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Newton Town Centre Plan Summary
Newton Town Centre
Originally adopted in 1990, the Newton Town Centre Plan was updated in 2010. The updated Plan focuses on the portion of the larger town centre south of 72 Avenue. In February 2014, Council authorized staff to further review and update the Plan. A final land use plan is being prepared.
In November 2018, Council suspended a planned Light Rail Transit (LRT) project along King George Boulevard to Newton. However, King George Boulevard remains a designated future rapid transit corridor and is currently served by the 96 B-Line.
What’s a land use plan?
The Plan
Land use plans designate what can be built and where. They guide the height, use, and look of new buildings, as well as locations and funding for new streets, parks, and other public services.
Newton Town Centre is the commercial, recreational, and cultural heart for the larger Newton community.
How will the plan improve my neighbourhood?Many public facilities and services are used daily by residents. These include community centres, cultural spaces, childcare facilities and libraries. When new development occurs in an area that has a land use plan, the developer must make contributions to help fund these amenities. They are also required to upgrade sidewalks and other infrastructure.
NewtonTown Centre
June 2019
2014
Newton Town Centre Plan Summary
Ways to Notify Residents
Ways to Participate
Survey Participants
Emails and Phone CallsFrom Residents
11
4 6
Years of Engagement
600+100+
We started engaging with Newton residents and stakeholders in 2008. For over a decade, we’ve worked with the community to develop priorities and draft the plan. Here is a summary of our outreach.
MAILER
WEBSITE
NEWSPAPER
7 SURVEYS 2 WALKING TOURS
20+ STAKEHOLDER MEETINGS
2 WORKSHOPS
3 COMMUNITY PRESENTATION
UPDATES
8 PUBLIC OPEN
HOUSES
SOCIAL MEDIA
2008 2019
We Are Here
Getting Started
Exploring Options
Stage 1 Stage 2
Refining the Plan
Completing the Plan
Developing the Plan
Public Engagement
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Newton Town Centre Plan Summary
Growth ConceptThe Plan focuses growth in the core of the town centre, around the future rapid transit station. The core includes higher density, high rise apartments. Radiating outwards from the core are transition areas and then lower density areas. This provides a gradual transition of building heights and densities from the core outwards to the periphery of the town centre.
• Focuses low to mid rise apartments in this area.
• Serves as a buffer between the compact town centre and the single family residential neighbourhoods.
• Encourages a mix of housing types within walking distance of transit and amenities.
• Establishes environmental areas to protect wildlife and fish habitat.
• Maintains and enhances existing recreational areas.
• Locates high rise apartments close to the future rapid transit station.
• Encourages mixed use developments with shops and services on the ground level and residential above.
• Preserves commercial core in the town centre.
• Locates new townhouses and single family homes near existing ones and by environmentally sensitive areas.
• Preserves neighbourhood character.
Transition Area
Transition Area
Park and/or Community Amenity
Park and/or Amenity
Core Area
Core Area
Lower Density Area
Lower Density Area Parks & NaturalAreas
Lower Density Areas(1 - 4 storeys)
Transition Areas(4 - 6 storeys)
Core Areas(12- 34 storeys)
Conceptual Building Height Diagram(not to scale)
LegendDetached ResidentialTownhouseLow Rise ResidentialLow Rise Residential and/or CivicLow Rise Mixed-UseMid to High Rise Residential
Parks & Natural AreasPlazaWatercourseRoad NetworkLong Term Roads shown with dashed line
Future Rapid Transit StationLocation TBD
Future Rapid Transit Service
These three properties have the �exibility to redevelop as exclusively civic uses, exclusively residential uses, or a combination of civic and residential uses.
Mid to High Rise Residential and/or CivicMid to High Rise Mixed-UseHigh Rise Mixed-UseCommercialCivicInstitutional
Newton Town Centre - DRAFT Land Use Plan
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Legend
Newton Town Centre Plan Summary
Hyla nd Creek
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Newton Pond Park
NewtonCulturalCentre Newton
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This map shows where and how land uses fit together to create a coordinated plan for future growth. It includes example images and summary descriptions for the different types of land uses that could occur on each lot in the plan area.
Proposed Land Use Strategy
Newton Town Centre Plan Summary
Civic
Public facilities that support and enrich the social and cultural life of the community.
Detached Residential
What is FAR?
Single family detached dwelling with the potential for a secondary suite allowing a maximum of two dwelling units per lot.
MAXIMUM HEIGHTUp to 2.5 storeys
TYPICAL ZONERF-G
Townhouse
Ground-oriented townhouse buildings (row or stacked) and related amenity spaces.
MAXIMUM HEIGHT
TYPICAL ZONERM-45
Low Rise Residential
Apartment buildings with ground floor residential units with front door access to the street.
MAXIMUM HEIGHTUp to 4 storeys along 134 St., 138 St., and 68 Ave.Up to 6 storeys elsewhere.
