Bylaw to Adopt an Official Community Plan for the City of Surrey, No. 21900
Surrey, British Columbia
· adopted 2026-06-15
This is the exact embedded text of the captured official document.
Snapshot 082baa629364 · verified 2026-08-23 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
CITY OF SURREY
BYLAW NO. 21900
A Bylaw to adopt an Official Community Plan for the City of Surrey
WHEREAS pursuant to the provisions of Section 472 of the Local Government Act, RSBC
2015, chapter 1, Council may, by bylaw, adopt an Official Community Plan;
AND WHEREAS pursuant to the provisions of Section 475(1) of the Local Government Act the
Official Community Plan was prepared with consultation with persons, organizations and
authorities the City of Surrey considered would be affected, including the general public
through open houses, workshops, and on-line and written communication;
AND WHEREAS pursuant to the provisions of Section 475(2) of the Local Government Act
the Official Community Plan was prepared with consultation with, and Council gave notice
to adjacent Municipalities, First Nations, Surrey School District, Metro Vancouver Regional
District, Provincial Government and their agencies;
AND WHEREAS pursuant to the provisions of Section 477 of the Local Government Act, after
First Reading, City Council has given consideration, in sequence, to its most recent Financial
Plan, the Metro Vancouver Integrated Liquid Waste Resource Management Plan and
Integrated Solid Waste and Resource Management Plan, and referred the Official
Community Plan to the Agricultural Land Commission for comment, prior to the Public
Hearing;
AND WHEREAS the Regional Context Statement was forwarded to Metro Vancouver
Regional District after Third Reading and the Regional Context Statement was accepted by
the Metro Vancouver Board of Directors prior to Final Adoption of this Bylaw;
NOW THEREFORE the City Council of the City of Surrey, ENACTS AS FOLLOWS:
1.
This Bylaw may be cited for all purposes as the "Surrey Official Community
Plan Bylaw, 2026, No. 21900".
2.
The "Surrey Official Community Plan Bylaw, 2013, No. 18020" and all
amendments and resolutions related thereto are hereby repealed.
3.
Council hereby adopts as its Official Community Plan the document entitled
"Surrey 2050: Official Community Plan", a copy of which is attached hereto as
"Schedule A" and made part of this bylaw.
PASSED FIRST READING on the 23rd day of February, 2026.
PASSED SECOND READING on the 23rd day of Februa1y, 2026.
PUBLIC HEARING HELD thereon on the 9th day of March, 2026.
PASSED THIRD READING, as amended on the 9th day of March, 2026.
RECONSIDERED AND FINALLY ADOPTED, signed by the Mayor and Clerk, and sealed with
the Corporate Seal on the 15th day of June, 2026.
~
a
-~ ~-=1--~~~~-=~ __ MAYOR
~-c:-
~ -=
W'-=----~----,____CLERK
- 2 -
Surrey 2050 | 1
Schedule A
Surrey 2050 | A2
Land Acknowledgement
Surrey is located on the traditional
territories of the Semiahmoo, Katzie,
Kwantlen, Kwikwetlem, Qayqayt, and
Tsawwassen First Nations.
We acknowledge the profound
connection they have to the lands and
waters in and around Surrey.
.
Surrey 2050 | A3
Land Acknowledgement
Surrey is located on the traditional territories of the
Se'mya'me (Semiahmoo), q̓ic̓əy̓ (Katzie), qw̓ɑ:nƛ̓ən̓
(Kwantlen), kʷikʷəƛ̓əm (Kwikwetlem), qiqéyt
(Qayqayt), and scəw̓aθən məsteyəxʷ (Tsawwassen)
First Nations.
We acknowledge the profound connection they have
to the lands and waters in and around Surrey.
Surrey 2050 | A4
Table of Contents
A
Introduction
Page
A1
World-Class City
A11
A2
Global, Regional, City & Neighbourhood Scales
A14
A3
Vision for Surrey
A17
B
Growth Strategy
B1
City Structure
B4
B2
Residential Growth Areas
B14
C
Land Use Designations
C1
Conservation Designations
C6
C2
Agricultural & Rural Designations
C7
C3
Suburban Designations
C10
C4
Urban Designations
C11
C5
Low-Rise Designations
C14
C6
Mid-Rise Designations
C16
C7
High-Rise Designations
C18
C8
Employment Designations
C20
C9
Notes
C25
D
Policies
D1
Housing
D5
D2
Transportation
D11
D3
Economy
D20
D4
Community Infrastructure
D24
D5
Agriculture & Food Systems
D35
D6
Climate, Natural Hazards & Emergency Preparedness
D40
D7
Natural Assets, Biodiversity & Green Infrastructure
D46
D8
Utilities
D51
E
Implementation
E1
Governance Framework
E5
E2
Regional Growth Strategy
E6
E3
Implementation Tools
E7
E4
OCP Amendments
E10
E5
Legislatively Required OCP Updates
E12
E6
Infrastructure and Amenity Delivery
E13
Surrey 2050 | A5
F
Maps
Map F1 Land Use Designations
F4
Map F2 City Centre CBD Key Map
F14
Map F3 Secondary Plan Areas
F15
Appendices
1
Glossary
2
Development Permit Guidelines
Form and Character Development Permit Area, Hazard Lands Development Permit Area, Sensitive Ecosystem
Development Permit Area, Agricultural Development Permit Area
3
Regional Context Statement
4
OCP Bylaw Amendments
List of Figures
A3
City Priorities Diagram | A17
B1
City Structure Map | B5
B1.1
Communities Map | B7
B1.2
Transit Map | B9
B1.3
Employment Lands Map | B11
B1.4
Natural Areas & Agricultural Lands Map | B13
B2
Residential Growth Areas Map | B15
C
Land Use Designation Map | C5
C1.1
Conservation-Recreation Diagram | C6
C2.1
Agricultural Diagram | C7
C2.2
Rural Diagram | C8
C2.3
Suburban-Urban Reserve Diagram | C9
C3
Suburban Diagram | C10
C4.1
Urban I Diagram | C11
C4.2
Urban II Diagram | C12
C4.3
Urban III Diagram | C13
C5
Low-Rise Diagram | C15
C6
Mid-Rise Diagram | C17
C7
High-Rise Diagram | C19
C8.1
Industrial Diagram | C20
C8.2
Employment I Diagram | C21
C8.3
Employment II Diagram | C22
C8.4-A Central Business District Diagram | C23
C8.4-B Central Business District Area Key Map | C24
D2.1
Road Classifications Map | D13
D2.2
Cycling Network Map | D15
D2.3
Transit Network Map | D17
D2.4
Goods Movement Map | D19
D4.1
Community Facilities Map | D26
D4.3
Parks Map | D29
D4.5
Heritage Sites and Routes Map | D32
D4.6
Schools Map | D34
D5.1
Agricultural Land Reserve Map | D37
D6.3
Aggregate Deposits Map | D45
D7.1
Green Infrastructure Network Map | D48
D8.1-A Water Distribution Infrastructure Map | D53
D8.1-B Sanitary Sewer Infrastructure Map | D54
D8.2
Stormwater Infrastructure Map | D56
D8.5
District Energy Systems Map | D60
Part A - Introduction
Surrey 2050 | A6
Surrey 2050 | A7
Part A - Introduction
Surrey 2050 | A8
Introduction
Surrey 2050 is the City of
Surrey's ("the City") Official
Community Plan (OCP), an
overarching document that
guides Surrey's growth and
development. It articulates the
City's long-term vision for Surrey
and provides a city-wide growth
framework, lot-specific land use
designations, and policies
designed to shape city
development.
Shaping Surrey 2050
Developing an OCP is a comprehensive and
collaborative process. It brings together data
analysis, policy review, cross-departmental
coordination, and community input to create a
long-term vision and practical framework for a
city's growth and evolution.
By examining data on housing, employment, the
environment, and other conditions, the City can
identify Surrey's current challenges and
opportunities. Reviewing existing policies to
determine which remain relevant, which require
updates, and which are no longer effective
ensures that the OCP reflects both the realities
of today and the ambitions for tomorrow. Input
from City staff helps to make the OCP clear,
accessible, and useful in everyday decision-
making.
Drawing on best practices in planning, housing
policy, and land use management - while
aligning with regional and provincial strategies -
grounds the OCP in proven approaches while
leveraging the good work that is already
underway. Consultations with Surrey's residents
are also a vital component of the process, and it
is crucial that their values, priorities, and
feedback play a large role in shaping the future
of the city in which they live.
Part A - Introduction
Surrey 2050 | A9
Chapter Overview
A1
World-Class City
A2
Global, Regional, City &
Neighbourhood Scales
2.1 At a Global Scale
2.2 At a Regional Scale
2.3 At a City Scale
2.4 At a Neighbourhood Scale
A3
Vision for Surrey
3.1 Housing For All
3.2 A Thriving and Diverse Economy
3.3 A Vibrant Downtown
3.4 Livable, Equitable, Connected
Neighbourhoods
3.5 Climate Resilience and a Healthy
Natural Environment
Part A - Introduction
Surrey 2050 | A10
List of Figures
A3
City Priorities Diagram
Part A - Introduction
Surrey 2050 | A11
A1 World-Class City
This is a pivotal moment for Surrey. The city is
growing fast and will be home to a million
residents within the next few decades. The
future is one of possibility. One million residents
mean economic strength, cultural vitality, and a
critical mass that can attract major employers,
grow post-secondary institutions, and sustain
major hospitals, cultural facilities, and
entertainment venues. One million residents
reinforce Surrey's capacity and influence to lead
on regional housing, transportation, and
economic development solutions.
Surrey is also dynamic. All of the features of a
complete city are here: economic and cultural
diversity, industrial and commercial activity, a
burgeoning downtown, multiple higher
education and health care institutions, market
access through cross-border connections and a
growing port, and more.
As Surrey grows, it has the opportunity to
become a world-class city - a vibrant, globally
competitive, and highly livable place with a
unique character and a diverse population in one
of the world's most beautiful locations. Surrey
can build on its reputation as a place in which
businesses invest and people want to live, work,
and visit. The city can become a regional cultural
hub and destination for people who want to
experience the exciting events and festivals that
highlight Surrey's diversity.
Capitalizing on this opportunity will require
addressing the challenges that come with
growth and a changing world. Surrey's rapidly
rising population can lead to congestion, housing
affordability issues, and stress on infrastructure
and services. Planning and policies must
anticipate the needs of a larger population and
ensure that Surrey's livability continues to rise.
At the same time, policies must support
Surrey's resilience by contending with the
impacts of climate change, trade tensions, and
broader economic uncertainty.
By seizing today's opportunities and meeting its
livable, and globally competitive centre.
Top: Blackie Spit Beach
Bottom Left: Surrey Canada Day
Bottom Right: Surrey City Hall
Part A - Introduction
Surrey 2050 | A12
Surrey City Centre
Part A - Introduction
Surrey 2050 | A13
Part A - Introduction
Surrey 2050 | A14
A2 Global, Regional, City &
Neighbourhood Scales
Surrey 2050 approaches the City's development holistically, considering Surrey's role and vision for the
future at four different scales.
2.1. At the Global Scale
Becoming world class city requires thinking
globally. Flagship projects - including the new
Simon Fraser University School of Medicine and
Surrey's new Entertainment District - will draw
visitors, students, professionals, and investment
from around the world. The City also recognizes
the importance of international trade to the local
economy, supported by the Surrey's proximity
to the U.S. border and the expanding Fraser
Surrey Port Lands, which connect local
businesses to markets throughout the rest of
the world. Surrey's diverse population further
strengthens global connections, linking the city
to communities across the globe. Thinking on a
world-class level also means embracing
international best practices in planning, including
the use of new technologies such as artificial
intelligence in service delivery.
2.2. At the Regional Scale
Surrey plays a vital and evolving role in the
region as Metro Vancouver's second
metropolitan centre and soon to be the
province's most populous city. With significant
residential, industrial, and agricultural land
capacity, Surrey is uniquely positioned to help
address regional housing and growth pressures.
City policies align with regional and provincial
commitments, and Surrey's scale allows it to
play an outsized role in achieving shared targets.
Surrey also has the capacity to expand health,
education, and transit infrastructure to support
regional growth and development. With its
diverse economy, strategic location, and rich
cultural fabric, Surrey will play an increasingly
important role in shaping how Metro Vancouver
grows and evolves in the decades ahead.
Part A - Introduction
Surrey 2050 | A15
2.3. At the City Scale
The City has taken a strategic approach to
managing growth at the city level, shaped in large
part by Surrey's unique geography and
composition: a vast land mass with three major
residential and employment areas and multiple
town centres, all divided by an expansive
Agricultural Land Reserve that weaves between
them. A key objective is to strengthen connections
among these areas, creating a more cohesive city.
Town Centres and transit corridors will be focal
points of new housing, jobs, and services, while a
vibrant City Centre will anchor the economy as a
commercial and cultural hub without
overshadowing local centres. City-wide priorities
such as emission reductions, arts and culture,
transportation, housing affordability, and climate
resilience are also considered at this scale.
2.4. At the Neighbourhood Scale
Surrey today is a city of diverse neighbourhoods.
While some function as complete communities,
others continue to be defined by large expanses of
single-family homes. A key priority is to make all
neighbourhoods more complete - that is, places
that feature a balanced mix of housing, jobs,
services, amenities, and transportation options.
This aim aligns with the complete community
planning approach, which envisions communities in
which residents can meet most of their daily needs
conveniently and close to home. It's a concept that
shapes City policies across land use, housing, parks
and public spaces, transportation networks,
infrastructure, and community services. Over time,
every neighbourhood should be a more complete
community that offers easily accessible options to
meet the full range of residents' needs.
Considering these different scales helps the City
maintain alignment between its big-picture goals
and street-level realities. It also helps to ensure that
the City's ambitions and implementation remain in
sync across all City divisions and that local policies
are consistent with international commitments,
such as those outlined in the Climate Change
Action Strategy.
Crescent Beach
Part A - Introduction
Surrey 2050 | A16
Holland Park in City Centre
Part A - Introduction
Surrey 2050 | A17
A3 A Vision for Surrey
The following vision statement directs the City's approach to policy and planning:
VISION
Shaping a thriving, green, inclusive city for one million people.
This vision was informed by insights gathered
through consultations with the community. The
City engaged residents across Surrey to
understand what they value most, what
challenges they face, and which priorities they
feel should guide Surrey's growth.
Residents identified livability, affordability, and
safety as the primary values that should guide
long term planning. These values helped inform
five priorities (see Figure A3) that the City
established to guide Surrey 2050's
development.
Figure A3: City Priorities Diagram
Part A - Introduction
Surrey 2050 | A18
CITY PRIORITIES
3.1. Housing for All
Housing availability and affordability are
essential to livability and economic growth. To
thrive as a city of one million residents, Surrey
must have a sufficient supply and mix of
housing to meet the full spectrum of resident
needs. This includes private homeownership,
market rentals, and non-market options such as
subsidized, supportive, and transitional housing.
Prioritizing new supply in areas of higher density
and near transit will be key. The City aims to
create the conditions that will enable
developers, builders, non-profits, and other
levels of government to deliver the range of
housing options needed to support a livable and
affordable future.
3.2. A Thriving and Diverse
Economy
The City's core economic goal is to achieve one
job for every resident in the labour force.
Achieving this goal hinges on growing a diverse
and resilient economy that provides
opportunities for people of all skills, education
levels, and backgrounds. This entails protecting
our employment lands and maximizing their
potential to provide local job opportunities and
support entrepreneurship. Making the most of
Surrey's industrial land - which accounts for
20% of the region's total - is also crucial.
Policies that encourage intensification and
densification of industrial sites can help to
attract new investment and create jobs. At the
same time, protecting the Agricultural Land
Reserve, which comprises over a third of
Surrey's land base, will ensure that farming and
farmers remain a vital part of the city's economy
and identity. By creating an environment that
supports businesses, fosters investment, and
encourages growth across sectors, Surrey can
strengthen its economy and promote long-term
prosperity.
Top: Surrey Central SkyTrain Station
Bottom Left: Fraser River log transportation
Bottom Right: Aerial photo of residential area
Part A - Introduction
Surrey 2050 | A19
CITY PRIORITIES CONTINUED
3.3. A Vibrant Downtown
Surrey City Centre is located at the heart of the
region and is emerging as its second downtown
- a vibrant, high-density hub that blends
residential, commercial, and cultural life. New
residential and mixed-use development, parks,
public art, and cultural spaces - alongside the
creation of a new Entertainment District - are
transforming the area into a dynamic hub of
activity. The growth of institutional, medical, and
government offices within a newly established
central business district further strengthens City
Centre's role as a major employment centre.
City policies support the creation of a downtown
that welcomes new residents and attracts
visitors from across the region to live, work,
shop, dine, and socialize in a safe, walkable, and
distinctive place.
3.4. Livable, Equitable,
Connected Neighbourhoods
Connection is at the heart of livability. Social
connections, mobility networks, and access to
daily needs all contribute to health, well-being,
and equity in Surrey's communities. City policies
that create welcoming public spaces and
support a diverse housing mix can strengthen
these connections by enabling people of
different ages, incomes, and abilities to live and
gather together within the same neighbourhood.
Livable and equitable communities are created
when every resident can access the
opportunities, services, and spaces they need to
thrive. By embedding equity into planning,
removing systemic barriers in policy and
practice, and directing services to currently
underserved areas, the City can ensure that
growth strengthens inclusion, accessibility, and
quality of life for all.
Part A - Introduction
Surrey 2050 | A20
CITY PRIORITIES CONTINUED
3.5. Climate Resilience and a
Healthy Natural Environment
Surrey's climate goals and environmental
priorities are deeply interconnected. Surrey's
climate-related vision - established in its Climate
Change Action Strategy - is to become a zero-
carbon, climate-resilient city by 2050. Policies
related to transportation, land use, housing,
utilities, biodiversity and natural spaces can help
reduce greenhouse gas emissions and help the
city adapt to climate-related events. A healthy
natural environment in which biodiversity can
flourish is also essential to Surrey's livability and
long-term resilience. Surrey's natural systems,
green spaces, and urban forests not only hold
intrinsic value but also help the city adapt to
climate change while providing vital co-benefits
related to health, recreation, and community
connection.
Surrey street with treed boulevard
Part A - Introduction
Surrey 2050 | A21
Part B Growth Framework
Surrey 2050 | B1
Part B - Growth Strategy
Surrey 2050 | B2
Growth Strategy
The Growth Strategy describes
how the City will accommodate
population growth, intensify
employment lands, and protect
natural areas.
Surrey is projected to reach one million
residents by 2050. To accommodate and
manage this growth, the City needs to plan for
more housing, services, community amenities,
public infrastructure, and employment
opportunities.
The growth strategy considers how the City will
increase housing supply, concentrate density
near transit, and support diverse, complete
communities while responding to Surrey's
unique local needs.
It provides a framework to guide decision
making, secondary planning, and policy
development. Planning for growth using this
framework ensures that Surrey can
accommodate growth in a sustainable, resilient,
and community-focused way.
The growth strategy is not parcel-based. It
conceptually illustrates Surrey's future growth. It
does not convey future development potential.
The growth strategy is implemented through
Land Use Designations (see Part C) and Policies
(see Part D).
Part C - Land Use Designations
Surrey 2050 | B1
Chapter Overview
B1
City Structure
1.1 Grow Complete Communities
1.2 Grow Near Transit
1.3 Intensify the Employment Land Base
1.4 Protect Natural Areas and
Agriculture Lands
B2
Residential Growth Areas
2.1 City Centre
2.2 Town Centres
2.3 Planned Neighbourhoods
2.4 Infill Growth Areas
Part B - Growth Strategy
Surrey 2050 | B2
List of Figures
B1
City Structure Map
B1.1
Communities Map
B1.2
Transit Map
B1.3
Employment Lands Map
B1.4
Natural Areas & Agricultural Lands Map
B2
Residential Growth Areas Map
Part B Growth Framework
Surrey 2050 | B3
Aerial view of Fleetwood
Part B - Growth Strategy
Surrey 2050 | B4
B1 City Structure
Surrey is made up of eight distinct communities:
Whalley, Guildford, Fleetwood. Newton,
Cloverdale, Clayton, Grandview and
Semiahmoo. Together, these eight communities
provide the organizing framework for the city.
These communities contain residential
neighbourhoods. Neighbourhoods are supported
by non-residential lands, such as industrial and
employment lands, natural areas, and
agricultural lands. This is where residents work
and recreate, and how, supply chains for food
and other goods are sustained.
Additionally, every community contains a core
growth area (City Centre or a Town Centre). This
is where housing, services, amenities, and
public facilities are concentrated. Growth areas
are connected to one another and the region by
transit.
The City Structure Map (see Figure B1)
illustrates how these elements and the
objectives of the growth strategy come
together, city-wide.
Goal:
Accommodate population
growth, intensify employment
lands, and protect natural areas.
Objectives:
1.1
Grow Complete Communities
1.2
Grow Near Transit
1.3
Intensify Employment Lands
1.4
Protect Natural Areas,
Parkland, & Agriculture Lands
Part B Growth Framework
Surrey 2050 | B5
Figure B1
City Structure Map
This map is for general reference and is not
parcel-based. It does not convey future
development potential. Refer to Land Use
Designations (see Part C).
Part B - Growth Strategy
Surrey 2050 | B6
OBJECTIVE
1.1 Grow Complete Communities
The growth strategy envisions all eight
communities growing and maturing as complete
communities. A complete community consists
of residential neighbourhoods supported by non-
residential lands, and a core growth area.
Complete communities reduce automobile
reliance and greenhouse gas emissions by
increasing accessibility. They promote a
stronger sense of belonging and reduce
isolation. They also enable residents from a
range of lifestyles, ages, and incomes to live
comfortably and conveniently in the same
neighbourhood.
While differing in character and built
environment, all complete communities have
the following common features:
-
Housing Diversity: a mix of housing
options, including types, sizes, and
tenures (see D1 Housing).
-
Transportation Options: a variety of
transportation options including walking,
cycling, and transit (see D2
Transportation).
-
Employment Opportunities and
Commercial Convenience: access to
jobs, shops, and services (see D3
Economy).
-
Community Amenities: a range of
facilities and spaces, such as schools,
parkland, recreation centres, and
libraries (see D4 Community
Infrastructure).
-
Natural Areas: places that enable
biodiversity and connection to nature
(see D7 Natural Assets, Biodiversity, &
Nature-Based Infrastructure)
Part B -- Growth Framework
Surrey 2050 | B7
Figure B1.1 Communities Map
This map is for general reference and is not
parcel-based. It does not convey future
development potential. Refer to Land Use
Designations (see Part C).
Part B - Growth Strategy
Surrey 2050 | B8
OBJECTIVE
1.2 Grow Near Transit
Growing near transit facilitates the development
of complete communities. It decreases
automobile dependence, reduces emissions and
traffic congestion, and increases housing
affordability, quality of life, and accessibility for
users of all ages and abilities. In turn, the area's
population and jobs support higher transit
ridership which can lead to further transit
investment and improvement. By directing
growth to the existing transit network and
growing the transit network, the growth strategy
envisions more of the population living in transit-
served areas.
1.2.1 Directing Growth to the Existing Transit
Network
Within the existing transit network, intensification
of residential lands is prioritized as follows:
-
Highest-Order Transit
SkyTrain stations, their associated Transit
Oriented Areas, and future Bus Rapid Transit
stations are the highest priority for
intensification. Growth and intensification in
areas supported by first-order transit is
considered through the completion of a
Secondary Plan.
-
Second-Order Transit
The RapidBus network, Bus Exchanges and
their associated Transit Oriented Areas are
often appropriate for intensification. Growth
and intensification in areas supported by
second-order transit is considered through
the completion of a Secondary Plan.
-
Third-Order Transit
The Major Transit Network, Frequent Transit
Network and Frequent Bus Stop Areas
provide reliable, frequent transit service.
They often serve unplanned areas which
may be appropriate for some intensification.
1.2.2 Growing the Transit Network
As public transit service improves through
collaboration with TransLink (see Policy Action
D2.3.8), the City will undertake and prioritize
planning processes in conjunction with major
transit investment.
Part B -- Growth Framework
Surrey 2050 | B9
Figure B1.2 Transit Map
This map is for general reference and is not
parcel-based. It does not convey future
development potential. Refer to Land Use
Designations (see Part C).
Part B - Growth Strategy
Surrey 2050 | B10
OBJECTIVE
1.3 Intensify Employment Lands
Employment Lands are areas designated for industrial and employment uses. They provide space for
industry and for a diverse economy (see D3 Economy). The growth strategy envisions the protection and
intensification of existing employment lands to increase employment on a constrained land base.
1.3.1 Industrial Lands
Industrial lands are located near ports, railways,
and highways for efficient goods movement.
Industrial operations are generally not compatible
with residential uses.
Surrey holds the largest share of Metro
Vancouver's industrial lands. With a regionally
constrained industrial land supply and high
demand, Surrey's industrial land is a significant
economic generator.
The growth strategy:
-
encourages using industrial land more
efficiently (see Policy Action D3.2.1); and,
-
protects the existing industrial land supply
for industrial use (see Policy Action D3.2.2
and D3.2.3).
1.3.2 Employment Lands
Employment lands accommodate future job
growth and businesses that support the region.
The City will create more jobs within Surrey, to
support a growing population.
The growth strategy:
-
protects employment land supply (see
Policy Action D3.2.2);
-
introduces urban-style office development
in Town Centres (Policy Action D3.3.1);
and,
-
reinforces City Centre as a regional central
business district for office and business
development (Policy Action 3.1.1).
Part B -- Growth Framework
Surrey 2050 | B11
Figure B1.3: Employment Lands
This map is for general reference and is not
parcel-based. It does not convey future
development potential. Refer to Land Use
Designations (see Part C).
Part B - Growth Strategy
Surrey 2050 | B12
OBJECTIVE
1.4 Protect Natural Areas and Agriculture Lands
Natural areas and agricultural lands support local economies and resilient residential neighbourhoods. The
growth strategy envisions the protection of these landscapes.
1.4.1 Natural Areas and Parkland
Natural areas and parkland provide ecosystem
services and benefits to Surrey residents' quality
of life in all eight communities. They are not
intended for development.
See D7: Natural Assets, Biodiversity, & Nature-
Based Infrastructure.
1.4.2 Agricultural Lands
Agriculture is an integral part of Surrey's
economy and identity. The Agricultural Land
Reserve (ALR) comprises over a third of Surrey's
land base. Agricultural lands support food
security and thousands of jobs.
See D5: Agriculture & Food Systems.
Part B -- Growth Framework
Surrey 2050 | B13
Figure B1.4: Natural Areas and Agricultural Lands
This map is for general reference and is not
parcel-based. It does not convey future
development potential. Refer to Land Use
Designations (see Part C).
Part B - Growth Strategy
Surrey 2050 | B14
B2 Residential Growth Areas
The majority of the City's residential growth is intended to be accommodated in planned growth areas.
Some residential growth can occur in unplanned areas, but it is generally less intensive redevelopment.
Planned Growth Areas
They are the highest priority for residential
intensification, delivering amenities, and
upgrading infrastructure. The City has
considered how housing, services, community
amenities, public infrastructure, and
employment opportunities should be delivered
in these areas through the completion of a
Secondary Plan (See E3.3 Secondary Plans).
Within planned growth areas, priority for
residential intensification is prioritized as
follows:
-
City Centre,
-
Town Centres, and
-
Planned Neighbourhoods
Unplanned Growth Areas
Unplanned growth areas are established
neighbourhoods that have not been the subject
of a Secondary Plan. This means the City has
not undertaken a formal planning process and
the area is not intended to be a significant
recipient of population growth. Residential
intensification is mainly limited to small-scale
multi-unit housing.
Part B -- Growth Framework
Surrey 2050 | B15
Figure B2
Residential Growth Areas Map
This map is for general reference and is not
parcel-based. It does not convey future
development potential. Refer to Land Use
Designations (see Part C) and Secondary Plan
Areas Map (Map F3).
Part B - Growth Strategy
Surrey 2050 | B16
2.1 City Centre
City Centre is the primary planned growth area in
Surrey. It is a regional hub for commercial,
institutional, office and health related
employment, destination entertainment, and
cultural and civic amenities. It is the main
metropolitan centre south of the Fraser River
accommodating significant regional employment
and growth.
City Centre is a highly urbanized area. It is the
highest density neighbourhood in the city. To
support this, it has the highest concentration of
community facilities and public spaces. It also
has the most developed transportation network
with an emphasis on cycling network
completeness, pedestrian walkability, and rapid
transit.
The City has considered how City Centre should
grow, and what infrastructure and amenities
must be upgraded to accommodate that growth.
