Panorama Ridge misses the mark in providing a pedestrian friendly environment

Panorama Ridge, the area near 152nd Street and Highway 10, is a perfect example of Surrey’s confused persona. Is it trying to be an auto-centric suburb or a vibrant urban centre? On Sunday, I took a walk in the commercial area of Panorama Ridge.

One of the first things I noticed is that the area does a pretty good job of providing an urban residential neighbourhood. This is evident in the different housing choices in Panorama Ridge. Things start to break down in the commercial and retail area.

At the corner of 152nd Street and Highway 10 is the Panorama Village Strip Mall. It uses higher-quality building material and includes pedestrian amenities. One of the strangest things about the development is the pedestrian plaza at the corner of the property. It’s a very nice plaza with high-quality lighting, sidewalks, and benches, and in and of itself would be a great place to eat your lunch or hear a street performance. The problem is you have a parking lot surrounding two sides of the plaza and highways surrounding the other sides. Who wants to hang around an area where cars and semis are barrelling by at 80 – 100km/h? It seems like this plaza was building to prove on a sheet of paper how pedestrian-friendly the development was hoping that council would not look at it in the context of the overall area.

Speaking about that, on the other side of 152nd Street is another strip mall that attempts to be pedestrian friendly. It even includes buildings that front Highway 10 with entrances and all. Again, this looks great on a sheet of paper, but who wants to take a stroll along Highway 10 with its narrow sidewalks to visit the shops?

I have to give Surrey credit for at least thinking about pedestrian amenities, but like they say: land-use cannot be independent of the transportation system. How could this area actually accommodate a pedestrian environment plus the needs of a major highway? Boulevard that provide a buffer between high-speed traffic and slow-speed traffic.


Surrey is a city in transition and Panorama Ridge is another example of how the city is starting to embrace the ideas of urbanity, but is still holding on to the suburban past.

Posted in Development, Town Centre | Tagged , , , , , , | 1 Comment

City Hall launches arts centre offensive

Five days after we said the performing arts centre project is dead on arrival, City Hall has proclaimed it is “moving ahead” with the facility. The Mayor’s Office announced today that is has hired Bing Thom Architects as the consultant for the project. They will initiate “programming work” entailing site selection, budget preparation and project timelines.

The City’s press release invokes Surrey’s growing population as the key for necessitating a third performing arts centre:

“The City of Surrey has half a million residents and we need a major performing arts facility if we’re going to create a dynamic downtown core and foster our creative economy,” says Mayor Dianne Watts.

Once again, the City is calling on senior governments or the private sector to help fund the project, both possibilities that we shot down in our previous article as highly unlikely due to current budget cuts and tight capital in today’s economy.

While the project is commendable in its effort to build more arts infrastructure, we continue to question where the tens of millions will come from to build this centre, as well as the local demand for such a grand facility in a City with no major permanent performing arts groups. Without a comprehensive analysis on the cost/benefit ratio of the project, the Mayor and Council are simply wading into a potential multi-million dollar boondoggle that could saddle taxpayers with unnecessary debt for years to come.

Posted in City Hall, Whalley | Tagged , , , , , , | 1 Comment

New performing arts centre? Don’t count on it.

One of the long standing pledges Mayor Watts has made to the community is her plan to build a 1,600 seat performing arts centre Downtown. It was first expressed in her 2008 re-election campaign and has remained on the books ever since. The promise will remain more concept than reality though as the proposed budget only commits $5 million towards the project in the year 2016, all of which will go towards design.

In concert with those funds is $1 million to relocate the North Surrey Ice Arenas from their existing site around the Recreation Centre. The current plan is to demolish and re-build those rinks elsewhere, possibly with a private partner. The relatively new fitness facilities and the recently renovated pool will remain, while the land to its east will become the site of the performing arts centre. The parking lot and bus loop will eventually become the location of new SFU expansions.

However, the likelihood of this facility moving forward in a timely fashion continues to diminish. Based on its 1,600 seater size, the arts centre would be, by far, the largest suburban theatre in Metro Vancouver, besting the Bell Centre in Surrey, the Kay Meek Centre in West Vancouver, the Shadbolt Centre in Burnaby, and the Chan Centre in Vancouver.

A performing arts centre, roughly half the size proposed by Mayor Watts, was completed in Burlington two years ago for nearly $40 million, only $4 million of which was contributed by the federal government. With hundreds of millions in debt for the new City Centre Library, City Hall, new pools and recreation expansions city-wide, there’s little appetite for more lending to pay for a third performing arts centre for Surrey. While Council was successful in getting Ottawa and Victoria to foot $10 million each for the new Library, don’t expect such financial windfalls to occur again as those contributions were time-limited economic stimulus funds.

