enhance citizens’ safety and well-being through crime prevention; ��To reduce crime and nuisance behaviour; and ��To expand crime prevention measures throughout the City.

(a) The provisions of the Surrey Official Community Plan and CPTED

principles will be applied to each development proposal in the Campbell Heights Business Park.


9.0 SIGNAGE

This section is intended to assist owners and their consultants to accommodate development signage requirements within an overall signage system that will both contribute to and reinforce the character and image of the Business Park.

(a) All signage shall meet the requirements of the City of Surrey Sign By-law. (b) Signs shall be integrated into the building design and design signs to

present a unified appearance. (c) Backlit acrylic or plastic “box” type signs are to be avoided unless they are

integrated into the overall building design. Avoid locating illuminated signs next to residential sites.

(d) The maximum height of any free-sanding sign will be 2.4 metres (8 ft.)

above grade. The grade at the base of the sign should not exceed the average adjacent grade by more than 0.6 metres (2 ft.).

(e) Free standing signs should be integrated into the site landscaping and

designed complement the architecture of the buildings on the same site. (f) Single or double pole freestanding pylon signs are not permitted. Some examples of the signage expected in this area is shown in Figure 12.

Figure 12 Examples of Signage

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Business Park 1 Zone Part 47A IB-1 A. Intent This zone is intended to permit development of industrial business parks with a

high standard of design consisting of light impact industrial uses, high technology industry, industry with a significant amount of research and development activity, warehouse, offices and service uses carried out in enclosed buildings forming part of a comprehensive design. These uses shall be carried out such that no nuisance is apparent outside an enclosed building.

B. Permitted Uses Land and structures shall be used for the following uses only, or for a

combination of such uses: 1. Light impact industry including wholesale and retail sales of products

produced within the business premises or as part of the wholesale or warehouse operations provided that the total floor area used or intended to be used for retail sales and display to the public shall not exceed 20% of the gross floor area for each individual business or establishment or 460 square metres [5,000 sq.ft.] whichever is less.

2. Warehouse uses.

3. Office uses excluding:

(a) social escort services; (b) methadone clinics; (c) offices of professionals including without limitation, accountants,

lawyers, doctors, dentists, chiropractors, physiotherapists, massage therapists and related health care practitioners and notary publics, nor the offices of real estate, advertising and insurance.

4. Accessory uses including the following: (a) General service uses excluding drive-through banks;

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(b) Eating establishments limited to a maximum of 200 seats and excluding drive-through restaurants;

(c) Community services; (d) Child care centre; and (e) Dwelling unit(s) provided that the dwelling unit(s) is (are):

i. Contained within a principal building; ii. Occupied by the owner or a caretaker, for the protection of the

businesses permitted;

iii. Restricted to a maximum number of:

a. One dwelling unit in each principal building less than 2,800 square metres [30,000 sq. ft.] in floor area;

b. Two dwelling units in each principal building of 2,800

square metres [30,000 sq. ft.] or greater in floor area;

c. Notwithstanding Sub-sections B.4(e) iii.a. and iii.b., the maximum number shall be two dwelling units for lots less than 4.0 hectares [10 acres] in area, three dwelling units for lots equal to or greater than 4.0 hectares [10 acres] in area, and where a lot has been subdivided by a strata plan then there shall only be one 140-square metre [1,500-sq. ft.] dwelling unit within the strata plan.

iv. Restricted to a maximum floor area of:

a. 140 square metres [1,500 sq. ft.] for one (first)

dwelling unit on a lot;

b. 90 square metres [970 sq. ft.] for each additional dwelling unit; and

c. Notwithstanding Sub-sections B.4(e) iv.a. and iv.b.,

the maximum floor area shall not exceed 33% of the total floor area of the principal building within which the dwelling unit is contained.

5. For the purpose of Subsections B.1 and B.2 of this Zone, parking, storage

or service of trucks and trailers on any portion of the lot not associated

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with the uses or operations permitted thereof shall be specifically prohibited.

C. Lot Area The minimum site area for subdivision shall be 4 hectares [10 acres], except in

the case of a remainder lot, where the lots including the remainder lot which were created by the same plan of subdivision are zoned IB-1.