As a result, City Centre is generally supported by
the following designations:
Low-Rise I
Low-Rise II
Mid-Rise I
Mid-Rise II
High-Rise I
High Rise II
Employment I
Central Business District
2.2 Town Centres
Town Centres are the primary commercial,
institutional, and civic hearts of their
communities. They provide community
amenities such as arts and culture spaces, parks
and plazas, civic facilities like libraries, fire halls,
and community centres. They are vibrant
community focal points that showcase their
community's unique character.
The City has considered how each Town Centre
should grow, and what infrastructure and
amenities must be upgraded to accommodate
that growth. As a result, Town Centres are
generally supported by the following
designations:
Urban II
Low-Rise I
Low-Rise II
Mid-Rise I
Mid-Rise II
High-Rise I
High-Rise II
Employment II
Part B -- Growth Framework
Surrey 2050 | B17
2.3 Planned Neighbourhoods
These are planned growth areas outside City
Centre and Town Centres, supported by a
Secondary Plan. The City has considered how
these neighbourhoods should grow, and what
infrastructure and amenities must be upgraded
to accommodate that growth.
Planned neighbourhoods are generally supported
by the following designations:
Urban I
Urban II
Urban III
Low-Rise I
Low-Rise II
2.3.1 Future Plan Areas
These are areas where the existing OCP
designations no longer adequately guide
development. This is often due to significant
upgrades of infrastructure and/or transit.
Secondary planning is needed to determine
appropriate growth and update the OCP
designations accordingly.
2.4 Unplanned Growth Areas
Unplanned growth areas are areas that have not
been the subject of a secondary planning
process. In the absence of a Secondary Plan,
significant growth is not planned. Through infill
redevelopment, they will gradually incorporate
more housing variety like small-scale multi-unit
housing and complementary commercial uses
while respecting the existing neighbourhood
context. This is generally achieved under the
property's existing zoning or by rezoning to a
zone consistent with the designation.
Some further intensification, beyond the existing
OCP designation may be appropriate where
areas are well-served by transit.
Unplanned growth areas are generally supported
by the following designations:
Suburban I
Suburban II
Urban I
Urban II
Low-Rise I
Low-Rise II
Part C - Land Use Designations
Part C - Land Use Designations
Surrey 2050 | C2
Land Use Designations
Land use designations are shown
in Map F1 in Part F. Designation
requirements are outlined in C1-
C8.
Land Use Designations
The OCP provides land use designations
intended to guide property owner-initiated
rezoning applications.
Every property in Surrey has a zone. The zone
determines what can be built on a property and
what uses may be permitted. The zone also sets
out regulations dealing with density, height,
setbacks, parking, and other building
requirements. These regulations are outlined in
the Zoning Bylaw. The designation does not
supersede the requirements of a property's
existing zone. Property can be developed within
the parameters of its existing zoning regardless
of that zone's alignment with the designation.
When a property owner proposes to rezone
their property, the City uses the land use
designation to determine if the proposal is
consistent with the OCP. Ultimately, the decision
to change a property's zone is made by Council,
regardless of the proposal's alignment with the
OCP.
A rezoning application involves public notice,
engineering conditions (such as utilities and
infrastructure), environmental protection, and
other requirements.
Part C - Land Use Designations
Chapter Overview
C1
Conservation Designations
1.1 Conservation-Recreation
C2
Agricultural & Rural
Designations
2.1 Agricultural
2.2 Rural
2.3 Suburban-Urban Reserve
C3
Suburban Designations
3.1 Suburban I
3.2 Suburban II
C4
Urban Designations
4.1 Urban I
4.2 Urban II
4.3 Urban III
C5
Low-Rise Designations
5.1 Low-Rise I
5.2 Low-Rise II
C6
Mid-Rise Designations
6.1 Mid-Rise I
6.2 Mid-Rise II
C7
High-Rise Designations
7.1 High-Rise I
7.2 High-Rise II
C8
Employment Designations
8.1 Industrial
8.2 Employment I
8.3 Employment II
8.4 Central Business District
C9
Notes
9.1 Additional Uses
9.2 Additional Zones
Part C - Land Use Designations
Surrey 2050 | C4
List of Figures
C
Land Use Designation Map
C1.1
Conservation-Recreation Diagram
C2.1
Agricultural Diagram
C2.2
Rural Diagram
C2.3
Suburban-Urban Reserve Diagram
C3
Suburban Diagram
C4.1
Urban I Diagram
C4.2
Urban II Diagram
C4.3
Urban III Diagram
C5
Low-Rise Diagram
C6
Mid-Rise Diagram
C7
High-Rise Diagram
C8.1
Industrial Diagram
C8.2
Employment I Diagram
C8.3
Employment II Diagram
C8.4-A Central Business District Diagram
C8.4-B Central Business District Area Key Map
Part C - Land Use Designations
Surrey 2050 | C5
Figure C: Land Use Designation Map
Map is intended for illustrative
purposes only. See Map F1: Land
Use Designations (Part F).
Part C - Land Use Designations
Surrey 2050 | C6
C1 Conservation Designations
1.1 Conservation-Recreation (CR)
1.1.1 Intent
The Conservation-Recreation designation is
intended to protect significant natural
ecosystems and extensive outdoor recreation
areas. Lands within this designation include
conservation areas, urban forests, and major
Regional and City parks. This designation
includes land regionally designated as
Conservation and Recreation and additional
municipally identified areas.
.
Figure C1.1: Conservation-Recreation Diagram
Part C - Land Use Designations
Surrey 2050 | C7
C2 Agricultural & Rural Designations
2.1 Agricultural (AGR)
2.1.1 Intent
The Agricultural designation is intended to support
agriculture and complementary uses. This
designation includes the lands within the
Agricultural Land Reserve (ALR) as well as lands
outside the ALR that are used for farming.
For property within the ALR:
a) Uses are permitted in accordance with the
Agricultural Land Commission Act, the
regulations and the orders of the Agricultural
Land Commission (ALC), and the Farm
Practices Protection Act.
b) Non-farm uses require the approval of the ALC.
c) ALR land exclusion applications are not
supported unless: there is a demonstrated
clear benefit to agriculture; and a minimum of 2
hectares of land is added into the ALR within
Surrey for every 1 hectare of land removed
from Surrey's ALR.
d) Subdivision is discouraged unless there is a
demonstrated clear net benefit to agriculture.
For property not within the ALR, permitted uses
are farming and those uses compatible with
farming.
2.1.2 Implementing Zones
The following zones are consistent with the
Agricultural designation:
Figure C2.1: Agricultural Diagram
Zone(s)
Description
A1, A2
Agriculture
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C8
2.2 Rural (RUR)
2.2.1 Intent
The Rural designation is intended to support
acreage residential and agriculture on large
properties typically 2 acres (0.8 ha) or greater,
within the Urban Containment Boundary.
New lots created through subdivision must
meet the sanitary servicing standards outlined
by the Subdivision and Development Bylaw and
the Design Criteria Manual.
2.2.2 Implementing Zones
The following zones are consistent with the
Rural designation:
Figure C2.2: Rural Diagram
Zone(s)
Description
A1, A2
Agriculture
RA
Acreage Residential
Diagram does not reflect detailed
zoning requirements and applicable
development permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C9
2.3 Suburban-Urban Reserve (SUR)
2.3.1 Intent
The Suburban-Urban Reserve designation is
intended to support acreage residential on large
properties typically 2 acres (0.8 ha) or greater,
that are not serviced by sanitary sewers but
have the potential to be serviced in the
foreseeable future.
The OCP designation will be updated for this
area following City Council approval of a
Secondary Plan including a comprehensive
servicing strategy.
In the interim, new lots created through
subdivision must meet the sanitary servicing
standards outlined by the Subdivision and
Development Bylaw and the Design Criteria
Manual.
2.3.2 Implementing Zones
The following zones are consistent with
Suburban-Urban Reserve designation:
Figure C2.3: Suburban-Urban Reserve Diagram
Zone(s)
Description
RA
Acreage Residential
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C10
C3 Suburban Designations
3.1 Suburban I (SUB1)
3.1.1 Intent
The Suburban I designation is intended to
support suburban residential neighbourhoods
with lots that are generally a half-acre (0.2 ha) or
greater in size, neighbourhood-serving
commercial, and complementary uses.
3.1.2 Implementing Zones
The following zones are consistent with the
Suburban I designation:
3.2 Suburban II (SUB2)
3.2.1 Intent
The Suburban II designation is intended to
support suburban residential neighbourhoods
with lots that are generally a quarter-acre (0.1
ha) or greater in size, neighbourhood-serving
commercial, and complementary uses.
3.3.2 Implementing Zones
The following zones are consistent with the
Suburban II designation
Figure C3: Suburban Diagram
Zone(s)
Description
R1
Small-Scale Multi-Unit Housing
C-41
Commercial
1 Subject to appropriate interfaces and access.
Zone(s)
Description
R1, R2
Small-Scale Multi-Unit Housing
C-4
Commercial
1 Subject to appropriate interfaces and access.
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C11
C4 Urban Designations
4.1 Urban I (URB1)
4.1.1 Intent
The Urban I designation is intended to support
urban residential neighbourhoods with a range
of ground-oriented housing forms,
neighbourhood-serving commercial, and
complementary uses.
4.1.2 Implementing Zones
The following zones are consistent with the
Urban I designation:
Figure C4.1 Urban I Diagram
Zone(s)
Description
R3, R4, R5,
R5-S, R6
Small-Scale Multi-Unit Housing
MR3
Rowhouses
MR1, MR2
Townhouses
MR6-C1
Low-Rise Apartment (4-storey)
with minimum commercial
requirements
C-52, C-82,
C-8A2, C-8B2
Commercial
1 Fronting an Arterial or Collector Road AND within 100
metres of an Arterial-Arterial or Arterial-Collector
intersection as shown in Surrey Road Classification (R-91).
2 Subject to appropriate interfaces and access.
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C12
4.2 Urban II (URB2)
4.2.1 Intent
The Urban II designation is intended to support
urban residential neighbourhoods with a range
of ground-oriented housing forms,
neighbourhood-serving commercial, and
complementary uses. In addition to all the
housing forms permitted within Urban I, Urban II
also permits stacked townhouses and
apartments up to 4 storeys.
4.2.2 Implementing Zones
The following zones are consistent with the
Urban II designation:
Figure C4.2: Urban II Diagram
Zone(s)
Description
R3, R4, R5,
R5-S, R6
Small-Scale Multi-Unit
Housing
MR3
Rowhouses
MR1, MR2,
MR4, MR5
Townhouses
MR6
Low-Rise Apartment (4-
storey)
MR6-C1
Low-Rise Apartment (4-
storey) with minimum
commercial requirements
C-52, C-82,
C-8A2, C-8B2
Commercial
1 Fronting an Arterial or Collector Road AND within 100
metres of an Arterial-Arterial or Arterial-Collector
intersection as shown in Surrey Road Classification (R-91).
2 Subject to appropriate interfaces and access.
Diagram does not reflect detailed
zoning requirements and applicable
development permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C13
4.3 Urban III (URB3)
4.3.1 Intent
The Urban III designation is intended to support
the development of new urban neighbourhoods
with a range of housing forms clustered on sites
with a connected open space network. In
addition to all the Small-Scale Multi-Unit Housing
and Rowhouse housing forms permitted within
Urban I, Urban III also permits townhouses and
low-rise residential apartments where additional
open space is provided.
4.3.2 Implementing Zones
The following zones are consistent with the
Urban III designation:
Figure C4.3: Urban III Diagram
Zone(s)
Description
R7
Small-Scale Multi-Unit Housing,
Rowhouse, Townhouse, and/or Low-
Rise Residential Low-Rise
Apartments with open space.
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C14
Minimum commercial requirements may be waived at
Staff's discretion if the subject site does not include
arterial or collector road frontages as shown in Surrey
Road Classification (R-91) AND/OR if the subject site
does not contain any street interfaces specified for
commercial uses by a Secondary Plan.
C5 Low-Rise Designations
5.1 Low-Rise I (LOW1)
5.1.1 Intent
The Low-Rise I designation is intended to
support residential apartments, generally
ranging from 3-6 storeys (up to 8 storeys in
Transit Oriented Areas) and allows mixed-use
apartments and complementary uses.
5.1.2 Implementing Zones
The following zones are consistent with the
Low-Rise I designation:
5.2 Low-Rise II (LOW2)
5.2.1 Intent
The Low-Rise II designation is intended to
support commercial and mixed-use apartments
(with minimum ground floor commercial),
generally ranging from 3-6 storeys (up to 8
storeys in Transit-Oriented Areas) and
complementary uses.
Within mixed-use developments, commercial
uses are expected to be located on the ground
floor of a building fronting any street(s) where
specifically noted in a Secondary Plan. When a
Secondary Plan does not provide direction on
the ground floor use, commercial uses are
expected fronting at least one street with
highest road classification as shown in Surrey
Road Classification (R-91).
5.2.2 Implementing Zones
The following zones are consistent with the
Low-Rise II designation:
Zone(s)
Description
MR4,
MR5
Townhouses
MR6
Low-Rise Apartment (4-storey)
MR7
Low-Rise Apartment (6-8 storey)
C-51, C-81,
C-8A1,
C-8B1
Commercial
1 Subject to appropriate interfaces and access.
Zone(s)
Description
MR6-C
Low-Rise Apartment (4-storey)
with minimum commercial
requirements
MR7-C,
C-15
Low-Rise Apartment (6-8-storey)
with minimum commercial
requirements
C-8,
C-8A,
C-8B
Commercial
Part C - Land Use Designations
Surrey 2050 | C15
Figure C5: Low-Rise Diagram
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C16
Minimum commercial requirements may be waived at
Staff's discretion if the subject site does not include
arterial or collector road frontages as shown in Surrey
Road Classification (R-91) AND/OR if the subject site does
not contain any street interfaces specified for commercial
uses by a Secondary Plan.
C6 Mid-Rise Designations
6.1 Mid-Rise I (MID1)
6.1.1 Intent
The Mid-Rise I designation is intended to
support residential apartments, generally
ranging from 6-25 storeys and allows mixed-use
apartments and complementary uses.
6.1.2 Implementing Zones
The following zones are consistent with the Mid-
Rise I designation:
6.2 Mid-Rise II (MID2)
6.2.1 Intent
The Mid-Rise II designation is intended to
support mixed-use apartments (with minimum
ground floor commercial), generally ranging from
6-25 storeys, and allows complementary uses.
Within mixed-use developments, commercial
uses are expected to be located on the ground
floor of a building fronting any street(s) where
specifically noted in a Secondary Plan. When a
Secondary Plan does not provide direction on
the ground floor use, commercial uses are
expected fronting at least one street with
highest road classification as shown in Surrey
Road Classification (R-91).
6.2.2 Implementing Zones
The following zones are consistent with the Mid-
Rise II designation:
Zone(s)
Description
MR7
Low-Rise Apartment (6-8 storey)
MR8
Mid-Rise Apartment
Zone(s)
Description
MR7-C,
C-15
Low-Rise Apartment (6-8 storey)
with minimum commercial
requirements
MR8-C
Mid-Rise Apartment with
minimum commercial
requirements
Part C - Land Use Designations
Surrey 2050 | C17
Figure C6: Mid-Rise Diagram
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C18
Minimum commercial requirements may be waived at
Staff's discretion if the subject site does not include
arterial or collector road frontages as shown in Surrey
Road Classification (R-91) AND/OR if the subject site
does not contain any street interfaces specified for
commercial uses by a Secondary Plan.
C7 High-Rise Designations
7.1 High-Rise I (HI1)
7.1.1 Intent
The High-Rise I designation is intended to
support residential apartments, generally over
30 storeys, with the highest buildings located in
City Centre, and allows mixed-use development
and complementary uses.
7.1.2 Implementing Zones
The following zones are consistent with the
High-Rise I designation:
7.2 High-Rise II (HI2)
7.2.1 Intent
The High-Rise II designation is intended to
support mixed-use apartments (with minimum
ground floor commercial), generally over 30
storeys, with the highest buildings located in
City Centre, and allows complementary uses.
Within mixed-use developments, commercial
uses are expected to be located on the ground
floor of a building fronting any street(s) where
specifically noted in a Secondary Plan. When a
Secondary Plan does not provide direction on
the ground floor use, commercial uses are
expected fronting at least one street with
highest road classification as shown in Surrey
Road Classification (R-91).
7.2.2 Implementing Zones
The following zones are consistent with the
High Rise II designation:
Zone(s)
Description
MR7
Low-Rise Apartment (6-8 storey)
MR8
Mid-Rise Apartment
MR9
High-Rise Apartment
MR101
City Centre High-Rise Apartment
1 Within City Centre
Zone(s)
Description
MR7-C,
C-15
Low-Rise Apartment (6-8 storey)
with minimum commercial
requirements
MR8-C
Mid-Rise Apartment with
minimum commercial
requirements
MR9-C
High-Rise Apartment with
minimum commercial
requirements
MR10-C1,
C-351
City Centre High-Rise Apartment
with minimum commercial
requirements
1 Within City Centre
Part C - Land Use Designations
Surrey 2050 | C19
Figure C7: High-Rise Diagram
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C20
C8 Employment Designations
8.1 Industrial (IND)
8.1.1 Intent
The Industrial designation applies to
employment generating lands used for
warehousing, manufacturing, distribution, and
other light and heavy industrial uses.
Accessory uses that operate ancillary to a main
industrial use may include limited office uses, a
caretaker's residence, and commercial uses that
are limited to those that support industrial
activities.
Retail uses and stand-alone office uses are not
permitted. Residential uses are not supported.
8.1.2 Implementing Zones
The following zones are consistent with the
Industrial designation:
Figure C8.1: Industrial Diagram
Zone(s)
Description
IL, IL-1
Light Industrial
IH
Heavy Industrial
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C21
8.2 Employment I (EMP1)
8.2.1 Intent
The Employment I designation applies to
employment generating lands, outside of Town
Centres, intended for business park
development. It supports light industrial, office,
office-supportive commercial, and commercial
uses that require large format buildings, and
complementary uses.
Residential uses are not supported.
8.2.2 Implementing Zones
The following zones are consistent with the
Employment I designation:
Figure 8.2: Employment I Diagram
Zone(s)
Description
IB, IB-1,
IB-2, IB-3
Business Park
CHI
Highway Commercial
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C22
8.3 Employment II (EMP2)
8.3.1 Intent
The Employment II designation applies to
employment generating lands intended for
office development, generally 3-20+ storeys. It
supports office, office-supportive commercial,
and other complementary uses.
Residential uses are generally not supported,
with the exception of institutional residential
uses (such as care facilities, supportive housing,
student housing, etc.), subject to any restrictions
on the residential use of lands as per the
Regional Growth Strategy.
8.3.2 Implementing Zones
The following zones are consistent with the
Employment II designation:
Figure 8.3: Employment II Diagram
Zone(s)
Description
O1
Low-to-High-Rise Office
O21
City Centre Office
1 Within City Centre.
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C23
8.4 Central Business District (CBD)
8.4.1 Intent
The Central Business District designation applies
to employment generating lands within City
Centre as shown in the CBD Key Map (see Map
F2) and is intended for high-rise office
development with office supportive commercial,
and complementary uses.
When mandatory office requirements are met,
mixed-use development and residential uses will
be considered.
8.4.2 Implementing Zones
The following zones are consistent with the
Central Business District designation:
Figure C8.4-A: Central Business District Diagram
Zone(s)
Description
MR10-CBD
High-Rise Apartment with
mandatory office requirements
Diagram does not reflect detailed zoning
requirements and applicable development
permit guidelines.
Part C - Land Use Designations
Surrey 2050 | C24
Figure C8.4-B: Central Business District Areas
This map is for general reference (see Map
F2).
Part C - Land Use Designations
Surrey 2050 | C25
C9 Notes
9.1 Additional Uses
Public facilities and additional uses permitted
within all zones as per the general provisions of
the Zoning Bylaw are considered consistent with
all designations.
9.2 Additional Zones
Additional zones existing in the Zoning Bylaw
that are unlisted in the land use designations'
Implementing Zones, may be considered
complementary to the designation's intent. This
will be evaluated on a site-specific basis.
These zones include RMM, RM-70, CTA, CPR,
CPM, AI, CG1, CG2, RMS1, RMS1A, RMS2,
CCR, RC, PA1, PA2, and PI.
Part D - Policies
Surrey 2050 | D1
It
technology
Part D - Policies
Surrey 2050 | D2
Policies
Policies are a key component of
the OCP. Policies are shaped by
broader goals, and more
detailed objectives. Combined,
they set priorities and help guide
land use decisions.
Policies
The policies chapter has eight sections,
including housing, economy, transportation, and
community infrastructure. Each section has an
overarching goal, multiple objectives and
detailed policy actions. Goals are the broad ideas
about what the City wants to achieve in the
future. Objectives identify, in more detail, the
key priorities to help reach each goal. Policy
actions include both policies and actions. The
policies provide guidelines for decision-making.
The actions are the specific things the City will
do to meet each objective.
Part D - Policies
Surrey 2050 | D3
Chapter Overview
D1
Housing
D2
Transportation
D3
Economy
D4
Community Infrastructure
D5
Agriculture & Food Systems
D6
Climate, Natural Hazards &
Emergency Preparedness
D7
Natural Assets, Biodiversity &
Nature-Based Infrastructure
D8
Utilities
Part D - Policies
Surrey 2050 | D4
List of Figures
D2.1
Road Classifications Map
D2.2
Cycling Network Map
D2.3
Transit Network Map
D2.4
Goods Movement Map
D4.1
Community Facilities Map
D4.3
Parks Map
D4.5
Heritage Sites and Routes Map
D4.6
Schools Map
D5.1
Agricultural Land Reserve Map
D6.3
Aggregate Deposits Map
D7.1
Green Infrastructure Network Map
D8.1-A Water Distribution Infrastructure Map
D8.1-B Sanitary Sewer Infrastructure Map
D8.2
Stormwater Infrastructure Map
D8.5
District Energy Systems Map
Part D - Policies
Surrey 2050 | D5
D1 Housing
Surrey's housing landscape is changing. As
renter demand rises and homeownership
declines, the city is transitioning toward a more
diverse housing mix - one that features more
apartments, rowhouses, suites, and purpose-
built rentals. While this shift is underway,
significant challenges persist. Affordability
remains a pressing concern. Most rentals are
secondary units, while family-sized and non-
market options are limited. This presents an
issue for Surrey's larger households, multi-
generational families, and large urban
Indigenous population in need of more
affordable, culturally connected, and family-
friendly homes.
To address this, Surrey can leverage its large
land base to expand housing options,
particularly in denser areas and near transit. By
streamlining processes for developers,
builders, and non-profits, housing can be
delivered faster. Adding more non-market
housing will also be key, so that residents from
more vulnerable populations have options that
are accessible and affordable. Objectives in this
chapter align with the Housing Needs Report,
Affordable Housing Strategy, Urban Indigenous
Strategy, and Homelessness Prevention and
Response Plan.
Goal: Surrey has diverse and
affordable housing options that
meet the needs of all residents.
Objectives
1.1
Accelerate the delivery of
housing.
1.2
Ensure a diversity of housing
forms, tenures, and
affordability levels throughout
the city.
1.3
Increase the supply of
purpose-built rental housing.
1.4
Protect tenants and
households experiencing
inequities.
1.5
Increase the supply of non-
market housing.
Part D - Policies
Surrey 2050 | D6
OBJECTIVE
1.1 Accelerate the delivery of housing.
POLICY ACTIONS
1.1.1
Streamline and expedite the development
process by:
a.
Considering additional delegation of
authority to City approving officers;
b.
Expediting the application review
process;
c.
Expanding the use of professional
reliance; or
d.
Using technology and artificial
intelligence.
1.1.2
Fast-track housing development approvals
with a focus on affordable higher density
housing in City Centre, Town Centres and
transit corridors.
1.1.3
Simplify the building process by expanding
the use of:
a.
Standardized housing designs;
b.
Prefabricated dwelling units; or
c.
Other simplified and easily replicated
residential building forms.
1.1.4
Continually ensure that OCP designations,
housing policies and zoning regulations
align with current and emerging market
conditions.
1.1.5
Ensure that land use designations, zoning
and permitted densities align with the 20-
year housing need identified in the latest
Housing Needs Report.
Part D - Policies
Surrey 2050 | D7
OBJECTIVE
1.2 Ensure a diversity of housing forms, tenures and affordability
levels throughout the city.
POLICY ACTIONS
1.2.1 Expand opportunities for multi-generational
housing, aging in community, and family-
friendly housing, through small-scale multi-
unit housing, row housing and
townhouses.
1.2.2 Encourage and incentivize family-friendly
housing in new apartment buildings in City
Centre, Town Centres and transit corridors.
1.2.3 Work on developing an up-to-date
inventory of accessible and adaptable
units.
1.2.4
Broaden the availability of adaptable
housing units across all unit types.
1.2.5
Explore minimum accessible unit
requirements, particularly in City Centre,
Town Centres and transit corridors.
1.2.6
Encourage and permit student housing on
the campuses of post-secondary
educational institutions.
Part D - Policies
Surrey 2050 | D8
OBJECTIVE
1.3 Increase the supply of purpose-built rental housing.
POLICY ACTIONS
1.3.1
Target a healthy vacancy rate of
approximately 4 percent for purpose-built
rental housing citywide.
1.3.2
Maintain or increase the number of rental
units and bedrooms when existing
purpose-built rental housing sites are
redeveloped.
1.3.3
Advocate to senior governments for policy
and taxation changes that will encourage
the construction of purpose-built rental
apartments.
1.3.4
Explore tools and/or mechanisms to
support the development of new purpose-
built rental housing, including:
a. Expediting applications;
b. Reducing parking requirements;
c. Waiving development fees and charges;
or
d. Providing financial or non-financial
incentives.
Part D - Policies
Surrey 2050 | D9
OBJECTIVE
1.4 Protect tenants and households experiencing inequities.
POLICY ACTIONS
1.4.1 Ensure conversion of purpose-built rental
apartment buildings or co-operative
housing into stratified condominiums is
only permitted when city-wide vacancy
rates are above 4 percent in alignment
with City policies.
1.4.2 Require that tenants must be informed,
assisted and compensated in order for
redevelopment of purpose-built rental sites
to be permitted.
1.4.3 Ensure redevelopment of existing
manufactured home sites is only permitted
when residents are informed, assisted and
compensated.
1.4.4 Regularly review and update the City's
bylaws and policies in relation to rental
housing redevelopment, manufactured
home park redevelopment and tenant
protection.
1.4.5 Update the City's Rental Premises
Standards of Maintenance Bylaw.
Part D - Policies
Surrey 2050 | D10
OBJECTIVE
1.5 Increase the supply of non-market housing.
POLICY ACTIONS
1.5.1
Support non-market housing projects in
all communities and encourage them in
locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres
and transit corridors; and
d.
With access to shopping, civic
facilities and other services and
amenities.
1.5.2
Prioritize Indigenous-led non-market
housing projects.
1.5.3
Use regulatory tools such as "as-of-right"
zoning, inclusionary zoning and bonus
density to increase the supply of non-
market rental housing.
1.5.4
Support the development of non-market
housing by:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and
charges;
d.
Contributing land; or
e.
Providing other incentives.
1.5.5
Develop a land acquisition and funding
strategy to acquire sites for non-market
housing.
1.5.6
Provide opportunities for the co-location
of non-market housing with new civic
facilities, such as recreation centres,
libraries and fire halls.
1.5.7
Partner with BC Housing, Provincial and
Federal agencies, non-profit
organizations and private developers to
provide non-market housing that will
meet the current and future needs of
residents.
Part D - Policies
Surrey 2050 | D11
D2 Transportation
Population growth and urbanization are
reshaping Surrey's transportation network of
roads, sidewalks, transit and bike routes. While
increased movement is positive, it also
introduces concerns about heavier congestion
and faster infrastructure wear.
The City can meet these challenges and
accommodate growth through careful planning,
introducing more options for walking and
cycling and creating better connections
between neighbourhoods. This involves
improving transit connections, making walking
and cycling easier and completing the road
network to reduce congestion while
encouraging more active transportation. Key
actions include filling sidewalk gaps, expanding
rapid transit and adding cycling infrastructure
that support the development of complete
communities. Safety, accessibility,
sustainability and maintaining a state of good
repair remain top priorities. Objectives in this
chapter align with Vision Zero Surrey and the
Climate Change Action Strategy.
Goal: Surrey has a safe,
efficient, and connected
transportation network that
provides mobility choices for all.
Objectives
2.1
Deliver a safe, efficient and
accessible transportation
network.
2.2
Provide greater transportation
choice.
2.3
Make public transit
convenient.
2.4
Reduce traffic congestion.