Up to 3 storeys Up to 4 storeys for stacked
TYPICAL ZONERM-70
FLOOR AREA RATIO
FLOOR AREA RATIO
2.5 FAR
1.0 FAR (1.45 FAR for stacked with underground parking)
Mid to High Rise Residential
Apartment buildings with ground floor residential units with front door access to the street.MAXIMUM HEIGHTUp to 7-20 storeys
TYPICAL ZONESRM-135, RMC-135
FLOOR AREA RATIO3.0 - 3.5 FAR
High Rise Residential
Apartment buildings with ground floor residential units with front door access to the street.
Minimum 2 storey podium, 4-6 storey podium and/or 2 storey townhouses on ground floor encouraged
MAXIMUM HEIGHT21-25 storeys
TYPICAL ZONERMC-150
FLOOR AREA RATIO4.0 FAR
Commercial
Retail, service, commercial, office, recreation, and associated uses.
MAXIMUM HEIGHTUp to 4 storeys
TYPICAL ZONESC-8, C-15
FLOOR AREA RATIO0.8 - 1.5 FAR
Mixed-Use
Mixed use areas require a minimum of one floor of active commercial at grade and the corresponding residential designation above.
Institutional
Care facilities, community service uses, or educational facilities.
MAXIMUM HEIGHTVaries
TYPICAL ZONECD
FLOOR AREA RATIO0.6 - 0.95 FAR
1 storey covering the entire site
2 storeys covering half the site
4 storeys covering a quarter of the site
OR
OR
Floor Area Ratio (FAR) is a measure of density. It is a ratio of the building’s floor area divided by the site’s area. FAR alone does not determine a building’s height.
For example, a building with 1 FAR could have...
LegendDetached ResidentialTownhouseLow Rise ResidentialLow Rise Residential and/or CivicLow Rise Mixed-UseMid to High Rise Residential
Parks & Natural AreasPlazaWatercourseRoad NetworkLong Term Roads shown with dashed line
Future Rapid Transit StationLocation TBD
Future Rapid Transit Service
These three properties have the �exibility to redevelop as exclusively civic uses, exclusively residential uses, or a combination of civic and residential uses.
Mid to High Rise Residential and/or CivicMid to High Rise Mixed-UseHigh Rise Mixed-UseCommercialCivicInstitutional
Newton Town Centre - DRAFT Land Use Plan
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MAXIMUM HEIGHTVaries
TYPICAL ZONECD
FLOOR AREA RATIO0.8 FAR
Transportation Strategy
Road Network
Transit Network
Introducing Green Lanes
The Plan proposes new roads, transit, cycling and pedestrian connections to create a walkable town centre accessible by various modes of transportation.
The future road network will be a finer-grained grid road network to support walkability, well-connected cycling infrastructure, and convenient access to transit. It also provides alternative route options that help disperse traffic and decrease congestion, improving access to and from the town centre and connectivity within the town centre.
The future transit network includes various forms of transit, including future rapid transit, B-Line, and local bus service. In the long term, future rapid transit along King George Boulevard will connect City Centre to Newton Town Centre and potentially beyond towards South Surrey. A future rapid transit station along King George Boulevard better facilitates this connection.
In the interim, upgrades are planned for the existing 96 B-Line bus service that runs from the town centre to City Centre.
Green lanes have been added throughout the plan area. Green Lanes are back lanes that have a sidewalk and grass boulevard on one side, to encourage both pedestrian and service vehicle connections. With grass and trees, they provide added greenery and opportunities for storm water absorption. Green Lanes also create smaller blocks which allow for increased walkability throughout the plan area.
LegendArterial RoadCollector RoadLocal RoadGreen Lane
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BC Southern Rail
Newton Pond Park
NewtonCulturalCentre Newton
RecreationCentre
NewtonArena
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BC Southern Rail
LegendFuture Rapid Transit StationFuture Rapid Transit ServiceFuture Transit ExchangeExisting B-LineFuture B-LineScott Road/72 Avenue Phase 2 (2020-2021)King George Boulevard to South Surrey Phase 3 (2021+)
Existing Local Bus Service
Newton Pond Park
NewtonCulturalCentre Newton
RecreationCentre
NewtonArena
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LegendArterial RoadCollector RoadLocal RoadGreen Lane
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LegendFuture Rapid Transit StationFuture Rapid Transit ServiceFuture Transit ExchangeExisting B-LineFuture B-LineScott Road/72 Avenue Phase 2 (2020-2021)King George Boulevard to South Surrey Phase 3 (2021+)
Existing Local Bus Service
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Newton Town Centre Plan Summary
Parks and Community Amenities
Cycling and Pedestrian Network
In the future, all residents will be within a short walk of a park. Parks and open spaces will be linked by a network of pedestrian and cycling routes that feature extra wide sidewalks and separated cycle tracks.
