City of Surrey PLANNING & DEVELOPMENT REPORT File:

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1 City of Surrey PLANNING & DEVELOPMENT REPORT PROPOSAL: Planning Report Date: September 13, 2010 Development Permit in order to permit the expansion of the Fraser Heights Recreation Centre. LOCATION: OWNER: ZONING: OCP DESIGNATION: Street City of Surrey RA, RF and RF-G Urban

2 Page 2 RECOMMENDATION SUMMARY Approval and issuance of Development Permit. DEVIATION FROM PLANS, POLICIES OR REGULATIONS None. RATIONALE OF RECOMMENDATION The proposed building form is appropriate for this part of Fraser Heights. The expanded Recreation Centre will provide a valuable public amenity to residents of Fraser Heights and more generally, for the City of Surrey.

3 Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. Council approve the attached Development Permit No (Appendix III), authorize the Mayor and Clerk to sign the Development Permit, and authorize the transfer of the Permit to the heirs, administrators, executors, successors and assigns of the title of the land within the terms of the Permit. REFERRALS Engineering: The Engineering Department has no objection to the project. SITE CHARACTERISTICS Existing Land Use: Fraser Heights Recreation Centre and park. Adjacent Area: Direction Existing Use OCP Designation Existing Zone North: Fraser Heights Secondary School. Urban RA East: Single family homes. Urban RF-G South: Vacant lot. Urban RA West (Across 160 Street): Single family homes on large lots (some lots are vacant). Urban RA DEVELOPMENT CONSIDERATIONS Background The subject 11.6-hectare (28.7 ac) site is located east of the 160 Street and 106 Avenue intersection on the site of the existing Fraser Heights Recreation Centre. The site is designated Urban in the Official Community Plan (OCP) and is zoned One-Acre Residential Zone (RA), Single Family Residential Zone (RF) and Single Family Residential Gross Density Zone (RF-G). The building is located on the RA-zoned portion. The existing 1,442-square metre (15,522 sq. ft.) Recreation Centre was approved by Council on September 7, 2004 under application no At the time of the approval future expansion of the facility was identified, potentially in the form of additional sports fields, a ball court, a youth (skate) park, and gymnasium expansion. Much of the expansion that was envisioned has been completed, with the exception of the Recreation Centre itself.

4 Page 4 Current Application The application proposes a Development Permit in order to permit the expansion of the Fraser Heights Recreation Centre. The expansion will more than double the size of the existing facility from 1,442 square metres (15,522 sq. ft.) to 3,089 square metres (33,250 sq. ft.) with a floor area ratio (FAR) of The expansion is being designed to comply with LEED Gold Certification, although it will not be certified. The applicant will utilize a variety of techniques to achieve this including efforts to reduce stormwater runoff, water usage, and energy use and waste during construction etc. A total of 186 parking spaces (41 new) are proposed which is deficient by 9 spaces from the Zoning By-law requirement of 195 spaces. The reduction in parking is offset through a joint use agreement for shared parking with the Surrey School District on the adjoining Fraser Heights Secondary School site which provides an additional 38 spaces for users of the Recreation Centre. As part of this proposal, 10 additional shared parking spaces will be added to the available shared parking for a total of 48 spaces. The Zoning By-law allows shared parking provided that a minimum 75 percent of the total required parking is provided for the individual use. Parks, Recreation and Culture staff are presently in discussions with the School District to update the existing Joint Use Agreement to reflect the current proposal. Arborist Report and Tree Location/Retention Plan The Arborist Report, prepared by BC Plant Health Care Inc. and dated July 27, 2010, identifies 37 non-bylaw sized trees on the developable portion of the site, all of which are proposed to be retained or relocated to accommodate the proposed development. In total 30 trees that are presently located on the north side of the existing Recreation Centre will be relocated. The remaining trees (7) are located on the south side of the building and can be retained in their existing location. PRE-NOTIFICATION No pre-notification notices were mailed as part of this application as it does not propose rezoning. No comments were received in response to the development proposal sign. The applicant held a Public Open House on June 15, 2010 to solicit community input for the project. Questions focussed on the project s timing, and on the programming (e.g. provision of additional showers, a sauna etc.) and on the design of the renovated facility. The applicant also met with the Fraser Heights Community Association to discuss the project and implemented a youth Talking Wall to identify additional wants or needs for the facility.

5 Page 5 DESIGN PROPOSAL AND REVIEW The existing Fraser Heights Recreation Centre is characterized by a series of slanting roof lines and articulated facades. The building materials incorporate painted concrete (grey colour), green metal flashing, laminated timber (glulam) and a corrugated metal roof (beige colour).the addition will utilize a different vernacular to express its uniqueness from the original building, but will be complementary to form a signature building. The development proposes a two-storey addition along the north side of the existing Recreation Centre. Parking will continue to be located at the front of the building. The proposal is for an additional 1,647 square metres (17,728 sq. ft.) to the existing building for a total floor area of 3,089 square metres (33,250 sq. ft.). The addition utilizes a modern design form with very straight lines. While a small 2-storey portion will be located directly adjacent the existing main entry (west elevation/ adjacent 160 Street), the majority of the expansion is recessed from the front of the building. The existing entry will continue to serve as the principal entry for the expanded Recreation Centre. Additional building exits are proposed on the north and east elevations. A balcony is proposed on the west elevation that overlooks the entry and parking area providing users space to meet on the outside of the facility. Additional lounge spaces are provided internally on both the first and second floors. The development provides extensive glazing along the north and, to a lesser extent, west elevations which helps to articulate these facades, in addition to allowing natural light into the gym area. This also has an added benefit of providing surveillance over the surrounding parking and parks space. Additional natural light will result from skylights that are planned along the southern and western portions of the proposed addition. The building s laminated timber roofing system will be visible through the glazing, which will help to soften the building s appearance and provide an interesting appearance from the exterior. The north elevation is further articulated by a projection that extends beyond the first floor for approximately 13 metres (43 ft.) at the building s midpoint. While the north and west elevations are much more visible from the public realm, the east elevation backs onto the existing playing fields at the rear of building. The primary design feature that is utilized on this facade is the provision of floor to ceiling windows which will help to illuminate a new exit stairwell. The proposed building materials incorporate extensive stucco (grey colour), fiber cement board (black colour), clear glass with black mullions and the aforementioned laminated timber. The expansion will facilitate the following uses: an additional gymnasium; a fitness centre offering space for free weights; stretching, cardio and gym machines; new and renovated washrooms; additional change rooms, and lounge space, a lunch room, office space, and storage space; and a renovated pre-school.