Part D - Policies
Surrey 2050 | D12
OBJECTIVE
2.1 Deliver a safe, efficient and accessible transportation network.
POLICY ACTIONS
2.1.1
Ensure the City's transportation design
standards guide the development of a
network that:
a.
Prioritizes the movement of
people efficiently;
b.
Aligns with current industry
standards;
c.
Prioritizes road safety; and
d.
Is practical to build and maintain.
2.1.2
Promote a robust street network that:
a. Supports multi-modal transportation
options/multiple travel options;
b. Connects public spaces; and
c. Discourages cul-de-sacs and large
blocks.
2.1.3
Ensure new developments provide
transportation infrastructure as specified
by the City's engineering design
standards to serve the site and connect
seamlessly with the surrounding
transportation network.
2.1.4
Support the use of rear lanes to:
a. Provide private property vehicle
access;
b. Limit driveways fronting streets;
c. Enhance safety and accessibility; and
d. Improve walkability with green lanes.
.
Part D - Policies
Surrey 2050 | D13
Figure D2.1: Road Classifications Map
This map is for general reference and subject to
changes. Refer to Surrey R-91 Road
Classification Map for more current information
on the Arterial and Collector road network.
Part D - Policies
Surrey 2050 | D14
OBJECTIVE
2.2 Provide greater transportation choice.
POLICY ACTIONS
2.2.1
Improve pedestrian safety and comfort
through design strategies, including:
a.
Ensuring sidewalks are built to
current standards;
b.
Increasing mid-block crossing
opportunities where appropriate;
c.
Expanding crosswalks where
warranted; and
d.
Managing vehicle speeds and
volumes on local roads and in
neighbourhoods.
2.2.2
Establish and complete a core cycling
network that is connected and safe.
2.2.3
Locate bicycle and micromobility-
supportive facilities near rapid transit
stations, bus exchanges and
appropriate locations along transit
corridors.
2.2.4
Implement the Sidewalk Action Plan
that prioritizes safe and accessible
pedestrian access to schools, bus
stops and rapid transit stations, parks
and daily needs such as grocery stores.
Part D - Policies
Surrey 2050 | D15
Figure D2.2: Cycling Network Map
This map reflects the Surrey Cycling Vision
endorsed by Council in January 2026. This
map is for general reference and subject to
changes.
Part D - Policies
Surrey 2050 | D16
OBJECTIVE
2.3 Make public transit convenient.
POLICY ACTIONS
2.3.1
Support the development of City Centre
as the major transit hub for the South of
Fraser region.
2.3.2
Support the planning and development
of a grid-based transit network in Surrey
that connects City Centre, Town
Centres, residential neighbourhoods and
employment lands.
2.3.3
Identify and incorporate transit priority
measures in road and intersection
projects.
2.3.4
Collaborate and/or partner with
TransLink to ensure transit infrastructure
and stations are human-scaled, fully
accessible, highly visible, well-
connected to the street network and
designed to incorporate public art.
2.3.5
Advocate, at all levels of government,
for increased transit service for Surrey.
2.3.6
Collaborate with TransLink, other levels of
government and neighbouring jurisdictions
to expand rapid transit consistent with
Metro Vancouver's Regional
Transportation Strategy and any future
area transport plan for south of the Fraser.
2.3.7
Ensure Surrey residents have safe and
comfortable access to public transit by:
a. Prioritizing the sidewalk network within
400 metres of bus stops, where
appropriate;
b. Expanding the availability of bus
shelters; and
c. Ensuring all bus stops are accessible.
2.3.8
Work with TransLink to improve transit
service in Surrey, including:
a. Expanding rapid transit service and the
Frequent Transit Network;
b. Expanding local bus service;
c. Implementing transit priority measures;
d. Improving the safety, convenience,
attractiveness and accessibility of
transit at stations, stops and
exchanges; and
e. Continuously improving rider safety on
transit.
Part D - Policies
Surrey 2050 | D17
Figure D2.3: Transit Network Map
This map is for general reference and subject
to changes.
Part D - Policies
Surrey 2050 | D18
OBJECTIVE
2.4 Reduce traffic congestion.
POLICY ACTIONS
2.4.1
Identify and eliminate critical road network
gaps and points of congestion through
strategic network, road and intersection
improvement projects.
2.4.2
Facilitate consistent flows of traffic by:
a.
Restricting the number of driveways
that directly access arterial roads
along high-volume streets; and
b.
Exploring traffic control options that
improve safety and maintain the flow
of traffic.
2.4.3
Establish a curb space access strategy to:
a. Reduce congestion;
b. Optimize on-street parking
demand;
c. Support goods movement; and
d. Improve safety.
2.4.4
Facilitate efficient goods movement
through the use of designated truck
routes.
2.4.5 Implement strategies to mitigate traffic
congestion, including widening existing
roads, adding new roads and improving
key intersections.
2.4.6 Complete and maintain a grid road pattern
consisting of arterial and major collector
roads linking all areas of Surrey consistent
with the Surrey Road Classification Map
(R-91).
2.4.7 Formalize a clear and consistent approach
to delivering transportation demand
management measures.
2.4.8 Collaborate with senior levels of
government and TransLink to improve
efficiencies along goods movement
corridors, including those accessing port
facilities, international border crossings, rail
lines and major river crossings.
Part D - Policies
Surrey 2050 | D19
Figure D2.4: Goods Movement Map
This map is for general reference and
subject to changes.
Part D - Policies
Surrey 2050 | D20
D3 Economy
Surrey can continue building a strong, diverse
economy by protecting existing jobs, creating
new ones and leveraging strengths such as its
rapid growth, skilled workforce, major post-
secondary institutions and established
companies. This is especially important for key
sectors like advanced manufacturing, clean
technology, agrifood, digital technology and
logistics. A thriving future economy also
depends on optimizing Surrey's commercial,
industrial, employment and agricultural lands;
growing Surrey City Centre as a major regional
hub; and expanding economic opportunities
across all Town Centres.
Achieving this requires strategic use of
Surrey's land. Supporting the creation of new
commercial space across Surrey and prioritizing
projects that will boost job creation and higher-
value business activity will be key. Major
initiatives - such as new sports and convention
facilities, cultural centres, SFU's School of
Medicine, UBC's healthcare training facility and
a new Entertainment District - will help raise
Surrey's profile, attract talent, support tourism
and draw investment. With a diverse and
balanced economy, Surrey can grow and
remain resilient in a rapidly changing world.
Priorities in this chapter align with the Surrey
Economic Development Strategy, City Centre
Plan and a forthcoming employment lands
strategy.
Goal: Surrey's economy is
robust, resilient and
sustainable, allowing the City
and residents to thrive.
Objectives
3.1 Reinforce City Centre as the
business, commercial,
institutional and cultural heart
of the city.
3.2 Protect and optimize industrial
and employment lands.
3.3 Encourage economic
diversification throughout
Surrey.
Part D - Policies
Surrey 2050 | D21
OBJECTIVE
3.1 Reinforce City Centre as the business, commercial, institutional
and cultural heart of the city.
POLICY ACTIONS
3.1.1
Designate sufficient land in City Centre
to accommodate long-term office space
demand.
3.1.2
Support the growth of major institutions
in City Centre including universities and
hospitals.
3.1.3
Establish a vibrant entertainment district
that draws visitors from throughout the
region and explore tools to incentivize
entertainment and hospitality
businesses.
3.1.4
Encourage the development of
conference facilities in City Centre.
3.1.5
Support the clustering of arts and culture
facilities and organizations within City
Centre.
3.1.6
Locate high-density residential
development in City Centre to support
businesses and provide housing nearby
for the workforce.
3.1.7
Invest in high-quality public spaces that
support City Centre's role as the
principal gathering place in the city and
ensure public spaces are designed for
year-round use and a variety of events
and activities.
3.1.8
Advocate for convenient transit access
to City Centre from all parts of Surrey
and the wider region.
3.1.9
Foster partnerships between
government, local businesses, cultural
organizations and developers to promote
the vibrancy of City Centre.
Part D - Policies
Surrey 2050 | D22
OBJECTIVE
3.2 Protect and optimize industrial and employment lands.
POLICY ACTIONS
3.2.1
Encourage the intensification of
industrial and employment lands by:
a.
Allowing multi-storey development;
b.
Diversifying employment uses; and
c.
Supporting higher intensity
activities, such as high-tech,
research and development, and
light manufacturing.
3.2.2
Discourage the conversion of
designated Industrial or Employment
lands to non-employment uses,
especially lands that are accessible by
water or rail.
3.2.3
Ensure commercial and retail uses on
industrial lands are accessory and
subordinate to a principal industrial use
or provide services and amenities to
industrial workers.
3.2.4
Maintain an inventory of the use and
availability of industrial land.
3.2.5
Work with the Vancouver Fraser Port
Authority to limit conflict and support
efficient operations.
Part D - Policies
Surrey 2050 | D23
OBJECTIVE
3.3 Encourage economic diversification throughout Surrey.
POLICY ACTIONS
3.3.1
Encourage and support the location of
local-serving office, commercial and
service space in Town Centres and
mixed-use neighbourhood centres,
particularly near transit and active
transportation networks.
3.3.2
Support the development of conference,
sports, entertainment and cultural
venues in key locations such as
Cloverdale Fairgrounds and the South
Westminster waterfront, in addition to
those in City Centre.
3.3.3
Explore making city-owned land
available to attract strategic private
sector investment and provide
opportunities for unique community-
focused enterprises.
3.3.4
Encourage private sector investment
through:
a. Development incentive programs;
b. The creation of economic
investment zones; and
c. Streamlined zoning, servicing, and
permitting process.
3.3.5
Support agricultural diversification,
including agri-tourism, agri-tech and agri-
food businesses.
3.3.6
Work with agencies and organizations,
including Business Improvement Areas,
Chambers of Commerce and Boards of
Trade to grow local businesses.
Part D - Policies
Surrey 2050 | D24
D4 Community Infrastructure
Community infrastructure refers to the
amenities, facilities, and services that support
the daily needs, well-being and social lives of
residents. This infrastructure includes schools,
hospitals, recreation centres, sports fields,
parks, museums, libraries and heritage
buildings. These create community, foster
social connections and provide residents with
opportunities to engage in arts, culture,
recreation and heritage-related activities.
Surrey's community infrastructure must keep
pace with the city's growth and serve the
diverse needs of its residents. The City will
focus new infrastructure and services in
densely populated areas, growing communities
and underserved neighbourhoods. Objectives
and policy actions in this chapter align with the
Parks, Recreation and Culture Strategic Plan,
the Biodiversity Conservation Strategy, and the
Greenways Plan.
Goal: Surrey's community
infrastructure and facilities
meet the needs of a diverse and
growing population.
Objectives
4.1 Shape neighbourhoods and
communities in a manner that
fosters social connection,
livability and safety.
4.2 Use urban design to create a
cohesive, attractive, and
people-oriented urban form
and public realm.
4.3 Provide a public space network
that is accessible, centrally
located and well-connected.
4.4 Establish and grow arts and
culture as part of the physical
and social make-up of the city.
4.5 Advance a heritage program
that is inclusive and equitable.
4.6 Advocate for and help guide the
provision of non-municipal
community facilities and
services.
Part D - Policies
Surrey 2050 | D25
OBJECTIVE
4.1 Shape neighbourhoods and communities in a manner that
fosters social connection, livability and safety.
POLICY ACTIONS
4.1.1 Plan for and locate new civic,
recreational, cultural, heritage and library
facilities in City Centre and Town
Centres, close to transit, prioritizing
growing and under-served areas of the
city.
4.1.2
Co-locate public facilities, such as
recreation, cultural, library and public
school facilities, where possible.
4.1.3
Ensure new multi-family, mixed-use,
commercial and institutional
development supports social
connection, universal accessibility, and
safety by:
a. Applying Crime Prevention through
Environmental Design (CPTED)
principles to design for safety and
comfort;
b. Integrating, connecting and
maximizing access for all users;
c. Promoting vibrant, active and
pedestrian-friendly public and private
environments;
d. Designing for flexibility of uses and
resiliency in changing contexts; and
e. Responding appropriately to
environmental features to create a
"Sense of Place".
Part D - Policies
Surrey 2050 | D26
Figure D4.1: Community Facilities Map
This map is for general reference and
subject to changes.
Part D - Policies
Surrey 2050 | D27
OBJECTIVE
4.2 Use urban design to create a cohesive, attractive and people-
oriented urban form and public realm.
POLICY ACTIONS
4.2.1 Ensure new developments exhibit a high
standard of urban design, landscape
architecture and architecture, with
particular attention to creating vibrant,
safe, accessible, sustainable, distinctive
and beautiful public spaces.
4.2.2. Ensure new developments are sensitive
to their context to enhance the livability
of neighbourhoods and public spaces.
4.2.3
Ensure new developments are
compatible in scale, massing and
architecture with adjacent sites.
4.2.4
Ensure new developments respond to
the DP1: Form and Character (see
Appendix 2) guidelines and any
supporting content.
4.2.5
Foster and establish a distinct character
for City Centre and each of the Town
Centres by establishing, promoting,
preserving and enhancing unique
characteristics such as architectural
styles, heritage elements, social
gathering spaces, places of worship,
landmark buildings, landscapes or signs.
4.2.6
Provide healthy and comfortable public
outdoor spaces and reduce urban heat
by supporting measures to ensure the
healthy growth of shade trees.
Part D - Policies
Surrey 2050 | D28
OBJECTIVE
4.3 Provide a public space network that is accessible, centrally
located and well-connected.
POLICY ACTIONS
4.3.1
Provide parkland based on the following
priorities:
a. Locate parks within ~500 metres of
all residents that are accessible
without crossing an arterial road;
b. Locate parks in proximity to future
school sites;
c. Increase active park amenities that
enable recreation and sport
opportunities;
d. Increase public waterfront access
rights to shorelines and beaches;
and
e. Locate parks where population is
growing and design them for
intensive multi-use programming.
4.3.2
Extend and expand access to Surrey's
public space and waterways network by:
a. Enhancing connections through
trails, walkways and greenways;
b. Collaborating with neighbouring
municipalities and regional agencies
to create seamless connections
between Surrey's network and
border-adjacent parks within the
regional Green Infrastructure
Network; and
c. Working with governmental and
other agencies to secure waterfront
access rights to shorelines and
beaches.
4.3.3
Enhance connectivity and social
interactions in Surrey's public space
network by supporting:
a. Publicly accessible plazas on private
property; and
b. Mid-block connections on private
property.
4.3.4
Create universally accessible public
spaces by designing grades, surface
materials, and signage to meet the
needs of all users.
4.3.5
Incorporate Crime Prevention through
Environmental Design (CPTED)
principles into the planning and
development of parks, plazas, and
greenways.
Part D - Policies
Surrey 2050 | D29
Figure D4.3: Parks Map
This figure is for general reference and subject
to changes. The figure shows both parks and
publicly owned natural assets. Future parks are
shown as general locations only; exact
locations and boundaries will be refined
through future planning.
Part D - Policies
Surrey 2050 | D30
OBJECTIVE
4.4 Establish and grow arts and culture as part of the physical and
social make-up of the city.
POLICY ACTIONS
4.4.1
Plan for and locate arts and culture
facilities and programming in the City
Centre entertainment district and Town
Centres.
4.4.2
Secure new cultural spaces by pursuing
senior government funding, land
donations, contributions through site
development, private donations and
regulation changes, as appropriate.
4.4.3
Facilitate creative hubs in City Centre
and Town Centres for artists and cultural
workers.
4.4.4
Collaborate with Indigenous
communities to reflect Indigenous
culture in destination spaces through art,
language, and programming.
4.4.5
Establish participatory design processes
for new cultural and public spaces in City
Centre and Town Centres, involving local
artists, cultural groups, Indigenous
communities and residents.
4.4.6
Plan civic and private development
public art projects in strategic locations
to enhance sense of place and
community pride.
Part D - Policies
Surrey 2050 | D31
OBJECTIVE
4.5 Advance a heritage program that is inclusive and equitable.
POLICY ACTIONS
4.5.1
Ensure additions to the Heritage
Register are selected based on inclusive
and equitable criteria incorporating
aesthetic, historic, scientific, cultural,
social or spiritual heritage values.
4.5.2
Ensure Indigenous knowledge and
perspectives are included in heritage
planning processes.
4.5.3
Ensure heritage design and landscape
guidelines inform the development
process for projects in heritage character
areas or abutting heritage streets.
4.5.4
Support the adaptive reuse of heritage
buildings for municipal, commercial,
residential, or amenity space, when the
continued use of heritage buildings isn't
viable.
4.5.5
Explore expanding the DP1: Form &
Character guidelines (see Appendix 2) to
include general and area-specific
heritage character guidelines.
4.5.6
Incentivize the protection of heritage
buildings, structures and features
through:
a.
Application processes and fee
structures that are streamlined and
simplified;
b.
Restoration and maintenance
grants;
c.
Permissive property tax exemptions;
and
d.
Amendments to the Zoning Bylaw
through Heritage Revitalization
Agreements.
Part D - Policies
Surrey 2050 | D32
Figure D4.5: Heritage Sites and Routes Map
This map is for general reference and
subject to changes.
Part D - Policies
Surrey 2050 | D33
OBJECTIVE
4.6 Advocate for and help guide the provision of non-municipal
community facilities and services.
POLICY ACTIONS
4.6.1
Work with Surrey Schools and the
provincial government to locate new
public schools in emerging and rapidly
growing neighborhoods.
4.6.2
Work with independent school providers
to locate new independent schools in
emerging and rapidly growing
neighborhoods.
4.6.3
Support different school models in urban
areas and within developments near
rapid transit.
4.6.4
Collaborate with Surrey Schools on the
sharing and joint use of school and City
facilities.
4.6.5
Support the location of new and the
expansion of existing post-secondary
institutions close to transit.
4.6.6
Plan for health services and medically
supportive uses around existing facilities
(Surrey Memorial Hospital and Peace
Arch Hospital) and future facilities
(Cloverdale Hospital).
4.6.7
Work with the Fraser Health Authority,
health providers, non-profits and the
provincial government to expand
existing facilities and to plan for and
strategically locate new facilities
including new mental health, substance
use treatment, complex care and other
specialized health needs facilities.
4.6.8
Support the development or expansion
of childcare centres by ensuring
regulations, zoning and policies permit
on-site childcare centres:
a.
On City properties or in conjunction
with civic buildings;
b.
In commercial, mixed-use and multi-
family development; and
c.
In existing commercial developments
that are retrofitted.
4.6.9
Explore opportunities to support the
development of appropriate spaces for
Indigenous residents and community
groups to gather, including co-location
with civic facilities or partnering with
private or public developments.
Part D - Policies
Surrey 2050 | D34
Figure D4.6: Schools Map
Map is for general reference and subject
to changes.
Part D - Policies
Surrey 2050 | D35
D5 Agricultural & Food Systems
Agriculture is an integral part of Surrey's
economy and identity. The Agricultural Land
Reserve (ALR) comprises over a third of
Surrey's land base. Farms, food systems and
urban life coexist as core elements of the city's
community life. The sector supports thousands
of jobs and is a vital contributor to the local
economy.
Protecting and enhancing the ALR and the long-
term viability of the local food system remains
a key priority. This requires preserving Surrey's
agricultural land base and carefully managing
subdivision, non-farm uses and utility
encroachments that could compromise current
or future farm operations. It also involves
creating new on-farm opportunities (e.g., value-
added processing and vertically-integrated
operations) and attracting more agri-tech and
agri-food investment to bolster the sector.
Promoting urban agriculture and enhancing
food security through greater access to grocery
stores and food production will further
strengthen Surrey's overall food system.
Priorities in this chapter align with the Surrey
Agricultural Plan and the Agricultural Protection
and Enhancement Strategy.
Goal: Surrey has a thriving
agricultural sector supported by
healthy, resilient local food
systems.
Objectives
5.1
Protect and enhance Surrey's
agricultural land base.
5.2
Foster growth and investment
in Surrey's agricultural and
food sectors.
5.3
Enhance Surrey's local food
system and improve access to
food for all residents.
Part D - Policies
Surrey 2050 | D36
OBJECTIVE
5.1 Protect and enhance Surrey's agricultural land base.
POLICY ACTIONS
5.1.1
Maintain the integrity of Surrey's
Agricultural Land Reserve (ALR) by:
a.
Preserving the current extent of the
ALR boundary;
b.
Discouraging non-farm uses in the ALR;
c.
Avoiding subdivision of ALR lands and
adhering to minimum lot sizes
prescribed by the Zoning Bylaw;
d.
Ensuring any ALR land exclusions
result in a net benefit to agriculture in
Surrey; and
e.
Minimizing parcel fragmentation
when constructing roads, utility
corridors, and greenways.
5.1.2
Maximize agricultural land for farm uses by:
a.
Prioritizing lands with prime
agricultural soil for soil-based
agriculture;
b.
Recommending non-soil based
agricultural uses and
structures on less productive
soil through the application
review process; and
c.
Clustering residential buildings
and structures close to roads.
5.1.3
Promote environmental stewardship on
agricultural lands by:
a.
Encouraging the province's
Environmental Farm Plan Program;
b.
Continuing regenerative agricultural
practices on city parkland in the
ALR; and
c.
Working with farmers to implement
the City's Green Infrastructure
Network and enhance wildlife
habitat on agricultural lands, where
appropriate.
5.1.4
Ensure agriculture zones, policies and
guidelines remain current and consistent
with provincial requirements by:
a.
Regularly updating agricultural
zones, definitions, and regulations in
the Zoning Bylaw;
b.
Updating DP4: Agricultural
requirements (see Appendix 2); and
c.
Responding to changes to provincial
agricultural legislation, in particular,
the Right to Farm Act and the
Agricultural Land Commission Act
and regulations pursuant thereto.
5.1.5
Manage lowland agricultural drainage in
alignment with the Agricultural and Rural
Development Subsidiary Agreement and
strategic flood control plans.
5.1.6
Work with farmers to support access and
availability to potable water for farm and
residential uses, as necessary.
5.1.7
Investigate ways of improving
access to non-potable water for
agricultural and farming operations, in
conjunction with the province.
5.1.8
Maintain farm vehicle travel routes in
Surrey's transportation network to ensure
efficient access to farms.
5.1.9
Implement the DP4: Agricultural guidelines
(see Appendix 2) to minimize conflicts and
nuisance complaints along the urban-
agricultural edge.
Part D - Policies
Surrey 2050 | D37
Figure D5.1: Agricultural Land Reserve Map
Map is for general reference and subject
to changes. Refer to the Agricultural
Land Commission.
Part D - Policies
Surrey 2050 | D38
OBJECTIVE
5.2
Foster growth and investment in Surrey's agricultural and food
sectors.
POLICY ACTIONS
5.2.1
Support agri-food businesses by:
a. Encouraging on-site processing,
value-added production and direct
sales as permitted in the zoning
and Agricultural Land Commission
Act regulations for lands inside the
Agricultural Land Reserve (ALR);
and
b. Allowing broader food processing,
storage and distribution in
agriculture designated lands and
other areas outside the ALR, such
as industrial and employment
lands.
5.2.2
Ensure policies and zoning are regularly
updated to support emerging agri-tourism
activities on farms on lands in the ALR.
5.2.3
Ensure policies and zoning are regularly
updated to support emerging agri-tech
businesses within the City's industrial and
employment designated lands, and on
lands in the ALR, in accordance with
Agricultural Land Commission rules.
5.2.4
Establish and maintain an effective
channel of communication between the
City and the farming community to ensure
City-led projects, programs, and policies
contribute to the growth of the agriculture
and food sectors.
5.2.5
Support farming cooperatives, incubators
and other economic tools and incentives
that provide new farmers with access to
land.
Part D - Policies
Surrey 2050 | D39
OBJECTIVE
5.3 Enhance Surrey's local food system and improve access to food
for all residents.
POLICY ACTIONS
5.3.1
Encourage food providers such as grocers,
restaurants and community kitchens to
locate in established urban residential
neighbourhoods by regularly updating land
use policies and zoning regulations to
remove barriers that food providers may
face in locating in these areas.
5.3.2
Expand opportunities for residents to
participate in the production of local,
healthy and culturally specific food by:
a. Encouraging new developments to
provide opportunities for on-site food
production, such as garden plots and
edible landscapes, as part of the
residential amenity space; and
b. Permitting temporary community
gardens on under-utilized or vacant
privately-owned land.
5.3.3
Support the development of community
gardens in neighbourhood parks through
partnerships with non-profit groups,
neighbourhood associations and other
interested parties.
5.3.4
Work with Fraser Health, non-
governmental and non-profit organizations
that are addressing food security by
sharing data, assisting with program
implementation and supporting the
creation of new spaces for food
production, education, and access.
Part D - Policies
Surrey 2050 | D40
D6 Climate, Natural Hazards &
Emergency Preparedness
Surrey's Climate Change Action Strategy
envisions a zero-carbon, climate-resilient city by
2050. Achieving this requires cutting emissions
through cleaner City operations, more energy-
efficient buildings, more connected
neighbourhoods, and more walking, cycling,
and transit options. It also means adapting to
heat, flooding, and extreme weather using a
mix of engineered solutions and natural
systems (e.g., forests, wetlands, living dykes,
and tree canopies) that reduce risk while
providing health and community benefits.
Surrey must also be prepared for emergencies
such as earthquakes, wildfires, and floods. This
involves ensuring facilities like schools and
community centres can serve as support hubs
during disasters and preparing energy systems
to operate during outages. By working with
senior levels of government, industry partners,
and First Nations, the City can strengthen
resilience through risk management,
emergency planning, and regular response
testing. Priorities in this chapter align with the
Climate Change Action Strategy, DP2: Hazard
Lands, and the Emergency Preparedness
Management Plan.
Goal: Surrey is a zero carbon,
climate resilient city that is
prepared for natural hazards
and emergencies.
Objectives
6.1 Embed climate action into city
planning and operations.
6.2 Reduce greenhouse gas
emissions and increase
climate resilience across all
sectors.
6.3 Reduce the vulnerability of
development and the
community to hazards.
Part D - Policies
Surrey 2050 | D41
OBJECTIVE
6.1 Embed climate action into city planning and operations.
POLICY ACTIONS
6.1.1
Explore evaluation tools and processes
to integrate climate commitments and
considerations into city decision-making
on policies.
6.1.2
Work towards transitioning to zero-
carbon and resilient City assets with the
goal of absolute zero corporate
(municipal) greenhouse gas emissions
before 2050.
6.1.3
Update climate risk and vulnerability
assessments when appropriate to
incorporate updated climate projections
into operations, asset management, and
long-term planning.
6.1.4
Deliver education campaigns to increase
public awareness and understanding of
city climate action priorities in policies.
land use planning, and growth decisions.
Bear Creek, Surrey
Part D - Policies
Surrey 2050 | D42
OBJECTIVE
6.2 Reduce greenhouse gas emissions and increase climate resilience
across all sectors.
POLICY ACTIONS
6.2.1
Partner with senior governments,
industries, organizations, businesses, and
residents to work towards reducing
Surrey's community greenhouse gas
(GHG) emissions from non-agricultural and
non-industrial activities, with the goal of
achieving a 45% reduction in GHG
emissions below 2010 levels by 2030 and
to net zero before 2050.
6.2.2
Update Secondary Plans and the Zoning
Bylaw regularly to incorporate complete
communities design principles.
6.2.3
Support the advancement to zero-carbon
energy in all buildings by:
a. Advocating to third party utilities and
the province for affordable zero-carbon
energy;
b. Collaborating with BC Hydro to enable
provision of sufficient electrical supply;
and
c. Developing a decarbonization plan for
the District Energy System.
6.2.4
Support the phase-out of operational
greenhouse gas emissions and increase
energy efficiency for all new buildings
through Energy Step Code and Zero
Carbon Step Code requirements.
6.2.5
Encourage building and landscape design
features that conserve energy and water,
reduce GHG emissions, and mitigate
extreme heat in urban areas through the
DP1: Form and Character guidelines (see
Appendix 2) and other design measures.
6.2.6
Explore opportunities to incentivize
developments that exceed minimum
regulatory requirements for energy
efficiency and zero-carbon performance.
6.2.7
Encourage construction practices and
technologies that reduce embodied carbon
and improve the climate resilience of new
buildings.
6.2.8
Support affordable zero-carbon resilience
retrofits of existing buildings by:
a. Advocating to senior levels of
government for regulations, funding
and supportive programs; and
b. Developing a comprehensive existing
building strategy.
6.2.9
Encourage transportation practices,
policies, and standards that prioritize
walking, cycling and transit, and
incorporate nature-based infrastructure,
such as street trees.