D. Density

1. In Neighbourhood Concept Plan and Infill Areas as described and outlined on the maps attached as Schedule F attached to this By-law, the maximum floor area ratio shall not exceed 0.1 or a gross floor area of 300 square metres [3,230 sq. ft.] whichever is smaller. The maximum floor area ratio may be increased to 1.00 if amenities are provided in accordance with Schedule G of this By-law.

2. In areas other than the ones in Sub-section D.1 of this Zone, the

maximum floor area ratio shall not exceed of 1.00. E. Lot Coverage The maximum lot coverage shall be 45%. F. Yards and Setbacks Buildings and structures shall be sited in accordance with the following minimum

setbacks:

Setback Front Rear Side Side Yard Yard Yard Yard on

Flanking U se S treet Principal and 16.0

m.* 7.5 m. 7.5

m.** 9.0 m.***

Accessory Buildings

[52 ft.] [25 ft.] [25 ft.] [30 ft.]

and Structures Measurements to be determined as per Part 1 Definitions, of this By-law.

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* The front yard setback may be reduced to 7.5 m. [25 ft.] if the area between the front face of any building or structure and a highway is not used for parking and is landscaped.

** One (1) side yard setback may be reduced to 3.6 metres [12 ft.] if the side

yard abuts land which is commercial or industrial. *** The side yard setback on a flanking street may be reduced to 7.5 m.

[25 ft.] if the area between the flanking street face of any building or structure and a highway is not used for parking and is landscaped.

G. Height of Buildings Measurements to be determined as per Part 1 Definitions, of this By-law: 1. Principal buildings: The building height shall not exceed 14 metres [45 ft.]. 2. Accessory buildings and structures: The building height shall not exceed

6 metres [20 ft.]. H. Off-Street Parking and Loading/Unloading 1. Refer to Table C.3, Part 5 Off-Street Parking and Loading/Unloading of

this By-law.

2. Notwithstanding Subsection D.3(a)ii of Part 5 Off-Street Parking and Loading/Unloading of this By-law, additional areas for parking of trucks and trailers associated with the uses and operations allowed on the lot may be permitted within the designated loading/unloading areas provided that: (a) the number of parking spaces shall not exceed the number of

loading spaces and/or shipping/receiving doors; and (b) the parking spaces shall not be visible from the highways abutting

the lot. I. Landscaping 1. All developed portions of the lot not covered by buildings, structures or

paved areas shall be landscaped including the retention of mature trees. This landscaping shall be maintained.

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2. Along the developed sides of the lot which abut a Major Road as shown in

the Official Community Plan, a continuous landscaping strip of not less than 6 metres [20 ft.] in width shall be provided within the lot.

3. Along the developed sides of the lot which abut all highways other than a

Major Road, as shown in the Official Community Plan, a continuous landscape strip of not less than 3.0 metres [10 ft.] in width shall be provided within the lot.

4. A continuous landscape strip of not less than 1.5 metres [5 ft.] in width

shall be provided along all side lot lines between a highway and 3.0 metres [10 ft.] back from the front face of the closest principal building fronting a highway.

5. A continuous landscaping strip of not less than 6.0 metres [20 ft.] shall be

created along all lot lines separating the developed portion of the lot from any residential lot.

6. Loading areas, garbage containers and passive recycling containers shall

be screened to a height of at least 2.5 metres [8 ft.] by buildings, a landscaping screen, a solid decorative fence, or a combination thereof.

J. Special Regulations 1. Land and structures shall be used for the uses permitted in this Zone only

if such uses: (a) Constitute no unusual fire, explosion or safety hazard; (b) Do not emit noise in excess of 70 dB measured at any point on any

boundary of the lot on which the use is located, provided that where a lot abuts a lot other than an industrial lot the noise level shall not exceed 60 dB; and

(c) Do not produce heat or glare perceptible from any boundary of the

lot on which the use is located. 2. Outdoor storage of any goods, materials or supplies is specifically

prohibited. 3. Loading areas shall not be located within any required front yard setback

or flanking street setback which abuts a major road, as shown in the

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Official Community Plan or any required setback adjacent any residential lot.