In the long term, the Newton Ice Arena will be expanded into a new community centre, the existing Wave Pool will be expanded to include additional aquatic amenities, and the Newton Library will be expanded or redeveloped to provide more space for a growing community.
The Plan includes an enhanced cycling and pedestrian network, including a new multi-use pathway, additional pedestrian connections, and separated cycle tracks on all arterial and collector roads.
Cycle tracks are protected, designated cycling facilities that are separated from traffic and pedestrians. Benefits of cycle tracks include increased comfort of cyclists and increased safety for all modes of travel.
LegendParks & Open SpaceRiparian AreaCivic (Community Amenity)Residential and/or Civic(May include library or seniors centre with apartments above)
WaterbodyWatercourse A-ClassWatercourse B-Class Green ConnectorFestival StreetUrban Plaza
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Newton Pond Park
NewtonCulturalCentre Newton
RecreationCentre
NewtonArena
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LegendSeparated Cycle Track Multi-Use PathGreen LanesPedestrian Connection
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LegendParks & Open SpaceRiparian AreaCivic (Community Amenity)Residential and/or Civic(May include library or seniors centre with apartments above)
WaterbodyWatercourse A-ClassWatercourse B-Class Green ConnectorFestival StreetUrban Plaza
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LegendDetached ResidentialTownhouseLow Rise ResidentialLow Rise Residential and/or CivicLow Rise Mixed-UseMid to High Rise Residential
Parks & Natural AreasPlazaWatercourseRoad NetworkLong Term Roads shown with dashed line
Future Rapid Transit StationLocation TBD
Future Rapid Transit Service
These three properties have the �exibility to redevelop as exclusively civic uses, exclusively residential uses, or a combination of civic and residential uses.
Mid to High Rise Residential and/or CivicMid to High Rise Mixed-UseHigh Rise Mixed-UseCommercialCivicInstitutional
Newton Town Centre - DRAFT Land Use Plan
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The Plan includes a range of new parks and community amenities, including enhancing the existing central community park, and adding small pocket parks and plaza spaces. The Plan also calls for the protection of riparian areas around the headwaters of Hyland Creek, which is an important fish habitat. This riparian area will be secured and protected as parkland as land is developed.
Improved Access to Parks & Amenities
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NewtonCulturalCentre Newton
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Newton Town Centre Plan Summary
Newton Town Centre Plan Summary
Contact Fay Wong, Associate [email protected]/planning
The plan supports future growth, including new housing, mixed-use, and amenity spaces. New housing will need to respond to the area’s growth trends, including an aging population and smaller household sizes.
Over one-fifth of the plan area is City owned, including non-residential civic uses and underutilized land. These lands provide a unique opportunity for new housing through mixed-use buildings and the combination of civic uses with residential above.
Below is a comparison of the existing conditions and projected growth, which reflects full build-out of the planned land uses over many decades.
Newton Town Centre - Projected Growth Trends
Newton Town Centre - Existing Growth Trends
1,393Newton Town Centre TODAY 445 1,340 13.6 acres
10,800 - 29,400Newton Town Centre 2050* 4,900 - 13,300 1,900 - 3,500 26.5 acres
Population Housing Units Jobs Parkland
* Assumes complete build out of the proposed land uses over several decades. This could occur by 2050 or it could take much longer.
Population Growth 2011-2016 Population 65+ 1-2 Person Households
Newton Town Centre’s current growth trends include a slow growth rate, an aging population, and small household sizes. Based on recent Census data, between 2011 and 2016, the population of Newton Town Centre expanded at a much slower rate (5%) than the City’s population (11%). The Town Centre also has a larger proportion of seniors age 65 and over (18%) than citywide (14%), and a larger proportion of 1-2 person households (54%) than citywide (48%).
Questions?
Surrey’s Affordable Housing Strategy encourages the development of new purpose-built rental housing and increasing the supply of housing affordable for renter households with low to moderate incomes. Newton is an area that is in need of additional affordable housing.
The Plan seeks to protect and increase the supply of rental housing near transit by:
• Requiring any redeveloped rental units be replaced on a one-to-one basis, and at 10% below the average rent in Surrey; and
• Encouraging the development of new rental units in exchange for bonus density.
In addition to this, all non-rental residential development within Surrey is required to provide $1,000 per unit into an Affordable Housing Fund. This money will then be used for the development of new non-market housing.
How Will the Plan Support Affordable Housing?
How Will the Plan Improve My Neighbourhood?Many public facilities and services are used daily by residents. These include community centres, cultural spaces, childcare facilities and libraries. When new development occurs in an area with a land use plan, the developer must make contributions to help fund these amenities. They are also required to upgrade sidewalks and other infrastructure.
5% (530)Newton Town Centre 18% (1,875) 54% (2,045)
11% (49,640)Surrey 14% (72,990) 48% (81,630)