Part D - Policies
Surrey 2050 | D43
POLICY ACTIONS CONTINUED
6.2.10 Support the transition to zero- and low-
emission vehicles by:
a. Exploring increasing access to electric
vehicle charging in new developments;
and
b. Encouraging private industry and public
sector organizations to develop or
expand their electric vehicle charging
infrastructure.
6.2.11 Protect, connect and restore ecosystems
and encourage opportunities for negative
emissions by incorporating nature-based
infrastructure in City projects, managing
natural assets for climate resilience and
exploring opportunities for improved
carbon sequestration in natural areas.
6.2.12 Encourage building and landscape design
that mitigates extreme heat in urban areas,
such as planting shade trees, choosing
appropriate materials, and other measures.
6.2.13 Work toward zero-waste and a circular
economy through regional collaboration,
programs, and services.
Part D - Policies
Surrey 2050 | D44
OBJECTIVE
6.3 Reduce the vulnerability of development and the community to
hazards.
POLICY ACTIONS
6.3.1
Manage the risks posed by steep or
unstable slopes and coastal or riverine
flooding through implementation of the
DP2: Hazard Lands and its associated
guidelines.
6.3.2
Collaborate with senior levels of
government and key stakeholders
regarding floodplain management,
dyking standards, and coastal flood
strategies for vulnerable areas.
6.3.3
Integrate emergency preparedness
management plan considerations into
land use planning to mitigate and
prepare for risks through an
understanding of local hazards and their
potential impacts.
6.3.4
Mitigate earthquake-related risks and
impacts by:
a. Evaluating seismic and
liquefaction risk to identify
vulnerable areas; and
b. Integrating hazard mapping into
land use planning and updating
relevant policies and guidelines
for new construction.
6.3.5
Increase capacity to respond to extreme
weather events and other emergencies
by working with partners to support and
integrate cooling, clean air, and warming
resources in key areas of the city.
Part D - Policies
Surrey 2050 | D45
Figure D6.3: Aggregate Deposits Map
This map is for general reference and subject to
changes. Source: Sand and Gravel Study, Lower
Mainland. B.C. Ministry of Energy, Mines and
Petroleum Resources. 1980.
Part D - Policies
Surrey 2050 | D46
D7 Natural Assets, Biodiversity, &
Nature-Based Infrastructure
Surrey's nature-based infrastructure - its
wetlands, forests, rivers, and green spaces -
are natural assets with intrinsic value. But they
also deliver measurable benefits to Surrey's
residents. These natural systems provide cost-
effective and sustainable alternatives to
traditional built infrastructure as they help to
cool the city, absorb stormwater, reduce
flooding, and improve resilience to climate
change.
At the heart of the City's approach to
biodiversity and natural assets is the Green
Infrastructure Network (GIN): an interconnected
system of natural areas, parks, waterways,
riparian zones, and ecological corridors woven
through Surrey's urban fabric. The GIN
conserves nature and biodiversity while
providing wide-ranging benefits for people and
wildlife. A strong commitment to enhancing
and protecting the GIN and biodiversity will
continue to inform how the City approaches
development, land use, urban design,
infrastructure, recreation, and climate
adaptation. The objectives and policy actions in
this chapter are applicable to all relevant lands
within the city. Priorities in this chapter align
with the Biodiversity Conservation Strategy, the
Urban Forest Management Strategy and the
Climate Change Action Strategy.
Goal: Surrey has resilient
natural assets, rich biodiversity
and integrated natural
infrastructure across the city.
Objectives
7.1
Design a city where
biodiversity can flourish.
7.2
Value and enhance natural
assets.
7.3
Protect and address gaps in
the tree canopy.
Part D - Policies
Surrey 2050 | D47
OBJECTIVE
7.1 Design a city where biodiversity can flourish.
POLICY ACTIONS
7.1.1
Support the city's connected network
of natural areas by preserving and
restoring riparian areas and
watercourses and linking them with
upland natural areas.
7.1.2
Ensure development is planned and
designed to avoid, minimize and,
where unavoidable, mitigate adverse
impacts on wildlife habitat and riparian
areas.
7.1.3
Facilitate the protection of the
Biodiversity Conservation Strategy's
Green Infrastructure Network (GIN) and
regularly review and adapt policies to
ensure its successful implementation.
7.1.4
Target ecologically significant lands
when protecting land in the GIN.
7.1.5
Integrate wildlife crossing mitigation
considerations into drainage culvert
upgrades in keeping with the
Biodiversity Conservation Strategy.
7.1.6
Increase biodiversity values through
implementation of the Biodiversity Design
Guidelines, development permitting, public
education and relevant bylaws.
7.1.7
Use programming and resources to raise
public awareness of ecosystem services
and the value of nature.
7.1.8
Provide property owners with guidance on
retaining habitat and native plant species.
7.1.9
Pursue opportunities to partner with other
levels of government, neighbouring
jurisdictions, private land interests and
community groups to protect lands
through other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the
Fraser River; and
d.
Forested floodplains.
Part D - Policies
Surrey 2050 | D48
Figure D7.1: Green Infrastructure Network Map
This map is for general reference and subject to
changes. Refer to the Biodiversity Conservation
Strategy for more information.
Part D - Policies
Surrey 2050 | D49
OBJECTIVE
7.2 Value and enhance natural assets.
POLICY ACTIONS
7.2.1
Use legislative policies and DP3:
Sensitive Ecosystem requirements to
help conserve, enhance, and mitigate
impacts on aquatic areas, riparian
corridors, and the Green Infrastructure
Network (GIN).
7.2.2
Complete a citywide natural asset
inventory.
7.2.3
Use nature-based infrastructure
approaches to design drainage
systems in a manner that more closely
reflects pre-development conditions
and natural drainage patterns.
7.2.4
Mitigate impacts to aquifers and other
shared groundwater resources in
collaboration with other levels of
government, neighbouring jurisdictions
and affected interest holders.
Part D - Policies
Surrey 2050 | D50
OBJECTIVE
7.3 Protect and address gaps in the tree canopy.
POLICY ACTIONS
7.3.1
Implement Surrey's Urban Forest
Management Strategy by:
a.
Ensuring adequate space and
growing medium is provided;
b.
Protecting and retaining mature
forest stands, significant trees, and
other important natural features;
c.
Maximizing shade tree coverage on
City lands and rights-of-way;
d.
Working towards a 30% tree
canopy cover target (excluding the
ALR) by 2038, and
e.
Ensuring equitable canopy coverage
across the city.
7.3.2
Regularly review and update Surrey's
Tree Protection Bylaw to ensure current
best practices are applied in tree
protection and retention.
Part D - Policies
Surrey 2050 | D51
D8 Utilities
Surrey's utilities - including water, energy,
stormwater, sanitary wastewater systems,
waste and recycling collection, and energy
provision - are essential to daily life and the
local economy. As Surrey grows, these
systems must remain reliable, sustainable and
resilient. They must be capable of serving a
larger population while also able to withstand
pressures arising from climate change, natural
disasters and evolving technologies.
The City will achieve this by using a mix of
engineered and nature-based infrastructure.
Engineered - including watermains, sanitary
and storm sewers, and pump stations -
provide predictable, high-capacity delivery and
collection services. Nature-based - such as
urban forests, constructed wetlands and tree
canopies - helps manage climate impacts
while providing co-benefits like cleaner air,
biodiversity and recreation. To keep utility
expansion affordable, new development will
cover the cost of required upgrades and the
City will explore innovative technologies that
can reduce long-term costs. Objectives in this
chapter align with the 10-Year Servicing Plan,
Integrated Watershed Management Plans,
Metro Vancouver's Drinking Water
Management Plan and Metro Vancouver's
Liquid Waste Management Plan.
Goal: Surrey's utility
infrastructure is resilient and
supports long-term community
growth.
Objectives
8.1
Maintain healthy and
sustainable water and
sanitary infrastructure.
8.2
Develop resilient and
integrated stormwater
infrastructure.
8.3
Reduce solid waste and
promote its diversion.
8.4
Work with third-party utilities
to support growth.
8.5
Advance energy
independence, resilience and
sustainability while ensuring
utilities keep pace with
growth.
.
Part D - Policies
Surrey 2050 | D52
OBJECTIVE
8.1 Maintain healthy and sustainable water and sanitary
infrastructure.
POLICY ACTIONS
8.1.1
Provide, operate, and maintain the City's
water distribution system aligning with
the region's approach for drinking water
management and quality while providing
reliable service and capacity for growth.
8.1.2
Encourage the reduction, reuse, and
recycling of domestic water through
appropriate site landscaping and building
design technology.
8.1.3
Provide, operate and maintain the City's
sanitary sewer system aligning with the
region's approach to liquid waste
management and ensure the system
provides reliable service for existing and
new development.
8.1.4
Require developers to pay for the water
and sanitary upgrades needed to support
their new development.
Part D - Policies
Surrey 2050 | D53
Figure D8.1-A: Water Distribution Infrastructure Map
This map is for general reference and subject to
changes. See the 10-Year Servicing Plan for more
information.
Part D - Policies
Surrey 2050 | D54
Figure D8.1-B: Sanitary Sewer Infrastructure Map
This map is for general reference and subject to
changes. See the 10-Year Servicing Plan for more
information.
Part D - Policies
Surrey 2050 | D55
OBJECTIVE
8.2
Develop resilient and integrated stormwater infrastructure.
POLICY ACTIONS
8.2.1
Plan and implement on-site and off-site
stormwater management practices that
support development and meet the
water quality and biodiversity needs of
the watershed.
8.2.2
Maintain and update Integrated
Watershed Management Plans for each
watershed catchment to ensure
infrastructure is addressing the impacts
of land use and development and not
harming natural assets.
8.2.3
Provide, operate and maintain the City's
stormwater drainage system aligning
with the region's approach to
stormwater management.
8.2.4
Where appropriate, integrate
stormwater management facilities into
parkland in a functional and attractive
manner while simultaneously retaining
and/or enhancing natural assets.
8.2.5
Require developers to pay for
stormwater extensions, flow control and
water quality treatment facilities, and
system upgrades needed to support
their new development.
Part D - Policies
Surrey 2050 | D56
Figure D8.2: Stormwater Infrastructure Map
This map is for general reference and subject to changes.
See the 10-Year Servicing Plan for more information.
Part D - Policies
Surrey 2050 | D57
OBJECTIVE
8.3 Reduce solid waste and promote its diversion.
POLICY ACTIONS
8.3.1
Promote waste reduction and diversion
through recycling programs, organic
waste collection, curbside pick-up
restrictions and public education.
8.3.2
Maximize the use and benefit of the
Surrey green waste recycling and biofuel
facility.
8.3.3
Provide solid waste services in
Surrey aligning with the region's
approach to solid waste management.
8.3.4
Explore opportunities to reduce
demolition and construction waste
through diversion.
Part D - Policies
Surrey 2050 | D58
OBJECTIVE
8.4 Work with third-party utilities to support growth.
POLICY ACTIONS
8.4.1
Work with BC Hydro and other electrical
providers to coordinate and, where
possible, co-locate infrastructure to
support growth and ensure new
development is designed with electrical
infrastructure needs in mind.
8.4.2
Work with FortisBC and other gas
service providers to align system
expansion, pursue co-location where
feasible and support gas infrastructure
required for growth.
8.4.3
Work with telecommunication and
internet providers to coordinate network
expansion, identify opportunities for
shared corridors and ensure digital
infrastructure keeps pace with growth.
8.4.4
Work with emerging utility providers,
including renewable energy, to
coordinate infrastructure planning and
explore co-location where feasible.
Part D - Policies
Surrey 2050 | D59
OBJECTIVE
8.5 Advance energy independence, resilience and sustainability
while ensuring utilities keep pace with growth.
POLICY ACTIONS
8.5.1
Encourage the development of more
compact and efficient land uses and
servicing systems, using existing
infrastructure systems efficiently
through infill and intensification to
minimize the costs of new utility
infrastructure.
8.5.2
Recognize that neighbourhoods will
continue to have different levels of
service for streetlights, sidewalks and
drainage, and that retrofitting will be
addressed first in high priority areas and
areas experiencing significant
redevelopment, in the context of
neighbourhood equity. New
development will be required to meet
current standards.
8.5.3
Regularly update the 10-Year Servicing
Plan to identify the infrastructure works
and services necessary to meet the
needs of the City's existing population
and to support growth.
8.5.4
Work with senior levels of government,
crown corporations and private
partners to deliver major infrastructure
improvements, including transportation,
communication, and utility infrastructure.
8.5.5
Provide thermal energy to new buildings
in City Centre through financially
sustainable District Energy Systems.
8.5.6
Develop a decarbonization plan for the
District Energy System.
Part D - Policies
Surrey 2050 | D60
Figure D8.5: District Energy Systems Map
This map is for general reference and
subject to changes.
Surrey 2050 | E1
Breaks format
Part E - Implementation
Surrey 2050 | E2
Implementation
Part E: Implementation describes
the OCP's alignment with
Provincial and Regional
governance. It outlines
additional planning tools and
procedures utilized to
implement the OCP's vision.
Municipalities in British Columbia are required by
legislation to prepare an OCP to guide decisions
on planning and land use management. The
OCP establishes broad policy objectives and
land use designations that set the direction for
all related bylaws, plans and strategies, and
rezoning applications. Effective implementation
of the OCP will ensure that the broad vision
identified within will guide Surrey's long-term
growth and development.
o
PART E - Implementation
Surrey 2050 | E3
Chapter Overview
E1
Governance Framework
E2
Regional Growth Strategy
E3
Implementation Tools
3.1 Development Approval Information
Areas
3.2 Other Plans and Strategies
3.3 Secondary Plans
3.4 Zoning
3.5 Development Permit Areas
3.6 Land Consolidation
E4
OCP Amendments
4.1 Administrative Amendments
4.2 Policy & Plan Related Amendments
4.3 Rezoning Related Amendments
4.4 Split Designations
E5
Legislatively Required OCP
Updates
E6
Infrastructure and Amenity
Delivery
PART E - Implementation
Surrey 2050 | E4
List of Figures
N/A
Part E - Implementation
Surrey 2050 | E5
E1 Governance Framework
The City of Surrey operates within a framework
that involves multiple levels of government with
different areas of responsibility and authority.
The Province of British Columbia, through
the Local Government Act (LGA), delegates
authority to municipalities to make local land
use decisions and grants the power to create
an OCP. The LGA outlines specific requirements
for the content of OCPs.
In accordance with the LGA, all related bylaws,
such as Zoning, Subdivision and Development,
Development Cost Charges, and Amenity Cost
Charges, and related plans and strategies must
be consistent with the provisions of the OCP.
Metro Vancouver provides collaborative
governance and regional planning, through a
Regional Growth Strategy, and delivers core
services for the municipalities and other
member jurisdictions that comprise the region.
TransLink is responsible for planning, managing,
and operating the regional transportation system
in close cooperation with municipal
governments.
Municipal governments such as the City of
Surrey develop bylaws, regulations, policies and
strategies to guide growth. The city has the
delegated authority to make local land use
decisions and delivers infrastructure to support
growth.
Metro Vancouver, TransLink and senior
governments (Province of British Columbia and
Government of Canada and their respective
agencies) all contribute to the provision of this
infrastructure.
Private development, which builds most new
housing and employment space and contributes
to local infrastructure, is regulated within this
governance framework.
Part E - Implementation
Surrey 2050 | E6
E2 Regional Growth Strategy
2.1 Regional Growth Strategy
The Local Government Act enables the
development of a Regional Growth Strategy
(RGS), which is a high-level, long-range planning
tool that sets out a broad land use framework
and policies to help municipalities coordinate on
social, economic and environmental objectives
and make efficient use of facilities, services,
land and other resources.
Metro Vancouver's RGS was adopted in 2023. It
sets regional policies, objectives and targets for
all member jurisdictions including Surrey.
2.2 Regional Context Statement
The LGA requires municipalities to demonstrate
how their OCPs align with the Regional Growth
Strategy (RGS) by incorporating a Regional
Context Statement (RCS) (see Appendix 3) into
their OCPs. The RCS sets out the relationship
between the OCP and RGS. As well, the RCS
section details how specific land use
designations and policies are consistent with the
RGS or how they will become consistent over
time. Municipalities are also required to review
their RCS at least every five years to ensure
continued alignment.
The RCS in this OCP details how the OCP is
aligned with the RGS. Amendments to Surrey's
RCS are subject to a formal process with Metro
Vancouver's Board of Directors.
Part E - Implementation
Surrey 2050 | E7
E3 Implementation Tools
3.1 Development Approval
Information
Pursuant to the Local Government Act, the
entire City of Surrey is designated as an area for
which development approval information may
be required. Applicable studies and relevant
technical information may be required to be
provided to allow the City to evaluate the
anticipated impact on a community of a
proposed activity or development, including,
without limitation the following:
-
transportation patterns including traffic
flow;
-
local infrastructure;
-
public facilities including schools and
parks;
-
community services;
-
the natural environment of the area
affected; and
-
tenants who are or may be displaced by
a redevelopment.
3.2 Strategic Plans
The City develops and maintains plans and
strategies on a wide range of issues and
subjects to provide focused policy in various
aspects of community development. These
plans and strategies, which may include but are
not limited to transportation plans, Parks,
Recreation and Culture Strategic Plan, and the
10-Year Servicing Plan, contain policies and
action recommendations that may implement
the general direction of the OCP in a more
detailed manner, while also informing decision-
making across the City.
Part E - Implementation
Surrey 2050 | E8
3.3 Secondary Plans
Secondary Plans play a supportive role to the
OCP as reference plans endorsed by Council.
Such Secondary Plans are not part of this OCP.
Secondary Plans provide guidance and clarity at
a neighbourhood level for land use, road
network, servicing expectations, location of
parks and schools, public realm treatment, and
supplementary design guidelines that support
the OCP.
Future Secondary Plans will continue to be
developed involving meaningful public
engagement to provide detailed guidance for
future land use development decisions. These
new plans will be used to inform and support
the land use designations in the OCP.
In most circumstances, existing Secondary
Plans are consistent with the land use
designations identified in the OCP. Where a
Secondary Plan land use conflicts with the OCP,
the OCP will take precedence, in particular with
respect to density and use.
The scope of work associated with future
Secondary Plans will typically be prepared as
Stage 1 and Stage 2 Plans:
-
Stage 1 Plans generally establish the
land use framework set out in the OCP,
and provide detailed guidance on
transportation networks, areas required
for public purposes, and areas required
for drainage systems.
-
Stage 2 Plans generally detail
engineering and servicing infrastructure
required to support the land use plan.
3.4 Zoning
The Zoning Bylaw implements the OCP. It is the
primary tool to establish and regulate land use
and density consistent with the designated form
of development and general guidance within the
OCP for each legal parcel of land in the city.
Existing zoning takes precedence over the OCP
designation. Future zoning must be consistent
with the OCP land use and density designations.
Rezoning applications to change the zoning of a
property must be consistent with the OCP land
use designation (see 4.3 Rezoning Related
Amendments).
The City has no duty to amend the OCP, or any
obligation to update the OCP to be consistent
with zoning.
3.4.1 Temporary Use Permits
A Temporary Use Permit allows the use of land
in a manner that is not permitted under the
applicable zone, for a limited time. Temporary
Use Permits provide flexibility, allowing a local
government to permit a temporary use,
provided it aligns with the overall vision and
community objectives outlined in the OCP.
The entire City is designated as an area in which
Council can issue a Temporary Use Permit.
Part E - Implementation
Surrey 2050 | E9
3.5 Development Permits
The Local Government Act authorizes
municipalities to issue development permits to
address issues including but not limited to the
protection of development from hazardous
conditions, the protection of the natural
environment, ecosystems and biodiversity, the
protection of farming, and the establishment of
objectives for form and character.
Where Development Permit Areas are
designated (see Appendix 2), a development
permit is required after a property's OCP
designation and zoning are deemed appropriate
for the proposed use, but before a building
permit is issued.
If a development permit is required, owners
may be required to obtain the development
permit prior to altering or subdividing land, or
constructing, adding or altering a building or
structure.
Development Permit Areas for the following are
identified:
-
DP1: Form and Character;
-
DP2: Hazard Lands;
-
DP3: Sensitive Ecosystem; and,
-
DP4: Agricultural.
3.6 Land Consolidation
In consideration of the future development of
neighbouring parcels, land consolidation may be
considered to prevent the creation of remnant
parcels that cannot be developed to the
intended land use designation. Land
consolidation can support equitable distribution
of road dedication and construction, and in
some cases assist development to avoid
adversely impacting existing residents. If land
consolidation is determined to be unachievable,
the developer should, to the satisfaction of
General Manager of Planning and Development:
-
demonstrate that the development
potential of adjacent or excluded
properties will not be materially
compromised; and
-
demonstrate how required
transportation or servicing works will be
addressed in a manner consistent with
applicable bylaws, policies, and cost-
recovery mechanisms.
In all cases of infill development, the developer
should provide a concept plan illustrating
potential development scenarios for adjacent
properties to demonstrate that excluded
properties remain reasonably developable.
Part E - Implementation
Surrey 2050 | E10
E4 OCP Amendments
An OCP may be amended from time to time to
address the community's evolving needs. OCP
amendments may be proposed to support
development, reflect updated policies,
incorporate new requirements, or respond to
emerging opportunities and challenges.
Council may amend the OCP, as a City-led
amendment, or as a result of a development
application that is inconsistent with the OCP. All
OCP amendments are subject to approval by
Council.
4.1 Administrative
Amendments
Amendments that are considered minor in
nature are typically identified by staff and
advanced to Council, from time to time, in a
corporate report. They include changes to text
other than policies, correction of errors and
changes to the land use map to reflect approved
developments.
4.2 Policy & Plan-Related
Amendments
These amendments include changes to land use
designations, maps or the policy text framework
to accommodate new development types or
new policy directions, or to incorporate the
proposed recommendations of a new or
amended Secondary Plan, or other planning
process, into the OCP, as directed by Council
from time to time.
Part E - Implementation
Surrey 2050 | E11
4.3 Rezoning Related
Amendments
An OCP amendment is required when a rezoning
application proposes:
A. a zone that is not listed in the designation's
Implementing Zone(s), subject to any
location criteria; or,
B. a Comprehensive Development (CD) Zone
that includes:
i.
uses not listed in any of the zones in
the designation's Implementing
Zone(s), subject to any location
criteria, or C9.1 Additional Uses; or,
ii.
uses that are not complementary to
the intent of the designation; or,
iii. a form of development that is not
consistent with the intent of the
designation and/or the designation's
Implementing Zones, subject to
location criteria.
C. a zone that is not complementary to the
intent of the designation.
The OCP amendment redesignates the property
to a more appropriate designation, in alignment
with the proposal, or provides a site-specific
exception if an appropriate designation does not
exist.
Rezoning-related OCP amendments may include
voluntary community amenity contributions in
the context of a development-led OCP
amendment guided by OCP Amendment
Community Amenity Contribution Policy No. O-
64.
4.4 Split Designation
Situations where development sites have
multiple designations will be evaluated on case-
by-case basis as determined by the City and may
require an OCP amendment.
PART E - Implementation
Surrey 2050 | E12
E5 Legislatively Required OCP
Updates
Periodic updates to an OCP will occur as a result
of external factors or requirements, including,
but not limited to the following:
-
Housing Needs Report: Updates are
required to integrate a municipality's
Housing Needs Report into the OCP, to
ensure that the OCP plans for sufficient
housing units to meet the housing needs
over the next 20 years. The Local
Government Act requires a Housing Needs
Report to be updated every 5 years. The
next full update to the Housing Needs
Report is due in 2028, followed by the next
five-year OCP update in 2030.
-
Regional Growth Strategy: Within two years
of the Metro Vancouver Board of Directors'
adoption of a Regional Growth Strategy,
each Member Jurisdiction must prepare or
update a Regional Context Statement as
part of its OCP and submit it to the Metro
Vancouver Board of Directors for
acceptance.
Part E - Implementation
Surrey 2050 | E13
E6 Infrastructure and Amenity
Delivery
The OCP guides growth and development,
including specifying areas for future
development and the delivery of related
infrastructure and amenities. Growth related
infrastructure and amenity priorities are
established through Secondary Plans, the 10-
Year Servicing Plan and the Parks, Recreation
and Culture Strategic Plan.
A development financing framework exists to
fund new infrastructure and amenities needed
to support growth. This includes Development
Cost Charges (DCCs) and Amenity Cost Charges
(ACCs) which are levied on new development.
DCCs and ACCs are intended to assist local
governments in delivering growth-related
infrastructure and amenities, while the
replacement and renewal of existing facilities
must be funded from other sources.
Bonus density is another development financing
mechanism by which amenities, as well as
affordable housing, are delivered. Amenity and
affordable housing conditions reflect the
increased demand on facilities resulting from
growth that exceeds established baselines and
that remains consistent with the OCP.
Part F - Maps
Surrey 2050 | F1
F1
Part C - Land Use Designations
Surrey 2050 | F2
Maps
These maps are approved by
Bylaw No. 21900 and amended
as shown in Appendix 4: List of
Amendments.
Figures and Maps
The OCP includes figures and maps.
Figures are found throughout the document
to help illustrate the OCP's content. They are
for illustrative purposes and only updated
periodically.
Maps are held in Part F: Maps.
Part F - Maps
Surrey 2050 | F3
List of Maps
F1
Land Use Designations
F2
Central Business District Key
Map
F3
Secondary Plan Areas
Part C - Land Use Designations
Surrey 2050 | F4
Map F1-A: Land Use Designations
Part F - Maps
Surrey 2050 | F5
Map F1-B: Land Use Designations
Part C - Land Use Designations
Surrey 2050 | F6
Map F1-C: Land Use Designations
Part F - Maps
Surrey 2050 | F7
Map F1-D: Land Use Designations
Part C - Land Use Designations
Surrey 2050 | F8
Map F1-E: Land Use Designations
Part F - Maps
Surrey 2050 | F9
Map F1-F: Land Use Designations
Part C - Land Use Designations
Surrey 2050 | F10
Map F1-G: Land Use Designations
Part F - Maps
Surrey 2050 | F11
Map F1-H: Land Use Designations
Part C - Land Use Designations
Surrey 2050 | F12
Map F1-I: Land Use Designations
Part F - Maps
Surrey 2050 | F13
Map F1-J: Land Use Designations
Part C - Land Use Designations
Surrey 2050 | F14
Map F2: Central Business District Key Map
Part F - Maps
Surrey 2050 | F15
Map F3: Secondary Plan Areas
Appendix 1 - Surrey 2050
Glossary | 1
Appendix 1 - Surrey 2050
Glossary | 2
Absolute Zero
(Emissions)
means entirely eliminating greenhouse gas emissions without relying on
negative emissions or offsets.
Accessible Unit
means housing designed, constructed, or modified so that individuals with
physical, sensory, or mobility disabilities can enter, navigate, and use the unit
independently and safely.
Active
Transportation
means forms of travel that rely primarily on human power, such as walking and
cycling.
Adaptable Housing
means housing designed with built-in flexibility to easily accommodate future
accessibility modifications, allowing people to "age in place" or live
independently as their needs change.
Agricultural Land
Reserve (ALR)
means provincially designated lands in which agriculture is recognized as the
priority use, as shown on official ALR maps and regulated by the Agricultural
Land Commission under the Agricultural Land Commission Act.
"As-of-Right"
Zoning
means development permitted outright under existing zoning regulations,
without requiring discretionary approvals.
Biodiversity
means the variety of species and ecosystems on earth and the ecological
processes that support it.
Bus Exchange
means a transit hub designed for transferring between multiple bus routes, or
between buses and Rapid Transit.
Bus Rapid Transit
(BRT)
means a form of bus-based Rapid Transit in which buses operate in exclusive
right-of-way and traffic lights are timed to give buses priority.
Circular Economy
means a model of production and consumption which eliminates waste through
design, reuse, repair and recycling to keep materials in use at their highest value
as long as possible.
City Centre
means the plan area identified by the City Centre Plan.
Climate Resilience
means the ability to prepare for, withstand and recover from climate impacts
including extreme heat, wildfire smoke and flooding.
Co-operative
Housing
means a type of non-market housing in which units are owned and/or operated
by a housing co-operative. Residents are members of the housing co-operative
and pay a monthly housing charge instead of rent.
Crime Prevention
Through
Environmental
Design (CPTED)
means a design approach that reduces opportunities for crime by improving
visibility, natural surveillance, access control, and the overall sense of safety in
the built environment.
Curb Space
means the portion of the public right-of-way adjacent to the roadway that is
used to support activities such as parking, loading, transit access, active
transportation, and street operations.