4. Garbage containers and passive recycling containers shall not be located

within any required front or flanking street setback or any required setback adjacent any residential lot.

5. Child care centres shall be located on the lot such that these centres have

direct access to an open space and play area within the lot. K. Subdivision Lots created through subdivision in this Zone shall conform to the following

minimum standards:

Lot Size Lot Width Lot Depth 2,000 sq. m. 30 metres 30 metres [ 0.5 acre] [100 ft.] [100 ft.] Dimensions shall be measured in accordance with Section E.21, Part 4 General Provisions of this By-law.

L. Other Regulations In addition to all statutes, by-laws, orders, regulations or agreements, the

following are applicable:

1. Definitions are as set out in Part 1 Definitions, of Surrey Zoning By-law, 1993, No. 12000, as amended.

2. Prior to any use, the Lands must be serviced as set out in Part 2 Uses

Limited, of Surrey Zoning By-law, 1993, No. 12000, as amended and in accordance with the servicing requirements for the IB-1 Zone as set forth in Surrey Subdivision and Development By-law, 1986, No. 8830, as amended.

3. General provisions are as set out in Part 4 General Provisions, of Surrey

Zoning By-law, 1993, No. 12000, as amended. 4. Additional off-street parking requirements are as set out in Part 5 Parking

and Loading/Unloading, of Surrey Zoning By-law, 1993, No. 12000, as amended.

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5. Sign regulations are as set out in Surrey Sign By-law, 1999, No. 13656, as amended.

6. Special building setbacks are as set out in Part 7 Special Building

Setbacks, of Surrey Zoning By-law, 1993, No. 12000, as amended. 7. Building permits shall be subject to the Surrey Building By-law, 1987, No.

9011, as amended, and the Surrey Development Cost Charge By-law, 2002, No. 14650, as amended, and the development cost charges shall be based on the IB-1 Zone.

8. Surrey Tree Preservation By-law, 1996, No. 12880, as amended. 9. Development permits may be required in accordance with the Surrey

Official Community Plan, 1996, By-law No. 12900, as amended. 10. Provincial licensing of child care centres is regulated by the Community

Care Facility Act R.S.B.C. 1996. c. 60, as amended, and the Regulations pursuant thereto including without limitation B.C. Reg 319/89/213.

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Business Park 2 Zone Part 47B IB-2 A. Intent This Zone is intended to accommodate and regulate the development of light

impact industry, office and limited service uses with a high standard of design that are generally compatible with one another and with adjoining zones.

B. Permitted Uses Land and structures shall be used for the following uses only, or for a

combination of such uses: 1. Light impact industry including the wholesale and retail sale of products

produced within the business premises or as part of the wholesale or warehouse operations provided that the total floor area used or intended to be used for retail sales and display to the public shall not exceed 20% of the gross floor area for each individual business or establishment or 460 square metres [5,000 sq.ft.], whichever is less.

2. Warehouse uses.

3. Office uses excluding: (a) Social escort services; (b) Methadone clinics; and (c) Offices of professionals including without limitation, accountants,

lawyers, doctors, dentists, chiropractors, physiotherapists, massage therapists and related health care practitioners and notary publics, nor the offices of real estate, advertising and insurance.

4. Accessory uses including the following:

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(a) Coffee shops provided that the seating capacity shall not exceed 35 and the said coffee shop is not licensed by the Liquor Control and Licensing Act, R.S.B.C. 1996, chapter 267, as amended.