With no capacity to fund the project on its own, and little chance of any major funding from senior levels of government, its becoming increasingly unlikely that this political promise will be fulfilled. The manoeuvring in the new budget is the most visible evidence that it won’t be happening. Don’t keep your hopes up folks.

Posted in City Hall, Whalley | Tagged , , , , , | 2 Comments

The streetcar suburb in Surrey

When people talk about the success of urbanity in Vancouver one of the things that stands out is how its neighbourhoods where built around the streetcar. In Vancouver’s case streetcars became trolleybuses, but service continued to be frequent making these neighbourhoods transit-friendly by default. In Surrey, we also had communities that were built around the streetcar/interurban, but instead of making transit better, we made it worse until this century. I was walking around the Cloverdale town centre the other day and snapped a few pictures.

One of the first things that I noticed is that the City of Surrey has been trying hard to spruce up the area, but it still feel like the place is not running on full-steam. The problem with the Cloverdale town centre is that it was built around transit, but today there is only a bus that runs every 30 minutes (and is not the most direct of routes.) Cloverdale cannot thrive without transit. This brings me to the age old problem that we have in Surrey.

Surrey wants to become more sustainable and less reliant on the automobile, but it’s really hard to design for transit when there is no transit being provided. Clayton Heights was designed around transit, there is no transit, and now there are parking problems. Cloverdale was built around transit, but even with the city’s effort to build mixed-use, strip malls are still popping up like weeds. The more I look around Surrey, the more that I am convinced that TransLink’s model of building transit after density is flawed. Transit and transit-friendly design must be provided from the get-go. Right now developers pay money for roads, water, sewer, and parks. Maybe they should also pay for transit for a set period of time? If transit and development doesn’t go hand in hand, I fear that Whalley will be the only “sustainable” centre in Surrey.

Posted in Cloverdale, Development, Transport, Whalley | Tagged , , , , | 1 Comment

54-storey tower joining City Hall soon

The proposed project is the white tower across from the library and behind this early design of City Hall

Hidden in the recently approved building permit for City Hall, as well as the most recent update of the master list of City Centre developments, is the next big step in the transformation of Downtown Surrey.

The Surrey City Development Corporation is partnering with the Century Group to build a 54-storey mixed use tower opposite the new City Centre Library on City-owned land. The proposal includes ground floor retail, four floors of office space, twenty storeys of hotel space, and 36 floors of residential units. Documents claim that the project is expected to move forward later this year.

This project does not appear to include the eastern tower of the so-called City Hall Phase Two. Rather, it looks as though the development will be built on the site long thought to belong to the promised Performing Arts Centre, pushing that facility to the south, either as part of the re-development of the Recreation Centre or its parking lot. Three images from earlier site proposals in 2010, seen above and below, confirm this layout.

With the included hotel space, this project could satisfy the requests from the Surrey Board of Trade, which has publicly stated its desire for a “Pan Pacific-style hotel and convention centre” in the Downtown area. Presumably, developing this portion of the land with a private partner will also help recoup some of the costs of the City Hall building, or possibly generate revenues that could go towards construction of the Performing Arts Centre.

We have sought out clarification and more details on this proposal from the City and the Century Group. We will bring you more information as we receive it.

UPDATE: Century Group has informed us that they intend to make the full details of this project public in the coming weeks. Stay tuned.

Posted in City Hall, Development, Whalley | Tagged , , , , , | 3 Comments

Time to revive the B-Line in Surrey

Fifteen years ago, BC Transit introduced the first B-Line rapid bus service between UBC and Lougheed Mall. It was eventually joined by the now-defunct 98 B-Line to Richmond and the 97 B-Line to Coquitlam, both in 2001. Since the death of the 98, the brand has slowly entered decline – with the pending completion of the Evergreen Line in 2016, only the original route will survive, though even it is counting its days.

It is, in many ways, a testament to the service’s success that all three routes will become Vancouver transit history. The concept was brilliant: for a modest dollar, introduce fast, frequent, reliable and simple bus service to extend the reach of the rapid transit network. Wrapped around the strong brand of the B-Line, this was a service that, along with SkyTrain or the SeaBus, a layman could, and did, take. The B-Lines were tremendously successful at attracting new riders from their cars and building up ridership along key transport corridors. Many of the B-Line’s original innovations, from modern shelters, to effective signage, to automated stop announcements, are now an everyday feature through the entire transit system.