Appendix 1 - Surrey 2050
Glossary | 3
Destination Spaces
means a strategically developed public area-including a plaza, park, library,
transit hub, or cultural facility-designed to attract residents and visitors. These
spaces integrate high-quality infrastructure with unique cultural identities to
foster a "sense of place" and provide visible platforms for local art, history, and
community events.
District Energy
means a centralized system that generates and distributes heating and cooling
(thermal energy) to multiple buildings in a neighbourhood through underground
pipes.
Ecosystem
Services
means the benefits provided by natural systems--like forests, wetlands, and
rivers--that support human well-being and city functions. These include
regulating services (flood control, air cleaning, carbon storage), provisioning
(water, food), and cultural services (recreation, mental health).
Embodied Carbon
means the total greenhouse gas emissions associated with the materials and
construction processes throughout a building's lifecycle, including from the
manufacturing, transportation, installation, maintenance and disposal of
materials.
Family-Friendly
Housing
means residential units with three or more bedrooms.
Frequent Bus Stop
Areas
means an area within a prescribed distance from a bus stop with transit
frequency and timing served by at least one bus route as shown in Schedule F
of the Zoning Bylaw.
Frequent Transit
Network
means a network of transit corridors containing transit service that is scheduled
at a frequency of 15 minutes or better in both directions throughout the day and
into the evening, every day of the week.
Greenway
means multi-use pathways for pedestrians, cyclists and other non-motorized
users.
Green
Infrastructure
Network (GIN)
means an interconnected system of natural areas and open spaces that
conserves ecosystems and functions, while providing benefits to both wildlife
and people.
Greenhouse Gas
(GHG) Emissions
mean gases emitted by human activities that are driving climate change,
including carbon dioxide (CO2), nitrous oxides, methane, and fluorinated gases.
Heritage Register
means a catalogue of properties, events, natural features that have been
determined to have heritage significance by resolution of Council.
Heritage
Revitalization
Agreements (HRA)
means a bylaw between the City and the owner of a heritage property which
may vary requirements found in other by-laws and City regulations, either by
being more restrictive or providing relaxations to bylaw requirements.
Housing Needs
Report (HNR)
means a statutory planning document prepared by local government to assess
current and projected housing demand across income levels, household types,
and tenures, and to identify gaps between housing needs and housing supply
within the community.
Appendix 1 - Surrey 2050
Glossary | 4
Inclusionary Zoning
means zoning that requires the inclusion of a percentage of affordable housing
units within new multiple residential development.
Integrated
Watershed
Management Plans
(IWMP)
means a servicing strategy for managing rainfall and stormwater runoff resulting
from development in a watershed in a way that maintains or enhances the
health of the watershed.
Market Rental
means purpose-built rental housing or secondary rental housing, rented in the
private market at market rents.
Major Transit
Network
means the region's primary rapid transit corridors identified by TransLink, with
services that are high-capacity, high-frequency, fast, and reliable, travelling in
dedicated rights-of-way all day, every day in both directions.
Metro Vancouver
means the Metro Vancouver Regional District.
Micromobility
means the transportation of people and goods over short distances using
lightweight, low-speed vehicles like bicycles, electric scooters, and electric
skateboards.
Multi-Modal
Transportation
means a transportation system that integrates two or more modes of travel--
such as walking, cycling, transit, and private vehicles--to provide flexible,
efficient, and connected mobility options.
Multi-Generational
Housing
means three or more generations--such as grandparents, parents, and
children--living together under one roof or on the same property.
Natural Areas
means areas with significant wildlife habitat and connecting corridors such as
ravines, treed areas, open fields and bodies of water.
Natural Assets
means the stock of natural resources or ecosystems that a municipality, regional
district, or other form of local government could rely upon or manage for the
sustainable provision of one or more local government services.
Nature-Based
Infrastructure
means infrastructure that uses elements of the natural environment to replace
or supplement traditional infrastructure, such as drainage, sewers and water
that contributes towards sustainable resource management.
Net Zero
(Emissions)
means human-caused emissions of GHGs to the atmosphere are balanced by
the withdrawal of GHGs from the atmosphere through deliberate human
activities (e.g. treen planting).
Non-Market
Housing
means a range of housing types with and without supports for low- or
moderate-income households that are owned and/or operated by a public
agency, non-profit society, or housing co-operative. This includes independent,
shelter and transitional housing.
Non-Residential
Major Trip-
Generating Uses
means land uses - such as office or business parks, outlet shopping malls, post-
secondary institutions, and large-format entertainment venues - that generate
higher levels of person-trips.
Park(s)
means public outdoor areas intended for preservation or recreational purposes.
Appendix 1 - Surrey 2050
Glossary | 5
Parkland
See Park(s).
Professional
Reliance
means a regulatory approach where technical decisions are outsourced to
external experts, relying on their ethics, education, and experience.
Public Space(s)
means land that isn't privately owned or privately owned land with a legal
agreement for public use. This may include parks, natural areas, plazas and
walkways and trails.
Purpose-Built
Rental (Housing)
means privately-initiated rental buildings constructed with the intent to be
rented for the long-term in the private market, and typically not subdivided into
co-operative housing or strata condominium.
RapidBus
means branded bus service with high frequency, limited stops, and higher-
capacity articulated buses which generally operates alongside general traffic but
may have some transit priority measures like dedicated bus lanes or queue
jumps. RapidBus is not considered Rapid Transit.
Rapid Transit
means SkyTrain and Bus Rapid Transit (BRT). This is the highest order of transit
service in Surrey.
Resilience Hub
means a space that provides services, programs and education year-round,
increasing a community's ability to respond to crises like climate events.
Secondary Plan
means a land use plan, including General Land Use Plans, Local Area Plans,
Neighbourhood Concept Plans, Town Centre Plans, that provide guidance and
clarity at a neighbourhood level for land use, road network, servicing
expectations, location of parks and schools, public realm treatment, and
supplementary design guidelines.
Small-Scale Multi-
Unit Housing
(SSMUH)
means a variety of housing options, such as secondary suites, coach houses,
garden suites, duplexes, triplexes, houseplexes, and townhouses, that are
typically designed to fit within existing single-family neighbourhoods.
Town Centre(s)
means the plan areas identified by the Guildford Plan, Fleetwood Plan,
Cloverdale Town Centre Plan, Newton Town Centre Plan, and Semiahmoo
Town Centre Plan.
Transit Oriented
Areas (TOAs)
means areas defined by the Province within 800 metres of a SkyTrain Station or
within 400 metres of a Bus Exchange where minimum allowable densities apply
for residential development as defined in Zoning By-law.
Transit Priority
Measures
means infrastructure or operational strategies designed to improve the speed,
reliability, and efficiency of public transit, such as dedicated bus lanes, queue
jumps and signal priority at intersections.
TransLink
means the regional transit authority responsible for planning, managing, and
delivering public transit, major roads and bridges across Metro Vancouver.
Transportation
Demand
Management
Measures
means strategies and policies aimed at reducing travel demand or redistributing
it in time, mode, or route to optimize the use of the transportation system.
Examples include carpooling programs, flexible work hours, telecommuting,
transit incentives, and active transportation promotion.
Appendix 1 - Surrey 2050
Glossary | 6
Universal
Accessibility
means the characteristic of being usable for people with a wide range of
abilities.
Urban Containment
Boundary
means a regionally defined area for urban development.
Vision Zero
means an international road traffic safety strategy aiming to eliminate all traffic-
related fatalities and serious injuries.
Zero-Carbon
Energy
means energy sources that do not directly use fossil fuels and produce GHG
emissions, such as hydro, solar, wind and geothermal power.
Appendix 2 - Surrey 2050
DP Guidelines | 1
Appendix 2 - Surrey 2050
DP Guidelines | 2
DP 1
Form and Character
Development Permit Guidelines
Appendix 2 - Surrey 2050
DP Guidelines | 3
List of Figures
Figure 1
Campbell Heights Local Area
Plan Exemption Area
Appendix 2 - Surrey 2050
DP Guidelines | 4
Appendix 2 - Surrey 2050
DP Guidelines | 5
DP1: Form and Character
APPLICATION
AREA
IMPLEMENTATION
JUSTIFICATION and OBJECTIVES
DEVELOPMENT PERMITS (cont.)
The entire City of Surrey is designated as Development Permit Area #1. City-Wide Development
Permit Guidelines apply to all commercial and multiple residential uses and Low-Rise, Mid-Rise,
High-Rise, Employment or Industrial designations, excluding those areas shown on Figure 1.
Appendix 2 - Surrey 2050
DP Guidelines | 6
DP1: Form and Character
EXEMPTIONS (General):
EXEMPTIONS (Commercial):
·
·
EXEMPTIONS (Industrial):
DEVELOPMENT PERMITS (cont.)
··
·
·
·
·
·
·
·
·
·
Duplexes and houseplexes within any small-scale multi-unit housing zones.
·
·
All Heavy Industrial development entirely within the industrial designation of the OCP and zoned
consistent with the industrial-Heavy Zone in the Zoning Bylaw.
Light Industrial Development entirely within the Industrial or the Mixed Employment designation AND
That is zoned consistent with the Light Impact Industrial Zone in the Zoning Bylaw; and
Does not abut property zoned for residential land use; OR
Does not abut a Provincial highway, an arterial road or a collector road.
New building (limited to 470 sq.m (5,000 sq.ft. or less) OR exterior renovations additions and/or site
works ONLY if they are compatible with existing on-site development already controlled by a
Development Permit (e.g. materials, colours, and form and character).
Lands illustrated in Figure 1 - Area of Campbell Heights Business park.
·
···
Appendix 2 - Surrey 2050
DP Guidelines | 7
Figure 1: Campbell Heights Local Area Plan Exemption Area
Appendix 2 - Surrey 2050
DP Guidelines | 8
DP1.1 Common Guidelines: All
Development Types
With specific categories generally organized as follows:
-
Low Density Multiple Residential (includes Houseplexes, Townhouses, etc.)
-
Multiple Residential/Mixed-Use/Commercial
-
Retail/Commercial Centres
-
Mixed Employment (includes Industrial, Business)
-
Low-Rise (6 storeys or less), Mid-Rise (7-12
storeys) and High-Rise (more than 12 storeys)
(illustr.)
Guidelines within this section are organized into three different types:
-
Site Design
-
Building Form and
-
Signage
Houseplex
Appendix 2 - Surrey 2050
DP Guidelines | 9
DP1.1 COMMON GUIDELINES
General Site Design
Within a development, the following elements shall be considered in the Site Design:
1.
ALL TYPES: Provide a transition buffer be-
tween adjoining properties containing
different uses or a different intensity of
uses by using design measures such as
landscaping buffers and additional
setbacks. (illustr.)
2.
ALL TYPES: When arranging the site
layout, take into consideration future
intensification of densities (e.g. by
clustering buildings to allow for future
infill).
3.
ALL TYPES: For any development
adjacent to electrical utility wires,
incorporate building setbacks that take
into consideration any visual, acoustical
or electromagnetic
impacts while also demonstrating use of
any applicable development guidelines of
the utility authority.
4.
ALL TYPES: Provide a stormwater
management strategy for development
sites during the early stages of design.
5.
ALL TYPES: Locate mail facilities
within amenity buildings or leave them
freestanding on site near an outdoor
amenity space. Incorporate weather
protection using a design consistent
with the overall architectural elements
of the site.
6.
TOWNHOUSES: Orient units to face
the street. (illustr.)
7.
MIXED EMPLOYMENT: Minimize the
amount of outdoor storage.
8.
MIXED EMPLOYMENT: Where outdoor
storage cannot be avoided, locate it away
from public views in rear yards with
screening.
9.
MIXED EMPLOYMENT: Consider
using ex- tensive tree coverage to
screen storage areas from above
views. This is particularly
the case in the South Westminster area.
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 10
DP1.1 COMMON GUIDELINES
Site Grading
Within a development, the following elements shall be considered in the Site Design:
10.
ALL TYPES: Incorporate topography and other significant natural features into the building,
structure and overall site design. (illustr.)
11.
ALL TYPES: Establish a development site grading plan at the early stages of design.
12.
ALL TYPES: Avoid excessive disruption of the natural topography of a site by stepping
buildings, sloping parking areas and providing larger setbacks to avoid the use of retaining
walls. When subdividing, mini- mal disruption of the natural topography should be accounted
for in lot layout and overall subdivision design.
13.
ALL TYPES: Where retaining walls cannot be avoided, minimize the overall height of the wall
and the height of each step. Incorporate landscaping into the design of the retaining wall and
use attractive materials (e.g. brick or stone masonry or sand-blasted concrete with a reveal
pattern). Avoid the use of
timber retaining walls, particularly where the wall is visible from the public realm.
Circulation--Pedestrian, Active and Non-Vehicular
Within a development, the following elements shall be considered in the Site Design:
14.
ALL TYPES: Prioritize non-vehicular modes of circulation in site design (e.g. pedestrian and
cycling) above all other transportation modes.
15.
ALL TYPES: For convenience and security, provide bicycle parking facilities at-grade, close to
the main building entrance or amenity buildings, and with weather protection.
16.
ALL TYPES: Provide multiple modes of circulation on pathways to improve natural surveillance
opportunities (e.g. provide a street or lane along any publically-accessible pathway).
17.
ALL TYPES: For circulation that is accessible to all users:
a)
Ensure pedestrian circulation is convenient, safe and clearly identifiable to drivers and
pedestrians.
b) Use a high standard of accessible and adaptable design to accommodate the functional
needs of all individuals including children, adults, seniors, and those with visual, mobility
or cognitive challenges.
c)
Locate convenient universal access to buildings from parking areas by using curb let-
downs or other accommodating features.
d)
Provide a minimum of 1.8 m unobstructed sidewalk width to accommodate strollers,
wheel- chairs and other equipment used by pedestrians.
e)
Clearly define accessible routes from parking stalls to building entry doors and locate
accessible parking closest to the main entry of a building (surface parking) or elevator
lobby entrance.
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 11
DP1.1 COMMON GUIDELINES
Circulation--Pedestrian, Active and Non-Vehicular (cont.)
Within a development, the following elements shall be considered in the Site Design:
18.
ALL TYPES: Where a development directly abuts a transit stop, allow for additional building
setbacks to accommodate pedestrian volumes. Create a comfortable experience for
pedestrians by including amenities and features such as visual art, drinking fountains, lighting
and street furniture.
19.
ALL TYPES: Provide physical links from
the development to public sidewalks,
pathways and transit stops. When
subdividing, these connections should
be accounted for in lot layout and
overall subdivision design. (illustr.)
20.
ALL TYPES: Incorporate beautification
and amenity features along pedestrian
pathway systems (e.g. use distinctive
and durable paving, special landscaping
with trees, furniture and/or weather
protection).
21.
ALL TYPES: When shopping cart
storage is necessary, provide for
convenient use and return. Allow for
clearances surrounding cart corrals for
pedestrians and vehicles and design
the structure to be in keeping with the
character of other site structures and
furnishings.
22.
ALL TYPES: For circulation through
surface parking areas:
a)
Provide direct, functional and
safe pedestrian pathways
through parking areas allowing
for convenient connections to
the sidewalks of abutting
streets
b)
Extend contrasting, durable concrete sidewalk paving treatments where pathways
extend through vehicle circulation areas
c)
Incorporate a hierarchy of primary and secondary pathway systems throughout the
development site
d)
Provide a minimum of 3 m wide sidewalks along primary pedestrian pathways at active
building frontages to allow for tree clearances and weather protection overhangs
SITE DESIGN
DP1.1 COMMON GUIDELINES
Appendix 2 - Surrey 2050
DP Guidelines | 12
DP1.1 COMMON GUIDELINES
SITE DESIGN
Circulation--Vehicular
Within a development, the following elements shall be considered in the Site Design:
23.
ALL TYPES: Enhance connectivity of public roads and lanes through development sites by
establishing public thoroughfares for pedestrians, cyclists and vehicles.
24.
ALL TYPES: Provide joint or shared driveway and ramp access between adjacent sites and
consider
driveway connections to future adjacent development sites.
25.
ALL TYPES: Locate driveways off minor
streets or lanes rather than off major
streets to enhance a safe, walkable
streetscape. (illustr.)
26.
ALL TYPES: Where there is no
alternative to providing access from a
major street, locate and design
driveways to minimize disruption of the
pedestrian environment along
the street by minimizing the number of
driveways, by sharing access points and
by maintaining a continuous street
orientation of the development.
27.
ALL TYPES: Where private roadways
are proposed in-lieu of public streets,
provide
and design boulevard, landscaping and
side- walk treatments to be similar to or
mimic
those found along public roadways.
28.
ALL TYPES: Consider accommodating residential and/or short-term parking along local roads
rather than high volume streets.
29.
ALL TYPES: Create markers at site perimeter driveway entrances.
30.
ALL TYPES: For vehicular circulation in surface parking areas:
a)
Provide vehicle connections between adjacent surface parking areas from neighbouring
sites
b)
Ensure parking is located away from street frontages or from street corners
c)
Divide large surface parking areas into smaller sections defined by buildings or
driveways with a sidewalk and landscaping on each side
d)
Orient parking rows perpendicular to main entrances with a driveway along the building
frontage for safer pedestrian movements
e)
Locate accessible parking spaces close to main building entrances and/or elevator
lobbies
b)
Ensure accessible parking spaces are barrier-free by:
- Including curb letdowns in practical locations
- Locating any pole-mounted signage so it does not obstruct vehicle loading
- Providing clearance from landscaping so it does not obstruct vehicle loading
b)
Locate employee parking in an accessible and visible location
h)
Locate and screen recreational vehicle or truck parking spaces or compounds away
from any public views (e.g. from streets)
Appendix 2 - Surrey 2050
DP Guidelines | 13
DP1.1 COMMON GUIDELINES
Circulation--Vehicular (cont.)
Within a development, the following elements shall be considered in the Site Design:
31.
ALL TYPES: For parking ramps (illustr.):
a)
Where ramps cross sidewalks, provide a maximum five percent (5%) slope for the
first 6 m of the ramp
b)
Provide specialty paving for the first 6 m
c)
Set parking ramps back from side property lines by a minimum of 1.5 m to allow for a
land-scaped buffer
d)
Treat sidewalls of ramps with specialty details and finishing (e.g. sand blasting with
a reveal pattern).
32.
ALL TYPES: For site loading:
a)
Locate surface loading spaces away from public views; screen and pave with specialty
materials
b)
Loading may need to be fully enclosed to reduce acoustical impacts on adjacent
residential areas
c)
Gates may be necessary for closure during non-business hours
d)
Maneuvering for loading should be provided and accommodated for completely on-site,
not on streets.
33.
TOWNHOUSES: Screen apron parking that is visible from the public realm.
34.
TOWNHOUSES: Use side-by-side parking as the main provision for parking and specifically
minimize the use of tandem parking.
35.
MULTIPLE/MIXED/COMMERCIAL: For corner store residential units, locate surface
residential parking close to the residential entrance for convenience and security.
36.
INDUSTRIAL and BUSINESS: Reduce conflicts between heavy vehicles and traffic from
visitors and employees.
37.
INDUSTRIAL and BUSINESS: Locate movements for heavy vehicles away from residential
interfaces, where possible, and incorporate features to mitigate noise, fumes and visual
intrusion; in some cases, an impact study may be required.
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 14
DP1.1 COMMON GUIDELINES
SITE DESIGN
Site Landscaping
Within a development, the following elements shall be considered in the Site Design:
38.
ALL TYPES: Identify, preserve and
incorporate healthy stands of mature
trees into the overall site landscaping
design. (illustr.)
39.
ALL TYPES: Retain unique or culturally
or historically important trees or
vegetation and nesting areas on the
development site.
40.
ALL TYPES: Provide a coordinated group
of furnishings to match the overall
character of the development and site
features, (e.g. bike racks, signs, garbage
enclosures, benches, waste receptacles
and tree grates).
41.
ALL TYPES: Site landscaping design
should consider the context of
surrounding proper- ties where there is a
dominant pattern along the street (e.g.
provide tree rows and land- scaping
consistent with the established or
emerging standards along the street or
with- in an adjacent neighbourhood).
42.
ALL TYPES: Use landscaping and landscape materials to conform to the most current
version of the British Columbia Society of Landscape Architects/British Columbia
Landscaping and Nursery Association's British Columbia Landscape Standards (as
amended).
43.
ALL TYPES: Ensure sufficient in-ground planters are provided for full, healthy tree growth.
(illustr.)
44.
ALL TYPES: Locate trees no closer than 2 m
from a building face, building foundation or
retaining wall. Use only small growing tree
species between 2 m to 3 m from the
building setback; use medium growing tree
species between 3 m and 4 m; and use
large growing tree species beyond 4 m.
Appendix 2 - Surrey 2050
DP Guidelines | 15
ver to shrub and groundwater
DP1.1 COMMON GUIDELINES
Site Landscaping (cont.)
Within a development, the following elements shall be considered in the Site Design:
45.
ALL TYPES: Site landscaping should incorporate environmentally sustainable features:
a)
Minimize stormwater runoff and reduce heat island effects (e.g. increase the amount
of land- scaped areas on-site and decrease the amount of impervious paved surfaces)
b)
Take energy efficiency into consideration in the
overall design of landscaped areas. Use designs
that moderate the effect of wind and solar
impacts on buildings (e.g. use deciduous trees
along western and southern building frontages
to address passive solar gains and allow for
winter gains) (illustr.)
c)
Minimize high water use mown turf areas.
Strive to limit mown turf areas to a
maximum of 25-50% of the total landscaped
area of one site
d)
Reduce evaporation from soil by providing mulch co
e)
Use the highest quality plant material possible and in a scale and massing that will have
an obvious impact; maximize the function and aesthetic qualities of landscaping for open
spaces
f)
Select plants that require less need for chemical interventions in pest and weed control.
46.
ALL TYPES: For landscaping in surface parking areas:
a)
Locate curbed landscape islands throughout parking areas in order to define parking
clusters, visually break-up and screen the parking area, highlight pedestrian routes,
increase human com- fort, provide shade and manage stormwater opportunities
b)
Locate landscaped islands as such: between, and at the end of, parking rows; one
landscaped island along the side of a parking space, at the end of every six spaces in a
single row; one land- scaped island, at a minimum of 3.6 m in length, located along the
end of each group of 6 paired spaces (e.g. 12 spaces in two adjoining rows of 6
spaces, each front to front)
c)
Cluster small car spaces with left over areas used for a landscaped island
d)
Provide a minimum of 1.5 m radius for tree root balls in landscaped islands. Where a 1.5
m radius cannot be provided, the minimum landscape strip width should be not less than
1 m. Structural soil should be used under paved areas for the smaller landscaped strip to
protect the roots from vehicles
e)
Incorporate wheel stops or other devices in parking spaces to prevent landscaping
and tree trunks from vehicle damage
f)
Maximize tree spacing appropriately to correspond with the mature size of the tree
species being used; allow for at least one tree in each island
g)
Use single stem deciduous shade trees with a minimum of 5 cm caliper or larger, with
tree canopies that begin no less than 2 m above grade
h)
Use a mix of #1, #2 and #5 plant pot sizes for shrubs in landscaped islands as well as a
mix of evergreen trees or plant material that will provide for year-round variety
i)
Allow for visual surveillance through the site between the low shrubs screening the
bottom half of the vehicles and the bottom of the tree canopy
j)
Locate lower shrub plantings at crossing points to ensure visibility between vehicles and
pedestrians at crossings.
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 16
DP1.1 COMMON GUIDELINES
Site Landscaping (cont.)
Within a development, the following elements shall be considered in the Site Design:
47.
TOWNHOUSES: Provide landscaping at each individual entrance and between parking along
private driveways.
48.
INDUSTRIAL and BUSINESS: Locate a stormwater management swale in the front yard
setback with associated planting.
49.
INDUSTRIAL and BUSINESS: Provide sufficient landscape buffering where adjacent to
residential development, include features such as berms, solid residential-type fencing where
it will be visible and dense conifer planting.
50.
INDUSTRIAL and BUSINESS: Where security fencing is necessary, avoid barbed or razor
wire; work to integrate hedging along a fence line.
Site Services
Within a development, the following elements shall be considered in the Site Design:
51.
ALL TYPES: Provide screening of and
locate electrical kiosks and gas meters
away from the visible public realm.
(illustr.)
52.
ALL TYPES: Where refuse containers
cannot be located in underground
facilities, locate enclosures away from
the visible public
realm.
53.
ALL TYPES: Design refuse enclosures
to coordinate with the overall design of
the development and use the same high
quality, durable materials as the rest of
the site. Refuse container storage
should have se- cure gates and a roof.
54.
ALL TYPES: Provide a room or area large enough to allow for multiple types of refuse
containers. En- sure sufficient room is created on-site to accommodate composting and
recycling facility as well as garbage disposal.
55.
ALL TYPES: Locate underground parking mechanical vents away from the visible public realm
and make flush with grade.
SITE DESIGN
Appendix 2 - DP Guidelines
DP Guidelines | 17
DP1.1 COMMON GUIDELINES
Site Lighting
Within a development, the following elements shall be considered in the Site Design:
56.
ALL TYPES: Incorporate neighbourhood character elements into on-site lighting design.
57.
ALL TYPES: Provide a hierarchy of different lighting types with a coordinated appearance
(e.g. lower- scale pedestrian pathways, parking areas, drive aisles, building and site
entrances, and larger-scale parking lot lighting).
58.
ALL TYPES: Coordinate the location of
lighting with other landscape elements
(e.g. trees).
59.
ALL TYPES: Ensure overall site lighting
enhances public safety and
accommodates for safe ease of
pedestrian movements to and from the
development site.
60.
ALL TYPES: Incorporate energy
efficiency into the overall lighting
plan.
61.
ALL TYPES: Design and install lights
that are vandal proof. Take maintenance
accommodations into consideration
when designing development site
lighting plans.
62.
ALL TYPES: Provide exterior street
lighting that follows the International
Dark Sky
Model (as amended) in order to limit
light pollution and to reduce light
overspill into any adjacent residential
areas. (illustr.).
63.
COMMERCIAL: Incorporate lighting
poles fitted for hanging baskets with
associated irrigation and banners.
64.
INDUSTRIAL and BUSINESS: Locate lighting
to assist visual surveillance including site
security (e.g. monitored cameras).
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 18
DP1.1 COMMON GUIDELINES
SITE DESIGN
Shared Amenity Space
Within a development the following elements shall be considered in the Site Design:
65.
ALL TYPES: Provide sufficient outdoor amenity space at a scale consistent with the size of
the development and in consolidated, usable spaces.
66.
ALL TYPES: Provide a covered, weather protected outdoor seating area.
67.
ALL TYPES: Provide shade trees at seating areas for summer comfort.
68.
ALL TYPES: Provide a variety of passive and active program spaces.
69.
ALL TYPES: Provide opportunities and support facilities for urban agriculture (e.g. provide
a water source, tool storage and composting facilities).
70.
ALL TYPES: Locate outdoor amenity spaces near indoor amenity rooms, entrances or staff
areas, (e.g. lunch rooms) to encourage the observation and engagement of outdoor spaces.
71.
ALL TYPES: Provide forms of hard and soft landscaping (e.g. constructed planters, gazebos,
trellises and pergolas) to enhance the usability of decks, balconies and other outdoor amenity
spaces.
72.
ALL TYPES: Use roof tops as an additional outdoor amenity space.
73.
RESIDENTIAL: Secure play areas for children that are located where they can be easily
observed and that allow for a variety of play experiences. Children play areas should be
landscaped and paved for surface play.
74.1 TOWNHOUSES: Outdoor amenity space should be useable for play and activities; and for
townhouse developments less than 25 units, should not include tree protection areas.
74.2 RESIDENTIAL: Provide a minimum of one indoor amenity per residential building.
74.3 MID-RISE RESIDENTIAL: Provide a minimum of one indoor amenity per residential building or
per 80 grouped residential units, whichever is less.
Publically Accessible Open Space
Within a development the following elements shall be considered in the Site Design:
75.
ALL TYPES: Create publically accessible
open spaces on private property along
streets, lanes and public thoroughfares
to add amenity spaces and enjoyment to
urban areas. (illustr.)
76.
ALL TYPES: The amount and scale of
open space provided should reflect both
the density of the neighbourhood and of
the immediate area (e.g. on larger sites
in denser neighbourhoods, larger open
spaces should be provided).
77.
ALL TYPES: Publically accessible open
space should be added, in addition to
any shared outdoor amenity space
required, for residents or workers.
Appendix 2 - Surrey 2050
DP Guidelines | 19
DP1.1 COMMON GUIDELINES
Publically Accessible Open Space (cont.)
Within a development the following elements shall be considered in the Site Design:
78.