(b) General service uses excluding drive-through banks:

(c) Child care centres; and (d) Dwelling unit(s) provided that the dwelling unit(s) is (are): i. Contained within the principal building; ii. Occupied by the owner or a caretaker, for the protection of

the businesses permitted; iii. Restricted to a maximum number of: a. One dwelling unit in each principal building less than

2,800 square metres [30,000 sq. ft.] in floor area; b. Two dwelling units in each principal building of 2,800

square metres [30,000 sq. ft.] or greater in floor area; c. Notwithstanding Sub-sections B.4 (d) iii.a. and iii.b.,

the maximum number shall be two dwelling units for lots less than 4.0 hectares [10 acres] in area; and three dwelling units for lots equal to or greater than 4.0 hectares [10 acres] in area, and where a lot has been subdivided by a strata plan then there shall only be one 140-square metre [1,500- sq. ft.] dwelling unit within the strata plan.

iv. Restricted to a maximum floor area of: a. 140 square metres [1,500 sq. ft.] for one (first)

dwelling unit on a lot; b. 90 square metres [970 sq. ft.] for each additional

dwelling unit; and c. Notwithstanding Sub-sections B.4(e) iv.a. and iv.b.,

the maximum floor area shall not exceed 33% of the total floor area of the principal building within which the dwelling unit is contained.

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5. For purposes of Subsection B.1 and B.2 of this Zone, parking, storage or service of trucks and trailers on any portion of the lot not associated with the uses or operations permitted thereof shall be specifically prohibited.

C. Lot Area Not applicable to this Zone. D. Density

1. In Neighbourhood Concept Plan and Infill Areas as described and outlined on the maps attached as Schedule F attached to this By-law, the maximum floor area ratio shall not exceed 0.1 or a gross floor area of 300 square metres [3,230 sq. ft.] whichever is smaller. The maximum floor area ratio may be increased to 1.00 if amenities are provided in accordance with Schedule G of this By-law.

2. In areas other than the ones in Sub-section D.1 of this Zone, the

maximum floor area ratio (FAR) shall not exceed 1.00. E. Lot Coverage The maximum lot coverage shall be 60%. F. Yards and Setbacks Buildings and structures shall be sited in accordance with the following minimum

setbacks:

Setback Front Rear Side Side Yard Yard Yard Yard on

Flanking U se S treet Principal and 16 m.* 7.5 m. 7.5 m.** 9.0 m.*** Accessory Buildings

[52 ft.] [25 ft.] [25 ft.] [30 ft.]

and Structures Measurements to be determined as per Part 1 Definitions, of this By-law.

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* The front yard setback may be reduced to 7.5 m [25 ft.] if the area between the front face of any building or structure and a highway is not used for parking and is landscaped.

** One (1) side yard setback shall be 7.5 metres [25 ft.] or 0.0 metre if the

said side yard abuts land which is commercial or industrial. *** The side yard setback on a flanking street may be reduced to 7.5 m [25 ft.]

if the area between the flanking street face of any building or structure and a highway is not used for parking and is landscaped.

G. Height of Buildings Measurements to be determined as per Part 1 Definitions, of this By-law: 1. Principal building: The building height shall not exceed 14 metres [45 ft.]. 2. Accessory buildings and structures: The building height shall not exceed

6 metres [20 ft.]. H. Off-Street Parking and Loading/Unloading 1. Refer to Table C.3, Part 5 Off-Street Parking and Loading/Unloading of

this By-law.

2. Notwithstanding Subsection D.3(a)ii of Part 5 Off-Street Parking and Loading/Unloading of this By-law, additional areas for parking of trucks and trailers associated with the uses and operations allowed on the lot may be permitted within the designated areas for outdoor display and storage areas provided that: (a) the number of parking spaces shall not exceed the number of

loading spaces and/or shipping/receiving doors; and (b) the parking spaces shall not be visible from the highways abutting

the lot.

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I. Landscaping 1. All developed portions of the lot not covered by buildings, structures or

paved areas shall be landscaped including the retention of mature trees. This landscaping shall be maintained.

2. Along the developed sides of the lot which abut a Major Road, as shown

in the Official Community Plan, a continuous landscaping strip of not less than 6.0 metres [30 ft.] in width shall be provided within the lot.

3. Along the developed sides of the lot which abut all highways other than a

Major Road, as shown in the Official Community Plan, a continuous landscape strip of not less than 3.0 metres (10 ft.) shall be provided within the lot.

4. The boulevard areas of highways abutting a lot shall be seeded or sodded

with grass on the side of the highway abutting the lot, except at driveways. 5. A continuous landscaping strip of not less than 1.5 metres [5 ft.] in width

shall be provided along all side lot lines between a highway and 3.0 metres [10 ft.] back from the front face of the closest principal building fronting a highway.