6 Page 6 It is expected that the following programming will be offered as a result of the addition: weight training programs including teen fit and seniors on weights; community development initiatives; additional weekend and evening preschool programs; parenting programs; cooking programs; community special events; and programs for seniors (e.g. pickleball and badminton). Please note that the listing provided is not comprehensive. Signage A low free-standing sign is proposed along 160 Street adjacent the site s southern access. The sign is proposed to be 1.7 metres (5.5 ft.) tall, approximately 0.20 metre (8 in.) thick, and is black in colour. Lettering will be lit from the inside. It is expected that a second sign requiring a Development Variance Permit will be proposed separately in the future. The expansion also proposes to remove the existing fascia signage on the west elevation and replace it with a new more visible sign above the existing entry on the south elevation. Access and Parking The principal vehicular access to the site will continue to be from 160 Street. A second access located south of the principal access will be restricted to right-in right-out. The development provides 186 surface parking spaces, 4 of which will be accessible for the disabled. A dedicated drop-off area for the pre-school is provided adjacent the main drive aisle along the west face of the building. This will provide good access and limit the potential for future conflict. A loading area is proposed adjacent the electrical room on the north elevation. Loading for garbage and recycling will be provided along the western boundary of the site, within a timber slat enclosure. Landscaping A pedestrian plaza is proposed at the buildings northwest corner that will be able accommodate a broad range of activities. The plaza will be comprised of crushed granite (gravel) and framed into individual sections with concrete pavers. It is expected that this area will be able to accommodate the following uses: weekend markets; community fairs; badminton; soccer; Tai chi; and volleyball. As part of the site s stormwater management plan, a bioswale will be located along the west side of the proposed parking area. The bioswale will be coordinated with landscaping in the boulevard to enhance the appearance of the parking area. The landscape plan also features the relocation of 30 trees (see arborist report section above) adjacent the new parking area / bioswale and a proposed pathway on the building s north side. Pedestrian connectivity will be increased significantly with the provision of 5 additional walkways, the majority of which will serve the new parking area and provide connection to the street, tennis courts and various parts of the building (e.g. entry, pre-school etc.). An additional pathway is proposed along the building s north wall that will connect to an existing pathway at the rear of the site.

7 Page 7 The hydro and gas kiosks which are presently located in a visible location adjacent the building s north wall will be retained in their existing location but screened with timber slat fencing to minimize their visual impact. ADVISORY DESIGN PANEL ADP Date: August 5, 2010 All of the ADP recommendations have been resolved to the satisfaction of the Planning and Development Department. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. ADP Comments Appendix III. Development Permit No Jean Lamontagne General Manager Planning and Development SML/kms v:\wp-docs\planning\plncom10\ sml.doc. 8/31/10 8:42 AM

8 Page 1 APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Nick Sully, SHAPE Architecture Inc. Address: West Hastings Street Vancouver, BC V6B 1H7 Tel: Properties involved in the Application (a) Civic Address: Street (b) Civic Address: Street Owner: City of Surrey PID: Parcel A Section 23 Block 5 North Range 1 West New Westminster District Plan BCP Summary of Actions for City Clerk's Office v:\wp-docs\planning\plncom10\ sml.doc. 9/10/10 8:51 AM

9 DEVELOPMENT DATA SHEET Page 2 Required Development Data Minimum Required/ Maximum Allowed Existing Zoning: RA Proposed (addition) Total LOT AREA* (in square metres) Gross Total 116,344 m² Road Widening area Undevelopable area Net Total 116,344 m² LOT COVERAGE (in % of net lot area) Buildings & Structures 40%.8% 2.0% Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) Front 8.5 m 46.9 m 46.9 m Rear 8.5 m m m Side #1 (North) 8.5 m 95.5 m 81.6 m Side #2 (South) 8.5 m m m BUILDING HEIGHT (in metres/storeys) Principal 9.0 m 8.5 m 8.5 m Accessory FLOOR AREA: Recreational 1,647 m² 3,089 m² TOTAL BUILDING FLOOR AREA 1,647 m² 3,089 m² DENSITY # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) FAR (net) PARKING (number of stalls) Recreational 195 (addition requires 99) 41 (+ 10 shared) 186 (+ 48 shared) Total Number of Parking Spaces Number of disabled stalls 2 4 Number of small cars Tandem Parking Spaces: Number / % of Total Number of Units Size of Tandem Parking Spaces width/length Heritage Site NO Tree Survey/Assessment Provided YES * If the development site consists of more than one lot, lot dimensions pertain to the entire site. v:\wp-docs\planning\plncom10\ sml.doc. 9/10/10 8:51 AM