ALL TYPES: Open spaces should be defined as to its purpose and function by:
a)
Incorporating passive activities in the design (e.g. providing seating as a basic function)
b)
Contributing to placemaking by creating a focal point for visual interest
c)
Enhancing the green, natural experience by incorporating stormwater management
features into the design
d)
Incorporating other functions into larger open spaces (e.g. playground areas).
79.
ALL TYPES: Open spaces should be located with consideration given to the surrounding
area and site by:
a)
Linking with other open spaces in the area
b)
Taking advantage of any unique vegetation, views or riparian areas
c)
Responding to access for all seasons (e.g. lunch time for area workers)
d)
Responding to wind (e.g. by providing shelter)
e)
Reducing the impact of noisy locations (e.g. by mitigating the negative impacts of traffic
by using water features)
f)
Shaping open spaces to respond to a surrounding context (e.g. by widening a promenade
in order to reinforce a street or by extending a corner plaza to link with a main building
entrance)
g)
Maximizing public access to open spaces by locating them along at least two public streets
h)
Locating rest areas adjacent to a greenway and along highly visible locations (e.g. at
intersections with connecting streets or other greenways).
80.
ALL TYPES: Incorporate detailed design and landscape elements:
a)
Define public, private and semi-public spaces adjacent to open spaces by using low
landscaping
b)
Incorporate local character, cultural themes or art work as a focal point or as an integral
part of the overall design
c)
Plant large trees, in clusters if possible, that have adequate growing medium and space,
particularly where the trees are located on parking structures
d)
Add shade trees suitable to prevent summer overheating
e)
Create opportunities for open space uses, especially for children to engage in nature
within an urban setting
f)
Use trees, shrubs, ground covers, vines and flowers in a variety of colors and textures
to reflect seasonal changes and variation
g)
Install lawns to help visually soften the surrounding urban environment and to serve as an
inviting and effective dry-weather seating area
h)
Consider adding electrical and water access points for events held in larger open space
areas
i)
Use surface materials that allow for universal accessibility, particularly allowing for easy
access by the elderly or disabled
j)
Provide integrated stormwater features within landscaped areas
k)
Ensure material selection, design, layout and function of the space is done with the
objective of maintaining long term attractiveness
l)
Incorporate subtle pedestrian-scale lighting into the character and overall design of the
open space.
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 20
DP1.1 COMMON GUIDELINES
Publically Accessible Open Space (cont.)
Within a development the following elements shall be considered in the Site Design:
81.
ALL TYPES: Program the open space to be active and safe by:
a)
Designing the open space to connect with people moving through the area, including
along de- sire lines
b)
Maximizing surveillance of open space areas, (e.g. by orienting main entrances,
townhouses or shop fronts onto the open space and by avoiding interfacing open
spaces with parking lots)
c)
Encouraging indoor uses to spill out onto open spaces (e.g. by creating informal outdoor
seating areas and by creating space for the commercial display of goods)
d)
Providing good visibility from surrounding public areas or streets by: minimizing walls,
minimizing raised planters, locating plazas at street level, creating seamless connections
to streets and by creating clear sightlines across the open space (illustr.)
e)
Considering all users of a space (e.g. consider how unintended users such as
skateboarders, may conflict with passive users)
f)
Considering the quality of the open space at different times of the day and week and for
different seasons (e.g. by using lighting to adjust comfort in an open space).
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 21
DP1.1 COMMON GUIDELINES
Publically Accessible Open Space (cont.)
Within a development the following elements shall be considered in the Site
Design:
82.
TOWNHOUSES: Create a publically accessible open space at street corners.
(illustr.)
SITE DESIGN
Appendix 2 - Surrey 2050
DP Guidelines | 22
DP1.1 COMMON GUIDELINES
SITE DESIGN
Public Realm and Street Interface
Within a development, the following elements shall be considered in the Site Design:
83.
ALL TYPES: Enhance beautification opportunities along prominent transportation routes,
heritage streets, boundary streets and City gateways.
84.
ALL TYPES: To better coordinate the interface between public and private property, include
information on design drawings about off-site and adjoining public property elements (e.g.
show sidewalks and boulevard details designed to City standards for reference). Set the
ultimate grade requirements of adjacent public property at the early stages of design.
85.
ALL TYPES: Coordinate continuous front yard setbacks along streets, particularly where
buildings abut one another with no side yard, such as in Town Centres or along prominent
shopping streets.
86.
ALL TYPES: Enrich the public realm and street interface with distinctive character elements
such as art features and cultural and historical references.
87.
ALL TYPES: Underground parking should be set back and lowered, especially where visible in
the public realm, so as to not project above grades; include allowances for tree roots, soil and
paving depths.
88.
ALL TYPES: Trees should be set back 0.5 m from any public thoroughfare property line to
facilitate access, maintenance and root growth.
89.
ALL TYPES: Where driveway entrances divert to each side, consider the axial view down the
driveway by providing a landscaped feature or marker at the end of the driveway.
90.
ALL TYPES: Screen all parking areas visible from the street with a landscaped buffer a
minimum of 3 m wide. Provide a minimum of a double staggered row of evergreen shrubs,
with a minimum height of 1 m, and deciduous trees with canopies starting at a minimum of 2
m above grade, spaced to meet the mature tree size. Landscaped buffers for shared vehicle
parking stalls should also be a minimum of 3 m wide but landscaping should not obstruct
visibility of the stalls from the street or public walkways. Pro- vide low, open, decorative
fencing with solid posts using durable materials such as masonry, and incorporate it to better
define parking areas and focused pedestrian routes throughout the site.
91.
RESIDENTIAL: Step planters up to
raised patios with a maximum of 0.6
m wall height with high quality
material facing such as masonry
(e.g. stone or brick) or specialty
concrete and low, layered planting in
front of the wall. (illustr.)
92.
RESIDENTIAL: Enhance each
individual entrance with a tree planted
in ground and specialty treatments as
gate markers.
93.
RESIDENTIAL: Enhance the
progression from the sidewalk to the
front door by lining up stairs straight
from the sidewalk to the front door
(i.e. not turned).
Appendix 2 - Surrey 2050
DP Guidelines | 23
DP1--FORM AND
CHARACTER
Public Realm and Street Interface (cont.)
Within a development the following elements shall be considered in the Site Design:
94.
COMMERCIAL: Incorporate the following
elements (illustr.):
a)
Seamless interfaces should be
created across public and private
property without using steps or
retaining walls
b)
In-ground planting should be
provided along street edges;
avoid the use of raised planters
c)
Reinforce a formal tree-lined
promenade along a street by
providing an inside row of trees,
on private property, where there
is a setback of 2.5 m of more.
95.
INDUSTRIAL and BUSINESS: Define and secure fenced compounds beyond the front yard to
avoid having a fenced front yard.
96.
INDUSTRIAL and BUSINESS: Provide a setback from the property line to allow for
landscaped buffers along the building. (illustr.)
SITE DESIGN
DP1.1 COMMON GUIDELINES
Appendix 2 - Surrey 2050
DP Guidelines | 24
DP1.1 COMMON GUIDELINES
Building Ground Plane Interface
Within a development the following elements shall be considered in the Building Form:
97.
ALL TYPES: Step building ground floor levels to match the adjacent sidewalk grades on
sloping sites.(illustr.)
98.
ALL TYPES: Maximize the number of individual entrances to the street and public areas.
(illustr.)
99. ALL TYPES: Create a strong sense of main entrance that is architecturally integrated with the
building and that is facing the primary street.
100.
ALL TYPES: Set main building entrances at the sidewalk grade without the need for transitions
such as steps or ramps. Incorporate steps or ramps inside the main entrance lobby.
101.
ALL TYPES: Locate active uses to face streets and non-active uses to face away from streets
to avoid blank walls facing the public realm.
102.
ALL TYPES: Provide a setback from the property line to allow for a landscape buffer along the
building. Use facade variations, textured surfaces, architectural detailing or graphics and colours
to reduce visual impact of blank walls.
103.
ALL TYPES: Incorporate lighting into the building to enhance entrances, adjacent streets and
public spaces for pedestrians.
104. ALL TYPES: Establish natural surveillance opportunities along publically accessible circulation
routes by encouraging active uses to locate adjacent to the edge.
105.
RESIDENTIAL: Specific to residential interfaces, the following elements should be applied:
a)
Orient the main floor levels with the adjacent sidewalk grade, setting at a minimum of
0.6 m and a maximum of 1.2 m above grade
b)
Express a strong individual entry porch at the street level with weather protection
over each entrance
c)
Orient front doors and front porches to face the street.
106.
TOWNHOUSES: Incorporate a habitable room associated with the front entrance for units
facing a street or public thoroughfare.
BUILDING FORM
Appendix 2 - Surrey 2050
DP Guidelines | 25
DP1.1 COMMON GUIDELINES
Building Ground Plane Interface (cont.)
Within a development the following elements shall be considered in the Building
Form:
107.
COMMERCIAL: Incorporate the
following elements:
a)
Maximize active uses (e.g. shop
fronts) along the public interface,
including along streets and public
thoroughfares
b)
Orient primary retail or commercial
unit entrances towards the street
rather than to parking areas
c)
Locate large retail units away
from street edges. Where large
retail buildings along street
edges cannot be avoided, infill
smaller retail units along these
frontages (illustr.)
d)
Maximize retail/commercial
glazing at the street frontage
and avoid overhanging building
arcades.
108.
COMMERCIAL: The following elements
should be applied (illustr.):
a)
Express the individuality of
each unit with unique features
to break down the scale of long
facades
b)
Provide a finer grain of detailing
of ground level frontages to add
interest and character
c)
Provide deeper weather
protection on buildings that are
adjacent to
transit stops.
109.
INDUSTRIAL and BUSINESS: Locate
loading doors away from public realm
interfaces.
110.
INDUSTRIAL and BUSINESS: Where
there is no alternative to locating doors
away from facing streets, provide
specialty design of loading doors and
integrate design into the architectural
elements of the overall building.
111.
INDUSTRIAL and BUSINESS: Express the
ground floor along the street architecturally
to establish scale.
BUILDING FORM
Appendix 2 - Surrey 2050
DP Guidelines | 26
DP1.1 COMMON GUIDELINES
Building Massing
Within a development the following elements shall be considered in the Building Form:
112.
ALL TYPES: Create a comparable building scale and massing with the established and/or
known future neighbourhood.
113.
ALL TYPES: Follow incremental develop-
ment of an area over time to avoid
sudden large-scale changes.
114.
ALL TYPES: Orient and shape buildings to
reduce shadow impacts on outdoor spaces.
(illustr.)
115.
ALL TYPES: Create building forms with a
strong street enclosure, particularly at
corners.
116. ALL TYPES: Locate higher building
forms along more prominent streets
and at corners.
117.
ALL TYPES: Address prominent and axial sites by shaping buildings for their visual prominence
and potential as reference points or landmarks.
118.
ALL TYPES: Reduce the visual impact and massing of enclosed elevator shafts with
architectural treatments.
119.
ALL TYPES: Express vertical circulation (e.g. stairs and atria) as an architectural element.
120.
ALL TYPES: Enhance large, flat expanses of roof (whether actively used or not) with texture,
colour and/ or landscaping.
121. ALL TYPES: Orient buildings to line
streets including angled and curved
streets. (illustr.)
122.
ALL TYPES: For wider streets (e.g.
arterials), create a higher podium to
respond to street enclosure proportion.
123. ALL TYPES: Where higher density forms
are proposed adjacent to or across the
street from single family areas, design
and scale
the building size and massing down to
that of the single family forms.
124. ALL TYPES: Locate elevators internal
to the building and incorporate the
mechanical penthouse into roof forms.
BUILDING FORM
Appendix 2 - Surrey 2050
DP Guidelines | G27
DP1.1 COMMON GUIDELINES
BUILDING FORM
Building Massing (cont.)
Within a development the following elements shall be considered in the Building Form:
125.
TOWNHOUSE: Scale townhouse buildings with multiple units to a maximum footprint of 600
sq. m or six units.
126.
RESIDENTIAL: Articulate larger roof forms by varying height and using dormers.
127.
MULTIPLE/MIXED/COMMERCIAL: Visually scale down the length of the podium massing to
50 m by stepping down the roof forms and indenting the facade. (illustr.)
128. MULTIPLE/MIXED/COMMERCIAL: Step back portions of the upper storeys for buildings
higher than 3 storeys. The lower storeys should maintain street enclosure. Where
townhouses are incorporated into the base of the building, express the 2-storey form in the
lower tower floors. (illustr.)
129.
RETAIL and COMMERCIAL: Provide an enclosed service corridor at the rear of multi-tenant
buildings to avoid the need for an outdoor walkway, particularly where visible to the public
realm or adjacent to residential uses.
130.a LOW RISE FORMS: Optimize views, light and air for units in low rise buildings by providing
minimum separations between buildings to achieve the following:
1) between a building side and another building
side--minimum of 6 m; 2) between a building
side and a building front--minimum of 12 m;
between a building front and another building
front--minimum of 20 m when one of
the buildings is 50 m wide or less and a
minimum of 24 m wide when one of the
buildings is more than 50 m wide. (illustr.)
130.b MID RISE FORMS: Tower separations from
corner-to-corner should be a minimum of 20
m and from face-to-face a minimum of 30 m.
131. HIGH RISE FORMS: Cluster high-rise
towers with the highest forms in the core
and taper out to lower forms at the
outside of the cluster.
132.
HIGH RISE FORMS: Minimize the east-west dimension width to 28 m for shadowing.
Appendix 2 - Surrey 2050
DP Guidelines | 28
DP1.1 COMMON GUIDELINS
Building Massing (cont.)
Within a development the following elements shall be considered in the Building Form:
133. HIGH RISE FORMS: For residential towers above 12 storeys in height, design floorplates to be
a maximum of 750 sq. m
134. HIGH RISE FORMS: Set tower orthogonal to the street for the majority of sites.
134.a HIGH RISE FORMS: Locate towers a minimum of 30 m. apart for any part of the building
(including balconies and other protuberances) above the 12th storey in order to allow views
through from surrounding sites and from within the site for multi-tower sites.
135. HIGH RISE FORMS: Locate towers to allow views through from surrounding sites and from
within the site for multi-tower sites.
136. HIGH RISE FORMS: Incorporate features which reduce the impacts of wind (e.g. balconies and
articulation on tower forms which capture and slow the wind at upper levels).
137. HIGH RISE FORMS: Reinforce street enclosure by setting towers close to the street with
approximately 4 m set back from the podium face and integrating the tower as it meets the
podium form.
138. HIGH RISE FORMS: Form tower tops into an expression of the roof function (e.g. roof gardens).
139. HIGH RISE FORMS: Create a 4-6 storey podium as a base to the higher tower forms and
reinforce street enclosure. (illustr.)
140. INDUSTRIAL and BUSINESS: Locate buildings on sites to allow views through from upland
residential areas and to screen views of any outdoor storage areas.
141. INDUSTRIAL and BUSINESS: Express the different functions of the building (e.g. entrances,
second floor office areas, and warehouses) as distinct forms by varying the parapet heights and
by stepping forms rather than using an arbitrary application of building variations.
142. INDUSTRIAL and BUSINESS: Ancillary or secondary buildings should be designed to the
same architectural level as the principal building.
BUILDING FORM
Appendix 2 - Surrey 2050
DP Guidelines | G29
DP1.1 COMMON GUIDELINES
DP1.1 COMMON GUIDELINES
DP1.1
COMMON GUIDELINES
Architectural Character, Treatment and Materials
Within a development the following elements shall be considered in the Building Form:
143.
ALL TYPES: Select exterior building materials for their functional and aesthetic quality. These
materials should exhibit high qualities of workmanship, durability, longevity and ease of
maintenance.
144.
ALL TYPES: Continue higher quality materials used on the principal façade around any
building corner or edge which is visible to the public. (illustr.)
145.
ALL TYPES: Avoid the excessive use of monotone colour palettes.
147.
ALL TYPES: Design any visible side walls with visual interest by using such features as texture,
color, graphics, wall art and lighting.
147.
ALL TYPES: For underground parking and above-ground parkades:
a)
Where interconnected between sites, parking structures should be separate and secure
b)
Separate large parking facilities into smaller secured areas
c)
Provide direct access to the street for retail parking and access to the elevator in
underground parking for visitors
d)
Provide overhead gates to underground parking areas; secure residential parking
from non- residential parking
e)
Locate exit stairs from underground parking within the building envelope and make
flush with the building face without alcoves
f)
Freestanding exit/access stairs and elevators to parking should be fully enclosed, visibly
open and expressed as an architectural element with vandal resistant materials
g)
Design exit vestibules and elevator lobbies with clear visibility such as glass enclosures
h)
Parking interiors should be painted with light colors to improve visibility and lighting
efficiencies
i)
Parking interiors should be visibly open with few walls, hidden corners and alcoves
j)
Provide accessible common areas for storage, refuse and recycling material
k)
Secure bicycle parking facilities, storage lockers and change rooms with showers
l)
Above-ground parkades should be wrapped with active uses along public frontages.
Where visible, design as a primary façade using durable, high quality materials with the
main entrance strongly expressed
m)
Control access to parkades with secured exit stairs and access to the ground level where
only the parking ramp is left open allowing for tighter access control.
BUILDING FORM
DP1.1 COMMON GUIDELINS
Appendix 2 - Surrey 2050
Surrey 2050 | 30
DP1.1 COMMON GUIDELINES
Architectural Character, Treatment and Materials (cont.)
Within a development the following elements shall be considered in the Building Form:
148.
ALL TYPES: Incorporate options for mounting cellular equipment and incorporate screening to
avoid visual clutter on the tops of buildings, particularly for higher buildings.
149.
ALL TYPES: Minimize the potential for bird collisions when siting buildings near existing
landscape features and when planning new landscapes in close proximity to buildings by doing
the following:
a)
Creating visual markers on buildings by using a denser pattern of glass, applying
patterns, film,
decals, decorative grills and louvers to glass surfaces
b)
Angling glass to project reflected images downward, and
c)
Installing awnings or overhangs to cover windows on the ground floor of a building.
150.
ALL TYPES: Indicate measures taken to enhance building performance and consider designing
new buildings to a green building standard (e.g. LEED or equivalent).
151.
ALL TYPES: Incorporate environmentally
sustainable green building features such as:
a)
Utilizing sustainable construction
methods and materials, including the
reuse, rehabilitation, restoration and
recycling of building and/or building
elements
b)
Minimizing summer solar gain
(e.g. south and west facing) by
using roof overhangs, balconies,
awnings, louvers, canopies and
other window screening
techniques (illustr.)
c)
Maximizing winter solar gain, (e.g.
by using solar water heating or
solar mass walls)
d)
Installing green roofs
e)
Improving indoor air quality
f)
Minimizing the impact of
adverse weather on buildings
and on the street-level
microclimate (e.g. strive
to reduce excessive heat by providing
generous shade)
g)
Reducing water consumption (e.g. by using reclaimed or recycled water or rainwater
capture from roofs or rain barrels for outdoor use) when available, and as a substitute
for potable water
h)
Improving the energy performance and energy consumption of HVAC systems by using
alternative energy supplies (e.g. photovoltaics and wind power).
BUILDING FORM
Appendix 2 - Surrey 2050
DP Guidelines | 31
DP1.1 COMMON GUIDELINES
BUILDING FORM
Architectural Character, Treatment and Materials (cont.)
Within a development the following elements shall be considered in the Building Form:
152.
ALL TYPES: Incorporate energy efficient building design features such as:
a) Adjusting Compact Massing and Form--minimize loss of heating energy by reducing the
number of corners and joints use in a building by incorporating simple, solid shapes (e.g.
rectangles or cubes) (illustr.)
b) Exterior Shading--minimize unwanted solar gains during the summer (e.g. by using
horizontal shading devices on the south and east facades) and optimize solar heat gain
in the winter (e.g. by using vertical shading devices on west facades) (illustr.)
c)
Window Frame Detailing--mitigate heat loss by reducing the use of excessive or
unnecessary design features (e.g. design buildings with fewer, larger windows that
reduce excessive use of
Appendix 2 - Surrey 2050
DP Guidelines | 32
DP1.1 COMMON GUIDELINES
BUILDING FORM
Architectural Character, Treatment and Materials (cont.)
Within a development the following elements shall be considered in the Building
Form:
d)
Adjusting Window Fenestration--
avoid floor-to-ceiling glazing by
ensuring bottom window sill
heights are placed at a minimum
of 24 inches above the floor to
block unnecessary solar radiation
at foot level. (illustr.)
e)
Thermal Bridging--mitigate heat
loss through the building envelope
by constructing thermally-broken
balconies from the building (e.g.
ensure wall insulation is
continuous, minimizing heat loss)
(illustr.) or by eliminating exposed
slab edges out from the building
envelope.
Appendix 2 - Surrey 2050
DP Guidelines | 33
Architectural Character, Treatment and Materials (cont.)
Within a development the following elements shall be considered in the Building Form:
153. TOWNHOUSES: Incorporate features
on corner unit sides such as entrances,
bay windows and roof articulation (e.g.
gable ends). (illustr.)
154. TOWNHOUSES: Provide
wider window trim and vary the type of
materials used at different levels of the
unit (e.g. use masonry at the base,
siding on main levels and treat the gable
ends with specialty materials).
155. TOWNHOUSES: Emphasize the vertical
expression and identification of individual
units.
156. TOWNHOUSES: Design firewalls to be in-
incorporated into the overall building so they
are not visible through roof forms.
157. RESIDENTIAL: Break down façades into
smaller scale elements through the use
of windows, bays, balconies and
dormers.
158 RETAIL and COMMERCIAL: Pitched roof forms shall have full roof expression rather than being
truncated.
159. INDUSTRIAL and BUSINESS: Prefabricated buildings are generally discouraged. Should they be
used, significant building improvements will be required to achieve an adequate and acceptable
architectural design. Incorporating extensive use of glass (e.g. transparent and spandrel) into
the design may offset the solid nature of the buildings reaching a more acceptable design level.
160. INDUSTRIAL and BUSINESS: Consolidate roof mechanical units together and screen from
views.
Residential Livability
Within a development the following elements shall be considered in the Building Form:
161.
ALL RESIDENTIAL: For residential development directly abutting an arterial road, a report
with recommendations prepared by persons trained in acoustics and current technologies of
noise measurements shall be provided that demonstrates that noise levels for specific
portions of a dwelling unit are not exceeded. Those noise levels and specific portions of a
dwelling unit include:
a)
Bedrooms--35 decibels
b) Living, dining and recreation rooms--40 decibels
c)
Kitchens, bathrooms and hallways--45 decibels.
For the purposes of this guideline, "Noise Level" is defined as the A-weighted, 24-hour
equivalent (Leq) sound level defined in decibel levels.
BUILDING FORM
DP1.1 COMMON GUIDELINS
Appendix 2 - Surrey 2050
DP Guidelines | 34
BUILDING FORM
Residential Livability (cont.)
Within a development the following elements shall be considered in the Building Form:
162.
ALL RESIDENTIAL: Take into account the negative acoustical impacts that can result when
residential uses are located along roadways, (e.g. arterial roads) and when residential and non-
residential uses are mixed within the same development. Use methods that will help to buffer
residential units from external noises including:
a)
Orienting bedrooms and outdoor areas away from obvious noise sources
b)
Providing mechanical ventilation to allow for the choice of keeping windows closed
c)
Enclosing balconies or using sound-absorptive materials and sound barriers
d)
Using sound-deadening construction techniques or materials (e.g. concrete,
acoustically-rated glazing or glass block walls)
e)
Locating areas not affected by noise (e.g. stairwells and single-loaded corridors)
between the noise source and the dwelling unit.
163.
ALL RESIDENTIAL: Include a window in each bedroom to provide daylight and ventilation for
occupants.
164. TOWNHOUSES: Incorporate privacy screening between patios and balconies.
165.
TOWNHOUSES: Provide a minimum building separation of 9m. between facing townhouse
blocks (front or back faces) to provide privacy and allow for tree planting. Increase this to a
minimum separation of 11m. where there is a driveway or internal road between facing
buildings..
166.
MULTIPLE/MIXED/COMMERCIAL: Orient residential units to face front or rear yards, not side
yards or parking ramps. (illustr.)
167.
MULTIPLE/MIXED/COMMERCIAL: Design residential corridors with a maximum distance of
30 m from a unit to an elevator.
168.
MULTIPLE/MIXED/COMMERCIAL: Provide an elevator for approximately every 70 units for
convenience.
169.
MULTIPLE/MIXED/COMMERCIAL: Where stairs are located at the elevator lobby and at the
end of a corridor, design stairs to be visible, open and larger than the minimum to encourage
walking. The number of units per elevator, as noted in DP Guideline1.1.170, can be increased
when building design encourages walking.
170.
MULTIPLE/MIXED/COMMERCIAL: Where exit stairs and lobbies have exterior walls,
incorporate windows for daylighting.
171.
MULTIPLE/MIXED/COMMERCIAL: Locate mail boxes to be visible to residents. They should
be fully visible to the residential elevator rather than located in an enclosed space.
172.
MULTIPLE/MIXED/COMMERCIAL: In mixed-use developments, design buildings to ensure
that each different use is self-contained and has a separate entrance with a focus on security
for residential use.
DP1.1 COMMON GUIDELINS
Appendix 2 - Surrey 2050
DP Guidelines | 35
DP1.1 COMMON GUIDELINES
Location
Within a development, the following elements shall be considered for accommodating Shared
Vehicles:
173.
Locate shared vehicles at-grade on private property to achieve convenient access and visibility
from the street or lane. Integrate shared vehicle parking stalls with landscaping without
obstructing visibility.
174.
Locate multiple shared vehicles together on each site.
175.
Cluster parallel parking of shared vehicles, where provided in a Green Lane, to no more than
two stalls unless landscaped islands are provided every 18 m. (illustr.)
176.
Provide safe pedestrian access to shared stalls with a minimum 1.5 m walkway.
177.
Ensure shared vehicle parking stalls do not impede the normal functions of a laneway (e.g.
utility access, garbage collection, etc.).
Lighting
Within a development, the following elements shall be considered for accommodating Shared
Vehicles:
178.
Incorporate vandal-proof lighting in the landscaping to provide ease of access to shared
vehicles with- out creating glare to adjacent residential units.
Signage
Within a development, the following elements shall be considered for accommodating Shared
Vehicles:
179.
Locate shared vehicle parking signs at the designated stall discreetly and without the use of
backlit sign boxes.
180.
When shared vehicles are located in a parking structure, provide signage at the parking
structure entrance to identify where stalls are located. Sign specifications shall be in
accordance with the Surrey Sign Bylaw, as amended.
Appearance
Within a development, the following elements shall be considered for accommodating Shared
Vehicles:
181.
Treat at-grade shared vehicle stalls with distinctive, durable paving (e.g. pavers) and
incorporate into the site landscaping.
182.
Minimize additional paved areas required for shared vehicle stalls by sharing drive-aisles
with other parking areas and by maintaining efficient circulation.
183.
Avoid building additional free-standing structures to accommodate shared vehicles in order to
reduce building mass.
SHARED VEHICLES
Appendix 2 - Surrey 2050
DP Guidelines | 36
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
Definitions
In conjunction with the City of Surrey Sign Bylaw, as amended, the following definitions outline
and illustrate common signs related to Development Permit guidelines for Signs:
Awning/
Canopy
Sign
A sign painted on, attached to, or constructed on the surface of an awning or canopy,
providing weather protection beyond a roof eave, that may include letters, characters,
graphics
and numbers.
Fascia Sign
A sign displayed on a building face on a plane generally parallel to the face of a
building.
Freestanding
Sign
A sign attached to the ground that is independent of any building or structure
located on the same lot. Also known as Pylon Sign or Monument Sign.
Individual
Panels
On free-standing signs,
the separate panels used
by tenants to advertise
within a multi-tenant
building.
Portable
Changeable
Copy Sign
Any sign not permanently
attached to the ground or
a building on which the
information displayed can
be changed manually or
automatically using
detachable letters,
characters, numbers,
pictorial panels or
graphics.
Projecting
Sign
A sign attached to and
projecting outward from
the face of a building.
Does not include wall,
canopy or fascia signs.
Also known as a
Blade Sign. (Illustr.)
Sandwich
Board
Non-illuminated, portable
sign having an "A" shape
which is set upon the
ground and has not
external support elements.
Sign Copy
Individual letters,
characters, graphics or
numbers on a sign either
with or without lighting.
Also known as Cut- Out,
Channel, Stencil-Cut
and/or Routed Letters.
(Illustr.)
Appendix 2 - DP Guidelines
DP Guidelines | 37
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
General Design
In conjunction with the City of Surrey Sign Bylaw, as amended, the following design elements,
where applicable, are required for sign installations:
184. All signage must conform to the
regulations and standards as
established in the City of Surrey Sign
Bylaw, as amended.