6. A continuous landscaping strip of not less than 6.0 metres (20 ft.) shall be

provided along all lot lines separating the developed portion of the lot from any residential lot.

7. Loading areas, garbage containers and passive recycling containers shall

be screened to a height of at least 2.5 metres [8 ft.] by buildings, a landscaping screen, a solid decorative fence, or a combination thereof.

J. Special Regulations 1. Land and structures shall be used for the uses permitted in this Zone only

if such uses: (a) Constitute no unusual fire, explosion or safety hazard; (b) Do not emit noise in excess of 70 dB measured at any point on any

boundary of the lot on which the use is located, provided that where a lot abuts a lot other than an industrial lot the noise level shall not exceed 60 dB; and

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(c) Do not produce heat or glare perceptible from any lot line of the lot on which the use is located.

2. Area for outdoor display and storage of any goods, materials or supplies,

and areas for parking of trucks and trailers associated with the uses and operations allowed on the lot other than the loading spaces in front of loading doors shall:

(a) Not be located within any front or side yard; (b) Not exceed a total area greater than the lot area covered by the

principal building; and (c) Be completely screened to a height of at least 2.5 metres [8 ft.] by

buildings and/or solid decorative fencing and/or substantial landscaping strips of not less than 2.5 metres [8 ft.] in height and not less than 1.5 metres [5 ft.] in width. No display or storage of material shall be piled up to a height of 2.5 metres [8 ft.] within 5 metres [16 ft.] of the said screen and in no case shall these materials be piled up to the height of more than 3.5 metres [12 ft.].

3. Loading areas shall not be located within any required front yard setback

or flanking street setback or within any required setback adjacent any residential lot.

4. Garbage containers and passive recycling containers shall not be located

within any required front or flanking street setback, or any required setback adjacent any residential lot.

5. Child care centres shall be located on the lot such that these centres have

direct access to an open space and play area within the lot. K. Subdivision Lots created through subdivision in this Zone shall conform to the following

minimum standards:

Lot Size Lot Width Lot Depth 1,800 sq. m. 30 metres 30 metres [ 0.5 acre] [ 100 ft.] [100 ft.] Dimensions shall be measured in accordance with Section E.21, Part 4 General Provisions, of this By-law.

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L. Other Regulations In addition to all statutes, by-laws, orders, regulations or agreements, the

following are applicable: 1. Definitions are as set out in Part 1 Definitions, of Surrey Zoning By-law,

1993, No. 12000, as amended. 2. Prior to any use, the Lands must be serviced as set out in Part 2 Uses

Limited, of Surrey Zoning By-law, 1993, No. 12000, as amended and in accordance with the servicing requirements for the IB-2 Zone as set forth in Surrey Subdivision and Development By-law, 1986, No. 8830, as amended.

3. General provisions are as set out in Part 4 General Provisions, of Surrey

Zoning By-law, 1993, No. 12000, as amended. 4. Additional off-street parking requirements are as set out in Part 5 Parking

and Loading/Unloading, of Surrey Zoning By-law, 1993, No. 12000, as amended.

5. Sign regulations are as set out in Surrey Sign By-law, 1999, No. 13656, as

amended. 6. Special building setbacks are as set out in Part 7 Special Building

Setbacks, of Surrey Zoning By-law, 1993, No. 12000, as amended.

7. Building permits shall be subject to the Surrey Building By-law, 1987, No. 9011, as amended, and the Surrey Development Cost Charge By-law, 2002, No. 14650, as amended, and the development cost charges shall be based on the IB-2 Zone.

8. Surrey Tree Preservation By-law, 1996, No. 12880, as amended. 9. Development permits may be required in accordance with the Surrey

Official Community Plan, 1996, By-law No. 12900, as amended. 10. Provincial licensing of child care centres is regulated by the Community

Care Facility Act R.S.B.C. 1996. c. 60, as amended, and the Regulations pursuant thereto including without limitation B.C. Reg 319/89/213.

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