DEVELOPMENT
DESIGN
GUIDELINES
Approved by Surrey City Council
January 26, 2004
Campbell Heights Business Park - Development Design Guidelines
TABLE OF CONTENTS
1.0
DEVELOPMENT CONCEPT................................................................................ 1
2.0
DESIGN OBJECTIVES ........................................................................................ 1
3.0
STREETSCAPES................................................................................................. 2
4.0
SITE DESIGN....................................................................................................... 3
5.0
6.0
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
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
LANDSCAPING ................................................................................................. 13
6.1
General .......................................................................................................................... 13
6.2
Parking Area Landscaping....................................................................... 13
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Table of Contents
Page i
Campbell Heights Business Park - Development Design Guidelines
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
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Table of Contents
Page ii
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.
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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.
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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
4.2
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.
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.
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4.3
(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.
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).
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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
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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)
4.5
Loading areas shall be screened by buildings, a landscape screen,
a solid decorative fence, or a combination thereof.
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).
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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
5.2
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.
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
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(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)
5.4
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.
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
5.6
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.
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
6.2
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.
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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6.3
6.4
(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).
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.
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 cocoordinated 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:
§
§
§
(a)
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.
The provisions of the Surrey Official Community Plan and CPTED
principles will be applied to each development proposal in the Campbell
Heights Business Park.
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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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