185. Signs shall be made of durable, weather-
resistant and high-quality materials.
186. All signs shall be professionally
designed and fabricated with a high
degree of design and aesthetics.
187. Signs shall consider the pedestrian
realm as a priority in design, size and
placement. (Illustr.)
188. A complete sign package is required to
be submitted with building elevations
for development permits. Sign
packages should include signs that are
directed toward the pedestrian realm
with an appropriate scale and location
suitable for comfortable pedestrian
viewing (e.g. under- awning and
projecting signs).
189. Where multiple signs exist on one property signs should have a coordinated design.
190. Where multiple signs exist on larger sites, sign size, location and design should ensure a
coordinated hierarchy with a variety of sign types placed so as to reduce visual clutter and to
reduce domination by anchor tenants.
191. Using contrast, or other design
features, signs should be easily and
universally read- able.
192. Building lighting bands should not
dominate building architecture. (Illustr.)
Building lighting bands should be
designed with the following features:
- one muted colour with halo-type
lighting versus using a back-lit box
- lower level luminaries or bulbs to
reduce potential glare
- simple horizontal bands with no
vertical banding
- bands that are shorter in length
and smaller in size.
193. All wiring should be located within an
ap- proved conduit which is integrated
fully with a sign or that is completely
concealed.
Appendix 2 - Surrey 2050
DP Guidelines | 38
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
SIGN GUIDELINES
General Design (cont.)
In conjunction with the City of Surrey Sign Bylaw, as amended, the following design
elements, where applicable, are required for sign installations:
194.
Signs should not dominate the architecture of the building. (Illustr.)
195.
Sign lighting should be designed with the following features:
- cut-off shields to reduce light spill into residential areas
- LED lighting to reduce overall glare
- light sources that are not exposed, excludes neon tubes
- elements that do not flash or that are animated
- consistency with the lighting levels identified in the International Dark Sky Model
- energy-efficient materials.
Sandwich Board
Within a development, the following elements shall be considered for Sign installations:
196.
Primarily used for 2nd floor tenants
located at the lower entrance areas.
197.
No changeable copy signs are
permitted on sandwich board signs.
198.
Sandwich Board signs shall be
coordinated with other on-site signage
and used primarily for tenants located
in upper floors. (Illustr.)
199.
Shall be located to minimize
interference with pedestrian
thoroughfares, and are preferably
located as close to the building as
possible. Sandwich board signs are
not permitted on public property.
200.
Sign materials and installation shall be
able to withstand the effects of wind
and weather by using appropriate
materials and weighting measures.
Appendix 2 - DP Guidelines
DP Guidelines | 39
Free-Standing
In conjunction with the City of Surrey Sign Bylaw, as amended, the following design elements,
where applicable, are required for sign installations:
201.
Businesses located at the rear of a property and not visible from the street shall be given
signage priority in a multi-tenant freestyle sign. Where all businesses are visible, a free-
standing sign is not encouraged.
202.
Within the free-standing sign, the number of individual signs shall be minimized to reduce
visual clutter. Six tenant signs per side should/shall be the maximum. (Illustr.)
203.
Individual signs should be muted colour blank backing rather than white (when not leased).
Bright colour schemes for individual signs shall me minimized.
204.
Background colours should complement the architectural colour scheme of the building or
overall development. When blank areas are present on a sign, those blank areas should also
reflect the architectural colour scheme of the building or overall development rather than
remaining white.
205.
Design sign heights to be oriented toward pedestrian environments, particularly in areas
evolving away from previously auto-oriented site designs. Signs should be designed as
appropriate to the site and surrounding areas rather than automatically being constructed to
meet the maximums as established in Surrey Sign Bylaw, as amended.
206.
Use the top feature of a free-standing sign to tie the character of the sign with that of the
architecture of the building or with other character elements of the surrounding
neighbourhood.
207.
Avoid the use of repeating the same style and design for sites where multiple signs are
permitted. Use a variety of colours and styles to create variety, interest and uniqueness to a
development.
208.
Free-standing signs should be a monument style shape where the base width is consistent
with the full extent of the rest of the sign and where the bottom is not narrower than the rest
of the sign.
DP1.1 COMMON GUIDELINS
Appendix 2 - Surrey 2050
DP Guidelines | 40
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
Free-Standing (cont.)
Within a development, the following elements shall be considered for Sign
installations:
209.
Placement of the address on the top of
the freestanding sign is encouraged.
(Illustr.)
210.
Use aesthetically-pleasing materials and
detailing for sign bases such as
architectural concrete or masonry.
211.
Install landscaping around the base of
free- standing signs. Landscaping
should be layered, with lower plants in
the front and higher plants closer to the
sign base and consistent in plant
species, design, layout and Best
Management Practices to that used
throughout the rest of the
development. (Illustr.)
212.
Changeable copy lettering or designs
are discouraged from being used on
or with free-standing signs.
Miscellaneous
Within a development, the following elements shall be considered for Sign
installations:
213. Projecting and/or blade signs shall be
two- sided and professionally designed
and may be cared, routed, built up,
sculpted or lettered. (Illustr.)
214.
Inflatable signs are not permitted.
215. Sign variety is encouraged, particularly
for sites with multiple buildings or for an
over- all development. Signs using the
following design elements, in place of
back-lit, flat- face sign boxes, are
encouraged:
- non-illuminated individual letters
with remote illumination
- halo-lit individual letters
- under-awning signage
Appendix 2 - DP Guidelines
DP Guidelines | 41
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
Lighting
Within a development, the following elements shall be considered for Sign installations:
216.
Encourage architectural lighting on the face of commercial buildings and at main entrances to
residential buildings to help create a sense of safety and intimacy around the building.
217.
Gooseneck lights and sconces that are applied to fascias underneath weather protection
elements are preferred for storefront lighting. (Illustr.)
218. Ensure lighting is sensitive to nearby
residential uses. Avoid visible, glaring
light sources by using down-lights or up-
lights with cut-off shields. (Illustr.)
219. Incorporated valence lighting should
be placed into canopies and up-
lighting to illuminate pathways.
220.
Encourage the use of LED lighting for
storefronts.
221. Sign illumination shall be designed to
limit light pollution and reduce light spill-
over into adjacent residential areas. The
Inter- national Dark Sky Model (as
amended) shall be used as reference to
determine appropriate lit levels for
signs. Minimize sign lighting by using
indirect lighting.
222.
Avoid the use of exterior fluorescent light sources.
223. Install glare-free lighting into the canopy soffit. Fluorescent tube lights are not permitted for
this purpose.
Appendix 2 - Surrey 2050
DP Guidelines | 42
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
Fascia
Within a development, the following elements shall be considered for Sign installations:
224. Individually-illuminated channel type letters including internally-illuminated or back-lit solid letters
are encouraged. (Illustr.) Channel letters should either be flush mounted or mounted on a
backer panel.
225. Backing for mounting channel letters should enhance the overall character of the building. Use
of ac- cent materials such as metal grills and wood should be considered as way to enhance
architectural char- acter. (Illustr.)
226.
Individual cut-out signs are supported.
227. Backlit box signs with acrylic faces are discouraged; however, where these are used, white or
contrasting background colours should be avoided.
228. Fascia signs are limited to the first storey only. For buildings with more than two storeys,
fascia signs are only permitted on the first and top floor only.
229. Dominant fascia signs for a multi-tenant
building should brand the building with
an identifiable emblem or name of
development.
230.
All fascia signs can use a variety of fonts
and styles but should be unified with
other signage/building character, should
be in scale with the building and should
be centred on the façade.
231.
Figurative graphics, emblems or brand
graphics are encouraged singularly or as
part of the sign copy. (Illustr.)
232.
Window signs are not permitted above the
ground floor.
233. Pump island fascia signs are permitted for gas stations only; however, the number of letters
and words are restricted to a secondary role.
234.
Wall plaque signage should be designed for a human scale.
235.
For multiple tenant sites, ensure there is a coordinate approach to providing fascia sighs
where there is a clear hierarchy of signs but where anchor tenants do not dominate the first
impression of the entire development.
236. Building or site addresses are encouraged to be placed at the building entrance and where
visible from the street.
Appendix 2- DP Guidelines
DP Guidelines | 43
DP1.1 COMMON GUIDELINES
SIGN GUIDELINES
Awning or Canopy
Within a development, the following elements shall be considered for Sign installations:
237.
Awnings or canopies are limited to one prominent sign at unit entrances.
238.
Awnings are preferred over canopies for use on storefronts less than 10m in length.
239.
Three-point or four-point awnings are preferred.
240.
Canopies are preferred over awnings
for use on building frontages over 15
m long, where there is significant
pedestrian activity or where people
need to wait for significant durations.
241.
Design awnings/canopies should be
coordinated with and sympathetic to
the style, scale and form of other on-
site signage with the sign copy fitting
easily onto the face of the
awning/canopy for visual continuity.
Canopy signs shall not repeat other
on-site signs. (Illustr.)
242.
Awnings, canopies and overhangs
should incorporate architectural
design features and the fenestration
patterns (placement of windows and
doors) of the buildings
they extend from.
243.
When placing awnings or canopies, the location and size shall minimally obscuring the building
façade.
244.
Transparent and translucent canopies, preferably made of wood or glass, are preferred to
allow natural light to penetrate storefronts and the sidewalk.
Under-Awning or Under-Canopy
Within a development, the following elements shall be considered for Sign installations:
245.
Signs attached to awnings or canopies
shall be affixed below and permanently to
the awning or canopy structure. Placing
signs above the awning is discouraged.
(Illustr.)
246.
Under awning or projecting signs are
encouraged to be more pedestrian
oriented and used as an alternative to
sandwich board signs.
247. Under awning or canopy signs should
be incorporated into the building
design to allow for signage flexibility.
248.
Detailed material treatments (e.g.
carvings, routering, layering or sculpting)
should also be used for under awning/
canopy signs.
Appendix 2 - Surrey 2050
DP Guidelines | G44
DP1.2
Gas Station Guidelines:
Residential and Commercial
Guidelines within this section are organized into three different types:
-
Residential Areas
-
Commercial Centres and
-
Highway Commercial Zones
Appendix 2 - Surrey 2050
DP Guidelines | 45
DP1.2 GAS STATION
RESIDENTIAL AREAS
Canopies
The following design elements shall be considered for Gas Stations in Residential Areas:
1.
Large/high canopies should be avoided. The underside clearance of the canopy should be
minimized. Canopies and any convenience stores located on site should be integrated and
physically connected. The size of the canopy should be reduced to fit within a residential
neighbourhood by using multiple canopies, different roof forms, off-set canopies, skylights,
etc.
2.
The setback of the canopy should align with the setback of the buildings on the block.
3.
Lighting intensity level should be measured at the surface of the pavement area which is
defined by the projection of the canopy and should not exceed 200 lux (20 footcandle).
Lighting levels towards the periphery of the site should blend with the illumination level of
abutting residential streets. Non-reflective materials should be used and fixtures should be
recessed on the underside of the canopy to reduce glare. (illustr.)
4.
Materials for canopies should reflect those used in the immediate residential context (e.g.
cedar shingles, glass, wood, brick, etc.).
5.
Proportions of the canopy-supporting structure should relate to the size of the canopy. If
necessary, sections of the columns should be exaggerated to relate to the canopy.
6.
The entire fascia band of a canopy should not be illuminated. Fascia height should be
minimized and present a simple profile. The corporate logo should be restricted to two sides
of the canopy only. Spot light fascia signage is optional.
7.
The form of the canopy should reflect the residential context. Gables and sloping roof lines,
thin fascia board, etc. should by used where those elements are present in the immediate
residential neighbourhood.
Service Buildings
The following design elements shall be considered for Gas Stations in Residential Areas:
8.
Where possible, service building side and rear yard setbacks should be increased to allow for
additional landscaped buffering between adjacent properties.
9.
Accessory buildings should relate to the size, form and height of the canopy. Integration of
buildings is recommended.
10.
The same materials should be used for accessory buildings and the canopy. Choose
materials of common-use in residential areas (e.g. brick, stucco, wood, etc.). All elevations
should be consistent in the use of materials.
Appendix 2 - Surrey 2050
DP Guidelines | G46
DP1.2 GAS STATION
RESIDENTIAL AREAS
Service Buildings (cont.)
The following design elements shall be considered for Gas Stations in Residential
Areas:
11.
Residential roof forms (e.g. sloping, gables, hip
roofs, etc.), should be used for the canopy and
service buildings. Façade treatment and
materials should be consistent on all sides of
the building. Use residential-style windows
(e.g. mullions and trims).
12.
Strategically locate buildings to maximize and
facilitate casual surveillance of the site.
13.
Provide clear pedestrian linkages to public
sidewalks. (illustr.)
14.
Provide weather protection for pedestrians
by building overhangs and canopies. Store
entrances should be recessed to allow
adequate maneuvering space for
wheelchairs in front of the doors.
Service Areas
The following design elements shall be considered for Gas Stations in Residential Areas
15.
Garbage container enclosures should be of
the same materials and finish as the rest of
the building and shall have gates. The
enclosure should be screened by
landscaping and located out of direct view
from the street and away from abutting
residential properties. (illustr.)
16.
The garbage container enclosure should be
easily accessible by collection vehicles.
17.
Outdoor storage is not permitted. Space
should be provided inside the convenience
store or in a dedicated storage area that is
used and integrated with the building.
Loading bays should have direct access to
the storage areas and be well identified.
18.
Underground placement of fuel tanks is
required. The tanks should not be located
within the required setback.
Appendix 2 - Surrey 2050
DP Guidelines | 47
DP1.2 GAS STATION
RESIDENTIAL AREAS
Driveway Access
The following design elements shall be considered for Gas Stations in Residential Areas:
19.
The overall site should be planned
based on the functional
requirements of an average-sized
vehicle. Large delivery tanker trucks
should be restricted to a dedicated
outside lane. Service to trucks
should not be provided at these gas
stations.
20. Minimize the number and width of the
entry points to the site to limit open
views over the large paved areas.
Access driveways to the site should
be restricted to one from each of the
main abutting streets (e.g. if located
on a corner lot, limit to two access
points only). (illustr.)
21.
Raised curbs should be used to slow
vehicular movement, minimize view
corridors of paved areas, and narrow
the gap in the continuity of the
sidewalk.
Pavement Standards
The following design elements shall be considered for Gas Stations in Residential Areas:
22.
Use concrete bands and pavers of contrasting color to break up the areas of asphalt. Areas of
asphalt paving should be minimized and landscaping should be increased to be compatible with
the landscaping located in the front yard in residential areas.
23.
Use other types of paving (e.g. contrasting texture and color) to identify customer parking
areas, gas pump service areas and pedestrian routes from the sidewalk to the commercial
store.
24.
Use different pavements in combination with landscaped aisles to define vehicular routes
and lanes through the site (e.g. a pavement change can identify the 'tanker truck/large
vehicle parking lane').
25.
Concrete sidewalks should be identified across the entry points to the site. A level sidewalk
should continue across the upper part of the driveway.
Appendix 2 - Surrey 2050
DP Guidelines | G48
DP1.2 GAS STATION
RESIDENTIAL AREAS
Site Lighting and Signage
The following design elements shall be considered for Gas Stations in Residential Areas:
26.
Site lighting should be directed toward the interior of the site. Use landscaping to avoid the
impact of reflected light from the canopy, signs and car head lamps onto adjacent sites.
27.
Diffuse lighting, focused toward the inside of the site, should be used to minimize the glare
towards adjacent properties.
28.
One free standing sign per lot frontage will be permitted on the site and must be integrated
with land- scaping. The sign should be designed as a feature and incorporate materials and
forms used in other structures on site. (illustr.)
29.
Pole signs supported by one or more vertical posts and snap-on signs attached to light fixtures
are not permitted.
30.
Free standing and monument signs should be located a minimum of 2 m from the street
property line to retain visual continuity of the landscaping. A permanent base should also be
provided for changeable, temporary signs or advertisements.
31.
Wall-mounted signs should be limited to a maximum of two sides of the building. Back-lit
Plexi-glass box signs, mounted on the fascia of the convenience store, are not permitted.
Any box sign must be flush mounted.
32.
Corporate logos on the canopy should be limited to a maximum of two sides. Backlit fascia
signs are not permitted on any service buildings.
Appendix 2 - Surrey 2050
DP Guidelines | 49
DP1.2 GAS STATION
RESIDENTIAL AREAS
Landscaping
The following design elements shall be considered for Gas Stations in Residential Areas:
33.
Retain existing trees at the perimeter of the site and integrate them with the new
landscaping to pro- vide a buffer toward adjacent properties and the street.
34. A transitional landscaped area is required along the street, immediately abutting residential areas.
This area should decrease in width from 7.5 m at the property line with residential uses to the
required 3 m of landscaping along the street.
35.
Define the edges of the site with low raised planters, berms, decorative low transparent fences
and/or continuous landscaping.
36.
Shrubs and trees should be provided
along the street. High canopy trees are
recommended along the street
frontage for security reasons. These
trees should be a mini- mum of 5 cm
caliper, planted at 6 m on center and
located within the property line. Some
conifers and specimen trees should be
provided as accents. "Weeping tree"
types are not permitted.
37.
For site definition and screening, a 3 m
wide landscaped area should be
provided along street frontages.
Existing trees within this strip should be
retained. (illustr.)
38.
All landscaped areas within the site
must be defined by raised curbs. Use
these land- scaped areas to direct the
flow of vehicles on the site and reduce
total pavement coverage.
39.
High hedges and conifers should be
used along areas abutting residential
land uses. Feature landscaping should
be provided at site entrances and
corners. Thorny shrubs are
recommended in low visibility land-
scaped areas to discourage loitering and
potential vandalism
Appendix 2 - Surrey 2050
DP Guidelines | G50
DP1.2 GAS STATION
COMMERCIAL CENTRES
COMMERCIAL CENTRES
Canopies
The following design elements shall be considered for gas stations in Commercial Centres:
40.
Large canopies should be avoided. The use of multiple canopies, glass and thin fascias are
strongly recommended to relate to the character of a commercial context. Roof lines and
materials should be carefully chosen to respond to potential views from higher points.
41.
Canopies should align with the building on the block. In no case should the setback for the
canopy be less than 3 m.
42.
The size of the canopy should be reduced to its minimum. Underside clearance of the
canopy should be no more than 4.2 m and the canopy and convenience stores should be
architecturally integrated. Materials should be used that reflect the immediate urban
context, (e.g. use metal roofing, canopy skylights and stucco).
43.
Roof styles (e.g. stepped, sloped and partial flat forms) should be used to reflect a mixed-
use context and should improve potential views from above. Apparent size of the canopy
structure should relate to the scale and design of the buildings in the immediate context.
The use of multiple canopies, ex- posed space-frame structures and off-set canopies should
be considered.
44.
Properties of the support structure should relate to the apparent size of the canopy. If
necessary, the support structure should be exaggerated to relate to the size of the canopy.
45.
The fascia profile should be simple and its height should be minimized. Consider alternative
design solutions (e.g. using a shed roof, skylights or discontinuous fascia bands).
Backlighting of the entire fascia is not permitted. Spotlighting or neon signs are acceptable
on a site-specific basis.
46.
Lighting intensity level, measured at the surface of the pavement area defined by the
projection of the canopy should not exceed 300 lux (30 footcandle). Lighting levels towards
the periphery of the site should not exceed those established for the City Centre or for
commercial zones. Using non-reflective materials and recessed lighting on the underside of
the canopy is recommended. (illustr.)
Appendix 2 - Surrey 2050
DP Guidelines | 51
DP1.2 GAS STATION
COMMERCIAL CENTRES
Service Buildings
The following design elements shall be considered for gas stations in Commercial Centres:
47.
Setbacks should be consistent with abutting land use yard requirements, for example, no
side yard setback in a block of continuous commercial frontage.
48.
Accessory buildings should relate to the size and height of the canopy. At certain locations, a
larger and taller accessory building may be desirable to relate to the commercial context.
Where appropriate, the commercial component should be located toward the corner of the
site to maintain the continuity of building frontage.
49.
Similar materials should be used in the canopy of service buildings. Choose materials used in
commercial areas (e.g. glass, metal and stucco). All elevations should be consistent in the
use of materials.
50.
Commercial roof forms should be used for the canopy and the convenience store and/or
service buildings. Façade treatments should be consistent on those sides of the building
exposed to views. Weather protection should be provided for pedestrians around the
convenience store and service buildings. Commercial window types are desirable.
51.
Maximize window areas for casual surveillance and increased visibility of both staff and
customers.
52.
Backlit fascia signs or canopies of the convenience store and/or service building are
acceptable if compatible with the immediate context.
Service Areas
The following design elements shall be considered for Gas Stations in Commercial Centres:
53.
A covered enclosure, with gates, should
be provided for the garage containers to
avoid exposure to views from the street
and from above. This enclosure should be
located away from direct views from the
street and should be built of the same
materials and finish as the rest of the
building. Landscaped screening may
be appropriate. (illustr.)
54.
Commercial and/or service buildings
should include a separate room for the
storage of goods with direct access from
the outside. The loading and unloading
area should be well identified with
contrasting pavement. Outdoor storage
is not permitted.
55.
Storage areas and garbage container
enclosures should be located for ease
of access by delivery and collection
vehicles.
56.
Any fuel tank should be located
under- ground and outside the
setback area.
Appendix 2 - Surrey 2050
DP Guidelines | G52
DP1.2 GAS STATION
Driveway Access
The following design elements shall be considered for Gas Stations in Commercial Centres:
57. Site layout should be based on the functional
requirements of an average-sized vehicle.
Large delivery trucks should be restricted to
a dedicated or outside lane.
58.
Minimize the number and the width of the
entry points to the site to limit open views
over the large paved areas. Access drive-
ways to the site should be restricted to two
from the primary street and to one from the
secondary street. Access drive- ways
should be located as far away from the
intersection as possible. (illustr.)
59. Raised curbs should be used to slow vehicles
entering the site, minimize the interruption of
the sidewalk and reduce views toward the
paved areas.
Pavement Standards
The following design elements shall be considered for Gas Stations in Commercial Centres:
60.
Break up the asphalt areas with concrete
bands and/or pavers of contrasting color to
reduce the impact of large paved areas
viewed from above.
61.
Use other types of paving (e.g. contrasting
texture and color) to identify customer
parking areas, gas pump service areas and
pedestrian routes from the sidewalk to the
commercial store. (illustr.)
62.
Continuity of the public sidewalk should
be maintained and reinforced across
drive- ways to the site by using
contrasting pavement.
Appendix 2 - Surrey 2050
DP Guidelines | 53
DP1.2 GAS STATION
COMMERCIAL CENTRES
Site Lighting and Signage
The following design elements shall be considered for Gas Stations in Commercial Centres:
63.
All lighting should be directed toward the interior of the site.
64.
It is recommended that diffused lighting, focused toward the inside of the site, be used to
soften glare and spillage over adjacent properties.
65.
One (1) monument sign should be
provided for identification purposes
and should be integrated with the
landscaping. Signs should use the
form and materials found in other
structures on the site. Other signs are
not permitted. (illustr.)
66.
Monument signs should be located a
mini- mum of 2 m from the street
property line or at the building line,
where the streetscape requires that a
continuous street frontage be
maintained. A permanent base should
also be provided for changeable
temporary signs to avoid the
unplanned proliferation of
spontaneous advertisement.
67.
Corporate logos on the canopy should
be limited to two sides.
68.
Signage for the commercial/service buildings should relate to the signs used in the
commercial context and shall be limited to two sides of the building. Backlit-Plexiglas wall-
mounted signs are not permitted. Illuminated single channel letters, mounted directly on the
fascia or wall, are recommended.
Landscaping
The following design elements shall be considered for Gas Stations in Commercial Centres:
69.
Some of the existing trees on the perimeter of the site may be identified for retention and
integrated with new tree and shrub planting along the boulevards.
70.
A transitional area made up of a combination of soft and hard landscaping , should be provided
toward the street frontage in areas abutting adjacent land uses.
71.
At Town Centres or in the City Centre, low, raised landscaped planters and low, decorative
fences, in combination with general landscaping, should be used for site definition to
maintain the more formal
streetscape character. In these specific areas, the width of the landscaped area may be
narrower.
Appendix 2 - Surrey 2050
DP Guidelines | G54
DP1.2 GAS STATION
COMMERCIAL CENTRES
Landscaping (cont.)
The following design elements shall be considered for Gas Stations in Commercial Centres:
72.
Shrubs, in combination with high canopy
trees, should be provided along the street
frontage to complement boulevard trees.
These trees should be 5 cm caliper, plant-
ed at 6 m on center, and located within
the property line. Some conifers and
specimen trees should be provided as
accents. "Weeping" tree types are not
permitted.
73.
A 3 m wide landscaped area should be
provided along street frontages for site
definition and screening of views toward
the site. In some locations, retention of
existing trees may be appropriate. (illustr.)
74.
Landscaped areas defined by a raised
curb should be provided within the site.
These islands should be used to direct
the flow of vehicles through the site and
to soften the paved areas.
75.
Landscaping should reflect the urban char-
acter of the area. Low hedging and
shrubs of a regular height (approximately
1 m) is recommended along the street.
Deciduous trees should be planted in
groups as accents on the site. Overall
landscaping concepts should be
coordinated with the landscaping on
abutting land uses and buildings forms
(e.g. from above views).
76.
If required, solid, high-quality fencing, or
low walls in combination with
landscaping, should be provided along the
inside of property lines. Materials should
be compatible and coordinated with the
materials used on the buildings on-site.
Appendix 2 - Surrey 2050
DP Guidelines | 55
DP1.2 GAS STATION
HIGHWAY COMMERCIAL ZONES
Canopies
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
77.
Support the importance of the canopy as a building landmark element by making the canopy a
component of a larger commercial development. The canopy should incorporate or maintain
coordination with the dominant forms of the building that define its background.
78.
The minimum setback should be 7.5 m from the front property line. Reduced setbacks can be
provided under a Comprehensive Development zoning supporting Highway Commercial uses.
79.
Canopies and convenience stores should physically be linked and coordinated in scale with
other buildings that form part of the complex.
80.
Lighting intensity level, measured at the surface of the pavement area defined by the
projection of the canopy should not exceed 300 lux (30 footcandle). Lighting levels towards
the periphery of the site should not exceed those established for the City Centre or for
commercial zones. Using non-reflective materials and recessed lighting on the underside of
the canopy is recommended. (illustr.)
81.
Roof form construction is required among the various buildings on the site. Apparent size of
the canopy structure should relate to the scale and design of the buildings in the immediate
context. Where appropriate, links between the canopy and the commercial component of the
project should be consistent. Coordination of materials with adjacent buildings is required.
82.
Proportions of the canopy support structure should relate to the apparent size of the canopy; if
necessary, the support structure should be exaggerated to relate to the size of the canopy.
83.
Fascia should relate to other buildings on the site. Corporate logos should be restricted to two
sides of the canopy only. Backlighting the entire fascia is not permitted.
Service Buildings
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
84.
Accessory buildings should relate to the size and height of the canopy and other buildings on
the site. Similar materials should be used for the canopy and accessory buildings.
85.
Maximize and strategically locate window areas for casual surveillance of the site.
Backlit fascia/ canopies are acceptable if compatible with the immediate context.
Appendix 2 - Surrey 2050
DP Guidelines | G56
DP1.2 GAS STATION
HIGHWAY COMMERCIAL ZONES
Service Buildings (cont.)
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
86.
Commercial roof forms should be used for the canopy, the convenience store, accessory
buildings and other components of the site. Façade treatment and materials should be
consistent on all sides of the buildings exposed to views. Provide weather protection for
pedestrians along the convenience store frontage and other buildings on site. Covered,
direct pedestrian links amongst buildings is encouraged. Recess entrance doors to the
convenience/retail store for easy maneuvering of wheelchairs.
Driveway Access
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
87.
Layout should permit easy access
and egress and internal maneuvering
of vehicles on the site. Service of
trucks and large vehicles should be
restricted to a dedicated or outside
lane.
88.
Access driveways are limited to two
from the road. The site layout should
aim to minimize the width and
number of the entry points to the
site. Access driveways should be
located as far away from the
intersection as possible. (illustr.)
89.
Wherever possible, raised curbs should
be used at the entrance to the site.
Flared let-down access points are
recommended where vehicular ease of
access is a concern.
Pavement Standards
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
90.
Break up asphalt areas with concrete bands at site entrances and at specific functional areas to
reduce the impact of large paved areas.
91.
Use different pavement materials to identify functional areas of the site (e.g. customer
parking, pedestrian routes to retail commercial buildings and amongst buildings on the site).
92.
Use contrasting color and textured pavement and landscaped aisles to identify vehicular and
pedestrian movements through the site.