Thus it is with a heavy heart that the B-Line brand has been left to die a slow and painful death into irrelevancy. For years, TransLink has contemplated upgrading the 135 bus along Hastings and the 41 bus on 41st Ave to B-Line status, but for whatever reason has resisted. Even the long awaited B-Line on King George appears to be eschewing the brand, adopting the moniker of the “399″ instead.

Here, TransLink is making a large mistake. The B-Line brand is an incredible marketing tool for both the organization and transit in the region. The name “B-Line” is synonymous with the type of transit many long for: fast, frequent, reliable, and simple. It is hardly surprising that when people ask for better transit, they often request a B-Line for their city.

With the pent up pressure to improve transit in Surrey, along with the concerted investments in the South Fraser area over the past several years, now is the time for TransLink to revive the B-Line brand.

Along Surrey’s two busiest corridors, and obvious routes for future rail transit, are the 502 bus on Fraser and the 321 bus on King George. Most of the features of a B-Line service are already in place along these routes. Both operate throughout the day at high frequencies – the 502 comes every 5 minutes at peaks and every 15 in the afternoon, while the 321 between Newton and Surrey Central goes every 7-8 minutes! With such high frequencies, customers don’t need to worry about planning around a schedule, because another bus will shortly be on its way.

With the new signage coming down the pipeline, no new investments would need to be made here. The City of Surrey has also installed beautiful, modern bus shelters over the past couple years. All the buses now have automated stop announcements, as well as GPS tracking. The only area some money might need to contributed is in the installation of transit priority measures at key choke points during rush hour – perhaps some modified traffic signals or queue jumpers – to help keep the buses on schedule.

Therefore, the most significant aspect of the whole endeavour is just reviving the moribund B-Line name. If the 502 and 321 look like B-Lines and run like B-Lines, we ought to call them B-Lines! In doing so, TransLink, as well as local politicians, would all gain a big reputation boost, as citizens would perceive them to finally be making a large service improvement. Unbeknownst to them, the service has quietly improved over the years. The investments made over the past few years in Surrey have gone generally unnoticed by the public, as there hasn’t been the splashy media announcements that accompany a strong brand like B-Line.

The King George B-Line is expected to be introduced later this year. Let’s scrap the 399 idea, and call it the 96 B-Line; Metro Vancouver’s fourth official B-Line service, promising fast, frequent, reliable, simple rapid transit to the South Fraser area. And once the last major stretch of the Fraser Highway expansion completes in the next year, let’s relaunch the 502 as the 95 B-Line in 2013, along with the 94 B-Line on the expanded Highway 1. While we’re at it, let’s rename the 135 and 41 buses as well.

B-Lines are not just another bus. With the name comes an addition to the maps in our SkyTrains, as well as the maps in our minds. Choice riders, those who may take the SkyTrain into town to avoid traffic, view B-Lines as an extension of that praise worthy system. If the service is already essentially up to the B-Line standard, deliberately choosing not to capitalize on the positive brand that took 15 years to build would simply be boneheaded on TransLink’s part.

Posted in Transport | 3 Comments

Surrey’s Dual Personality – Cloverdale Mall

Surrey is a city in transition going from a suburban to vibrant urban community. The city is in its adolescence, still a bit awkward and not quite sure of itself and its new identity. Nowhere is this more evident than in Cloverdale.

Earlier last year, we posted about the urban village that is being proposed for the old Cloverdale Mall site.

Cloverdale Mall’s “West Village”

Cloverdale Mall’s “West Village”

As you can see, the site has been cleared and is ready for something that will hopefully be much better. You might think that this is a 100% good news story, a mixed-use, walkable, and all that great stuff development, but if you look right across the street, you will find a new strip mall under construction.

Old Cloverdale Mall Site

Old Cloverdale Mall Site

Surrey tore down the old mall to build an urban village and then approved, right across the street, a new mall!

This is the current split personality of Surrey, trying to be on one hand urban and transformative, yet on the other hand still clinging to suburban-style development. It’s just really odd to see and seems counterproductive.

Brick Yard Station - New Mall

Brick Yard Station - New Mall

Brick Yard Station

Bad Urban Design - Mall turnes its back from the street

Why allow a strip mall that breaks all the rules of good urban design to be built right next to a development that is trying to revitalize and build a better Cloverdale? Like I said earlier, Surrey is a community in transition and I’m sure we will have to endure a few more years of this sort of development until Surrey finally blossoms into full urbanity.

Posted in Cloverdale, Development | Tagged , , , , , , | 1 Comment