Appendix 2 - Surrey 2050
DP Guidelines | 57
DP1.2 GAS STATION
HIGHWAY COMMERCIAL ZONES
Service Areas
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
94.
Garbage container enclosures should
be of the same materials and finish as
the rest of the building and shall have
gates. The enclosure should be
screened by landscaping and located
out of direct view from the street and
away from abutting residential
properties. (illustr.)
95.
Outdoor storage areas are not permitted.
96.
Fuel (including propane) tanks should
not be located within the required
setback. Visibility toward the tanks
should be minimized by providing a
substantial landscaping berm. Vertical
positioning of the tanks should be
avoided.
Site Lighting and Signage
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
97.
Freestanding signs, without a single pole, should be integrated with the landscaping and
provide with a strong base. Signs should use the materials and forms found in other
structures on the site or in the immediate area. The use of a sign as a feature landmark along
the highway is encouraged.
98.
Signs should be located a minimum of 2 m from the front property line. A permanent base
should also be provided for changeable temporary signs. Corporate logos on the canopy
should be limited to two sides.
99.
Signage for the accessory/commercial buildings on site and for gas station signage should be
coordinated. Backlit Plexiglas fascia-mounted signs are not permitted unless they constitute a
continuous fascia band. Backlit channel letters are recommended. Surface-mounted box
signs are not permitted.
100.
Lighting of the site should be directed toward the interior and should be consistent
throughout the development.
101.
It is recommended that diffused lighting, focused toward the interior of the site, be used
to reduce glare over adjacent properties.
Appendix 2 - Surrey 2050
DP Guidelines | G58
DP1.2 GAS STATION
HIGHWAY COMMERCIAL ZONES
Landscaping
The following design elements shall be considered for Gas Stations in Highway Commercial
Zones:
102.
For site definition and screening, a 3 m
wide landscaped area should be
provided along street frontages.
Existing trees with- in this strip should
be retained and incorporated into the
new landscaping. (illustr.) Coniferous
trees should be planted in this area.
103.
A front yard transitional area with
substantial landscaping should be
provided in the area immediately
abutting adjacent sites.
104.
A combination of low berm or low
feature wall and landscaping should be
considered along the street, or highway
frontage of the site. No solid fences are
permitted along a street.
105.
Landscaping should reflect the car-
oriented character of the area.
Deciduous trees, with conifer accents,
should be planted along the street
frontage. High canopy trees located
within the property line should be
considered along the high- way
frontage.
106.
All existing trees at the perimeter of the site should be retained and integrated with new
tree and shrub planting.
107.
Landscaped areas provided within the site should be defined by a raised curb. These islands
should be used to direct the flow of vehicles throughout the site.
108.
Deciduous trees should be planted on the interior of the site and side yard to achieve a certain
degree of integration with adjacent developments. Thorny shrubs should be considered in
isolated areas which are hidden from surveillance and may be subject to potential vandalism.
109.
No solid fences are permitted. If required, low transparent fences, in combination with
landscaping, are recommended. The fence should permit pedestrian movement between
sites.
Appendix 2 - Surrey 2050
DP Guidelines | 59
Appendix 2 - Surrey 2050
DP Guidelines | G60
Appendix 2 - Surrey 2050
DP Guidelines | 61
Appendix 2 - Surrey 2050
DP Guidelines | G62
Appendix 2 - Surrey 2050
DP Guidelines | 63
Appendix 2 - Surrey 2050
DP Guidelines | G64
Appendix 2 - Surrey 2050
DP Guidelines | 65
Appendix 2 - Surrey 2050
DP Guidelines | G66
DP 2
Hazard Lands
Development Permit Guidelines
Appendix 2 - Surrey 2050
DP Guidelines | 67
List of Figures
Figure 2
Hazard Lands Development Permit Area - Steep Slopes Map
Figure 3
Hazard Lands Development Permit Area - Flood Prone Area Map
Appendix 2 - Surrey 2050
DP Guidelines | 68
DP2
DEVELOPMENT PERMIT GUIDELINES:
HAZARD LANDS
The Hazard Lands Development Permit Guidelines are intended to ensure development
takes place appropriately within two distinct classifications of hazards: Steep Slopes and
Flood Prone Areas.
Steep Slopes: are those determined to have a minimum of 20% grade requiring
additional studies and/or limitations to ensure development is either not compromised
and or that development does not compromise adjacent lands.
Flood Prone: are those determined to fall within the 200 year Flood Plain as defined by
the Province of British Columbia.
In order to provide further clarification of the guidelines within this section, pictures or
graphic images are provided; and where a particular guideline is graphically illustrated, the
notation "(illustr)" appears.
Appendix 2 - Surrey 2050
DP Guidelines | 69
DP2 Hazard Lands Guidelines User Guide:
The following User Guide provides the main components required for each
Hazard Land Development Permit application:
1. REVIEW and CONSIDER
A. Definitions for Further Clarification
B. Development Restrictions
C. Development Guidelines
2. SUBMIT COMPLETE APPLICATION
(Exact submission requirements to be confirmed by Staff)
D. Provide Qualifications of all Consultants
E. Identify Hazard Areas:
- Steep Slopes
- Flood Prone
F. Development Feasibility Study
G. Stormwater Management Plan
(if required--applies to Steep Slope Areas only)
3. REVIEW ADDITIONAL REQUIREMENTS
H. Inspections and Monitoring
NOTE: Notwithstanding the Hazard Land Guidelines listed in this section, a submission requirement may be
waived, at the discretion of the General Manager, Planning and Development, if deemed unrelated to
the type of development proposed in the Development Permit Application.
Appendix 2 - Surrey 2050
DP Guidelines | 70
DEVELOPMENT PERMITS (cont.)
DP2: Hazard Lands
APPLICATION
AREA
IMPLEMENTATION
JUSTIFICATION and OBJECTIVES
Figure 3.
Figure 2; and
Appendix 2 - Surrey 2050
DP Guidelines | 71
DEVELOPMENT PERMITS (cont.)
DP2: Hazard Lands
OBJECTIVES
EXEMPTIONS
The following scenarios shall NOT require a Development Permit
1.
Emergency actions required to prevent, control or reduce an immediate threat to human life
and safety and/or property
11.
Interior renovations within an existing building footprint not resulting in any change to the
external structure of a building or causing any disturbance to a site
111. Construction and/or maintenance of municipal operations or utility works and services under
taken or authorized by the City of Surrey
1v.
Regular and general yard maintenance activities within an existing landscaped area, such as
mowing lawns, planting vegetation, minor soil disturbances and pruning vegetation
(according to Surrey Tree Protection By-law, as amended) that do not alter the general grade
of the land or approved landscape buffers
v.
Construction of farm buildings and production of agricultural products, in accordance with
normal farming practices, as defined in the Right to Farm Act as amended, for those lands
within the Agricultural Land Reserve.
v1. For Flood Hazards only, Single Family Dwelling construction on existing lots (excluding those
with subdivision potential).
v11. For Flood Hazards only, Single Family Dwelling construction within the Agricultural Land Re
serve, where the Flood Construction Level (FCU is met and appropriately addressed with an
approved Fill Permit.
viii. Where information is provided that indicates, to the satisfaction of the General Manager,
Planning and Development, that the proposed development will not disturb or affect
portions of a property that are subject to hazardous conditions due to steep slopes or flood
risk.
a)
The City of Surrey's objectives for establishing STEEP SLOPE HAZARD Development Permit
Guidelines are to:
1.
Protect people, property and the natural environment from the consequences of natural
hazards and from development on unsafe, unstable slopes and potentially hazardous areas in
Surrey
11. Prevent soil erosion in areas of unstable or potentially unstable slopes which pose hazards
111. Promote development that respects the terrain, vegetation, drainage courses and constraints
related to the hillside environment of the site
1v. Maintain vegetative cover of steep slopes as a means to preventing erosion and unstable
slopes
v.
Promote the siting of buildings and other structures that are compatible with the steep slope
context
v1. Ensure road design and anticipated uses provide for a safe environment and ease of on-going
maintenance.
b)
The City of Surrey's objectives for establishing FLOOD PRONE HAZARD Development Permit
Guidelines are to:
1.
Protect people, property and the natural environment from the consequences of natural
hazards.
Appendix 2 - Surrey 2050
DP Guidelines | 72
Figure 2: Hazard Lands Development Permit Area - Steep Slopes
Map
This map is for general reference and subject to
changes.
Appendix 2 - Surrey 2050
DP Guidelines | 73
Figure 3: Hazard Lands Development Permit Area - Flood Prone
Areas Map
This map is for general reference and subject to
changes.
Appendix 2 - Surrey 2050
DP Guidelines | 74
DP2 HAZARD LANDS
A. Definitions
For development in the Hazard Lands Development Permit Area, REVIEW and CONSIDER the following Definitions as follows:
Steep Slopes
Flood Prone
Arborist: A professional certified by the International Society of Arboriculture.
Gross Floor Area: All the area of the floor enclosed by the outside edge of the exterior walls of a building, including stair-
ways, elevators and storage and mechanical rooms.
Qualified Professional (QP): a Professional Engineer
(PEng) or a Professional Geoscientist (PGeo) with
demonstrated expertise and knowledge in geotechnical
and/or steep slope development hazards. Must be
registered with an appropriate professional organization
in British Columbia; act under that association's Code of
Ethics; be subject to disciplinary action by that
association; and be reasonably relied on, through
demonstrated suitable education, experience,
accreditation and knowledge
relevant to the subject matter, to provide advice within
their area of expertise.
Qualified Professional (QP): A Professional Engineer (PEng)
with demonstrated expertise and knowledge in water re-
sources, drainage and storrmwater management. Must be
registered with an appropriate professional organization in
British Columbia; act under that association's Code of Ethics;
be subject to disciplinary action by that association; and be
reasonably relied on, through demonstrated suitable
education, experience, accreditation and knowledge relevant
to the subject matter, to provide advice within their area of
expertise.
B. Development Restrictions
For development in the Hazard Lands Development Permit Area, REVIEW and CONSIDER the following Development Restrictions as follows:
Steep Slopes
Flood Prone
1.
Habitable buildings are not permitted on hazardous lands where future danger cannot or should not be mitigated.
Areas subject to flooding, outlined in Figure 3 of this Official Community Plan, must remain free of development or be
strictly developed, in accordance with Surrey Council Policy No. O-55.
New large or greenfield developments or subdivisions are not permitted within flood prone areas of the City, as shown
in Figure 3 of this Official Community Plan.
Appendix 2 - Surrey 2050
DP Guidelines | 75
DP2 HAZARD LANDS
C. Development Guidelines
For development in the Hazard Lands Development Permit Area, REVIEW and CONSIDER the following Development Guidelines as follows:
Steep Slopes
Flood Prone
4a.
Overall Site: If roads are required to access
development, ensure road construction is done
safely, preserving slopes greater than twenty-five
percent (25%) as undisturbed areas.
4b.
Overall Site: Development within flood prone areas
must take a coordinated approach to ensure soil and
Building Permit issues and requirements are jointly
met.
5a.
Overall Site: Incorporate required parking into the
natural landscape to minimize the requirement for
lot grading (e.g. avoid large, flat parking areas).
5b.
Overall Site: In lowland areas, including agricultural
lands, fill placement shall be consistent with existing
Surrey Bylaws, including the Surrey Stormwater Drain-
age Regulation and Charges Bylaw and the Soil
Conservation and Preservation By-law, as amended.
6.
Overall Site: Protect the important ecological and
aesthetic values of environmentally significant
features such as wildlife trees and ecologically-rare
vegetative communities as the Best Management
Practice to maintaining slope stability and pre-
venting drainage and erosion problems.
7.
Overall Site: Minimize cut and fill excavation to
preserve the natural topography of the hillside.
(illustr).
Appendix 2 - Surrey 2050
DP Guidelines | 76
DP2 HAZARD LANDS
C. Development Guidelines (cont.)
For development in the Hazard Lands Development Permit Area, SUBMIT information with the Development Permit application that details the following:
Steep Slopes
Flood Prone
8a.
Building and Construction: Building, structures and
paved surfaces shall be sited:
a)
away from areas subject to natural hazards,
including, but not limited to, erosion, slough-
ing, rock fall, or land slippage;
b) to minimize cutting into slopes;
c)
to avoid the use of retaining walls over 1.2 m in
height. Retaining walls higher than 1.2 m shall
be tiered or used with a landscaping break
which complements the natural slope of the
land (illustr.);
d) to avoid encroaching into the critical root
zones of those trees being retained.
8b.
Building and Construction: Building, structures and
paved surfaces shall be sites away from areas subject
to flooding.
9a.
Building and Construction: Ensure the location and
construction of any underground structures, such
as parkades, do not create conflicts with
underground streams or other sub-surface water
movements.
9a.
Building and Construction: In existing areas, new
development shall build to sufficiently meet the
recommended Provincial Flood Construction Level
(FCL) or as determined by a Qualified Professional or
the City of Surrey.
Appendix 2 - Surrey 2050
DP Guidelines | 77
DP2 HAZARD LANDS
C. Development Guidelines (cont.)
For development in the Hazard Lands Development Permit Area, REVIEW and CONSIDER the following Development Guidelines as follows:
Steep Slopes
Flood Prone
10.
Building and Construction: Minor modifications to an
existing building or structure may be considered
provided the area of the addition does not exceed
twenty percent (20%) of the existing Gross Floor Area
and the foundations within the floodplain are designed
to minimize the loss of floodplain storage.
11.
Building and Construction: Where a building or
structure intrudes partially or completely within a
floodplain (illustr.) any modification to the building
foundation should be consistent with current Surrey
Bylaws and policies, as amended. Consistency with all
floodplain requirements shall be met prior to the
issuance of a Building Permit.
12.
Building and Construction: Land shall remain free of
buildings and structures for human habitation except
where:
a)
the foundation is out of the area of the floodplain;
b) those portions of a building or structure capable of
being used for human habitation are located above
the floodplain elevation. (illustr.)
Appendix 2 - Surrey 2050
DP Guidelines | 78
DP2 HAZARD LANDS
C. Development Guidelines (cont.)
For development in the Hazard Lands Development Permit Area, SUBMIT information with the Development Permit application that details the following:
Steep Slopes
Flood Prone
13.
Soils: Develop an understanding of the
environmental and geological conditions of the
site prior to any construction to ensure that the
most appropriate methods and materials are
used to develop a site.
14.
Trees and Landscaping: Ensure the site is
revegetated, post construction, with species best
suited to provide and support slope stabilization.
15.
Trees and Landscaping: Vegetate existing plant
materials of significant size and/or relocate within
the same development site.
16a. Subdivision: Ensure hillside subdivision layouts
and specifications recognize severe climate
conditions, the difficulty of road maintenance,
the movement of pedestrians and any other
environmental factors that can contribute to an
overall sustainable development.
16b. Subdivision: Subdivision within flood prone areas,
excluding agricultural lands, shall not be allowed
except where the realignment of lot lines would
improve building location and lessen the impact of
flooding.
17.
Subdivision: Avoid including portions of a site,
with thirty percent (30%) slope or greater, in the
lot size calculation, or where sufficient land with a
slope less than thirty percent (30%) is not
available.
18.
Subdivision: Create larger lots or cluster
development to avoid significant disturbance to
steep slope sites.
Appendix 2 - Surrey 2050
DP Guidelines | 79
DP2 HAZARD LANDS
C. Development Guidelines (cont.)
For development in the Hazard Lands Development Permit Area, SUBMIT information with the Development Permit application that details the following:
Steep Slopes
Flood Prone
19.
Subdivision: Ensure subdivision planning and
design allows for as much untouched native and
natural green space as possible. (illustr.)
20.
Subdivision: Direct more density to less sensitive
parts of a site striving to achieve a minimum of
thirty-five percent (35%) of the gross site as
permanent open space. (illustr.)
Appendix 2 - Surrey 2050
DP Guidelines | 80
DP2 HAZARD LANDS
D. Submission Requirements--Consultant Qualifications
For development in the Hazard Lands Development Permit Area, SUBMIT information with the Development Permit application that provides the qualifications for
each separate consultant used per development proposal, as follows:
Steep Slopes
Flood Prone
21.
A list of ALL registered Qualified Professionals, with demonstrated education, expertise, accreditation and
knowledge relevant to geotechnical, steep slope development hazards, water resources, drainage and/or storm-
water management who will be involved with the development.
22.
A written statement, including all documentation,
verifying the qualifications of all Qualified
Professionals (QP) responsible for preparing
report sub- missions or involved in monitoring
site conditions for Steep Slopes.
23.
Where more than one Qualified Professional is needed, a written statement identifying THE PRIMARY QP for the
entire development in order to ensure all required reports are prepared by qualified professionals and are
coordinated both in content and in execution.
E. Submission Requirements--Identify Hazard Areas
For development in the Hazard Lands Development Permit Area, SUBMIT information with the Development Permit application detailing the location of the
Hazard Lands in context with the development proposal:
Steep Slopes
Flood Prone
24a. Steep Slopes: Refer to this Official Community
Plan, Implementation Section II (d) Implementation
Instruments, Development Permits, DP2 Hazard
Lands and Figure 2, Hazard Lands
Development Permit Area - Steep Slopes Map, to
determine the location of the Steep Slope
Development Permit Area in Surrey.
24b. Flood Prone: Refer to this Official Community Plan,
Implementation Section II (d) Implementation
Instruments, Development Permits, DP2 Hazard
Lands and Figure 3, Hazard Lands Development
Permit Area - Flood Prone Areas Map, to
determine the location of the Flood Prone
Development Permit Area in Surrey.
Appendix 2 - Surrey 2050
DP Guidelines | 81
DP2 HAZARD LANDS
F. Submission Requirements--Development Feasibility Study
For development in the Hazard Lands Development Permit Area, SUBMIT a Development Feasibility Study with the
Development Permit application that details the following:
Steep Slopes
Flood Prone
25.
Overall Site: Information on how site grading will provide for a smooth and stable transition between the
development site and adjacent properties including site cross-sections.
26. Overall Site: A plan showing what areas are to be
cleared, what areas of cut and fill are proposed and
the estimated sequence and timing of the clearing
and re-contouring operation.
27a. Building and Construction: Measures, including
sequencing and timing of earthworks, that will be
put into place to prevent and mitigate possible
erosion, sloughing, rock falling, or land slippage
during ALL (pre, during and post) stages of
development for both the subject property AND
any adjacent property affected by the proposed
development.
27b. Building and Construction: Measures, including
sequencing and timing of earthworks, that will be put into
place to prevent and mitigate possible flooding during ALL
(pre, during and post) stages of development for both the
subject property AND any adjacent property affected by
the proposed development.
28. Soils: A comprehensive geotechnical report providing
soil stability analysis in relation to the slope and its
ability to accommodate development. Aspects
to be addressed in this report include, but are not
limited to, information about soil bearing capacity,
recommendations on building foundation types,
provisions about permanent and/or temporary
placement of soil, stipulations on stormwater
management (both during and after construction) and
recommendations related to accessory buildings,
landscaping, vegetation and slope maintenance
29. Soils: Provide a detailed report, prepared by a
Qualified Professional, illustrating how the
development meets a minimum level of safety for
geotechnical failures, as set out in the BC Building
Code or as specified in the Association of
Professional Engineers and Geoscientists of BC
(APEG) Guidelines for Legislated Landslide
Assessments for Proposed Residential Development,
or whichever is greater. The City reserves the right
to modify this guideline to suit the proposed
development.
Appendix 2 - Surrey 2050
DP Guidelines | 82
F. Submission Requirements --Development Feasibility Study (cont.)
For development in the Hazard Lands Development Permit Area, SUBMIT a Development Feasibility Study
with the Development Permit application that details the following:
G. Stormwater Management Plan
For development in the Steep Slope Hazard Area, using plans, elevations, profiles and/or reports, SUBMIT a
STORMWATER MANAGEMENT PLAN detailing, illustrating and describing the following:
Steep Slopes
Flood Prone
30.
Trees and Vegetation: A site report prepared by an Arborist detailing the number of trees and the species or species
mix and the condition and health of existing trees with details about how tree removal will impact any remaining
trees or landscaping, whether on site or immediately adjacent to the site
31.
Trees and Vegetation: Include a tree survey, and any related reports, as prepared by an Arborist, as part of a
Building Permit application for an infill lot (e.g. any lot that is not part of a recent subdivision for which a tree survey
was submitted). The tree survey shall identify trees that are protected under Surrey's Tree Protection By-law making
recommendations as to the retention or removal of trees where it is necessary to accommodate construction that
cannot be located elsewhere. The Arborist must confirm that the grading and servicing plans for the development
have been reviewed and that there are no conflicts with the trees proposed to be retained. Resolution of conflicts, if
any exist, shall be undertaken before a Building Permit is issued.
32. Drainage: A report detailing the type of drainage system that will be used to specifically prevent erosion, protect
natural watercourses and protect properties that are either above, below or adjacent to the development site.
DP2 HAZARD LANDS
33.
Drainage: Depending on the size of the development and complexity of the site conditions, a Stormwater
Management Plan may be required for the entire site. (illustr.) Specific details to be addressed in the
Management Plan include information about the:
a)
Hydrological conditions prior to and after development
b)
Existing groundwater conditions, especially spring and interflow areas prior to and after development.
c)
Protection of natural flow paths, volumes and storage resources
d)
Impacts on watercourses due to changes in drainage patterns
e)
Water quality prior to, during, and after development
f)
On and off-site drainage impacts (e.g. drainage from an upper lot to a lower lot).
Appendix 2 - Surrey 2050
DP Guidelines | 83
H. Inspections and Monitoring
For development in the Hazard Lands Development Permit Area, REVIEW additional inspection and monitoring
requirements that may be required for Development Permit applications:
34.
Retain the QP who prepared the Development Feasibility Study, to carry out field inspections during the
construction of the project to confirm that the construction is in compliance with the recommendations of the
Development Feasibility Study. This is a condition of the Building Permit for development within hazard lands
identified in Figure 2 and 3. The QP must provide the Building Inspector with field reports related to the
geotechnical aspects of the project and, at the time of final inspection of the completed building project, the QP
must certify, in writing to the Building Inspector, that all aspects of the construction have been completed in
compliance with their design and
recommendations.
35.
Further to DP2.1 of these Hazard Lands Development Permit Guidelines, Restrictive Covenants may be required as
part of the development approval process for any hazardous lands (steep slopes or flood areas) to ensure any
technical reports and specifications for the site, during and after construction, run with the lands and are followed
as required by any future property owners.
DP2 HAZARD LANDS
Appendix 2 - Surrey 2050
DP Guidelines | 84
DP 3
Sensitive Ecosystems
Development Permit Guidelines
Appendix 2 - Surrey 2050
DP Guidelines | 85
List of Figures
Figure 4
Sensitive Ecosystems Development Permit Areas -
Green Infrastructure Network Map
Appendix 2 - Surrey 2050
DP Guidelines | 86
DP3
DEVELOPMENT PERMIT GUIDELINES:
SENSITIVE ECOSYSTEMS
The Sensitive Ecosystems Development Permit Guidelines are intended to be used to protect
two distinct classifications of the natural environment: Streamside Areas and Green Infra-
structure Areas.
Streamside Areas: represent the area adjacent to and setback from a stream that links aquatic
and terrestrial ecosystems. These areas also include riparian area vegetation and the adjacent
upland vegetation that exerts an influence on the stream.
Green Infrastructure Areas: are those areas identified in Surrey's Biodiversity Conservation
Strategy as both the Biodiversity Management Areas and the Green Infrastructure Network.
In order to provide further clarification of the guidelines within this section, pictures or
graphic images are provided; and where a particular guideline is graphically illustrated, the
notation "(illustr)" appears.
Where a property falls within additional Secondary Plan Areas, policies and development
re-identified in those documents shall be taken into consideration in conjunction with the
Guidelines listed here.
Appendix 2 - Surrey 2050
DP Guidelines | 87
S
DP3 Sensitive Ecosystem Guidelines User Guide:
The following User Guide provides the main components required for each
Sensitive Ecosystem Development Permit application:
1. REVIEW and CONSIDER
A. Definitions for Further Clarification
B. Development Restrictions
C. Development Guidelines
2. SUBMIT COMPLETE APPLICATION
(Exact submission requirements to be confirmed by Staff)
D. Submit an Ecosystem Development Plan
(applies to either a Green Infrastructure Area or Streamside Area)
i)
Provide Qualifications of all Professionals
ii) Identify Protection Areas:
- Streamside
- Green Infrastructure
iii) Determine On-going Safeguarding of Protection Areas
iv) Detail Existing, Pre-Development Site Conditions
v) Detail the Proposed Development
E. Submit an Impact and Mitigation Plan (if required)
(Applies to Streamside Areas only)
Note; Development Permit Area Boundaries, objectives and exemptions are
provided under Section "" (d): Implementation Instruments: development Permit
Areas of this Official Community Plan.
Appendix 2 - Surrey 2050
DP Guidelines | 88
DEVELOPMENT PERMITS (cont.)
ieDP3: Sensitive Ecosystems
APPLICATION
AREA
IMPLEMENTATION
a)
All parcels of property where any portion of the property falls within 30m of the Green
Infrastructure Area, as shown in Figure 4; and
b)
All parcels of property where any portion of the property falls within 30m of the top of bank of
a Class A, A/O or B stream containing fish habitat. It is the responsibility of the applicant to
contact the City of Surrey to determine if a stream falls within this Development Permit Area.
Appendix 2 - Surrey 2050
DP Guidelines | 89
DEVELOPMENT PERMITS (cont.)
DP3: Sensitive Ecosystems
JUSTIFICATION
provide natural corridor links between ecosystem hubs and sites throughout Surrey
and neighbouring communities.
·
·
·
·
·
·
·
·
Satisfy requirements of local government to ensure development compliance with the
Riparian Areas Protection Act, SBC 1997, c.21; and
Maintain the safe conveyance of stormwater following the City of Surrey's Storm
Drainage Management Policy.
Appendix 2 - Surrey 2050
DP Guidelines | 90
DEVELOPMENT PERMITS (cont.)
DP3: Sensitive Ecosystems
OBJECTIVES
EXEMPTIONS
The following scenarios shall NOT require a Development Permit:
i.
Emergency actions required to prevent, control or reduce an immediate threat to human life and safety,
the natural environment and/or property, as authorized by the General Manager, Engineering
Department, or their designate.
ii.
Interior renovations, building envelope renovations or roof replacement within an existing building
footprint not resulting in any expansion of the external structure footprint of a building or causing any
disturbances to a site.
iii.
Ecological restoration and enhancement projects authorized by the General Manager, Engineering
Department or of the Parks, Recreation and Culture Department, or their designate.
iv.
Construction, maintenance or operation of municipal or public utility and road works and services.
v.
Regular and general yard maintenance activities within an existing landscaped area, such as mowing laws,
pruning trees and shrubs (in accordance with Surrey Tree Protection Bylaw, as amended), planting
vegetation and minor soil disturbances that do not alter the general grade of the land or existing approved
landscaped buffers.
vi.
Permitted farm activity within the Agricultural Land Reserve (ALR).
vii.
Where there is an existing agreement with the Federal or Provincial governments and the proposed
activities are consistent with those agreements.
Appendix 2 - Surrey 2050
DP Guidelines | 91
viii.
Where a parcel of property within a Development Permit Area #3:
a.
Does not include a streamside setback area related to a Class A stream; AND
b.
Does not include a subdivision, rezoning, or Development Permit (DP1 Form and Character or DP 2
Hazard Lands); AND
c.
No environmental protection measures are required in respect of Provincial or Federal regulations;
AND
d.
No structures, vegetation removal, or regrading of land are proposed within the streamside setback
areas defined in Part 7A of the Zoning Bylaw or within a Green Infrastructure Area, as determined
by a Qualified Environmental Professional and confirmed by a site survey conducted by a registered
BC Land Surveyor.
ix.
Where information is provided, to the satisfaction of the General Manager, Planning and Development
Department, that illustrates that portions of a property falling within the Sensitive Ecosystem
Development Permit Area do not impact its objectives.
Appendix 2 - Surrey 2050
DP Guidelines | 92
Figure 4: Sensitive Ecosystem Development Permit Area - Green
Infrastructure Network Map
This map is for general reference and subject to
changes.
Appendix 2 - Surrey 2050
DP Guidelines | 93
Plan.
DP3 SENSITIVE ECOSYSTEMS
A. Definitions
For development in the Sensitive Ecosystem Development Permit Area, REVIEW and CONSIDER the following Definitions as follows:
Streamside
Green Infrastructure
Ecosystem Development Plan: A compilation of detailed reports as prepared by Qualified Environmental Professionals
(QEP) which evaluates the appropriateness of a development.
n/a
Green Infrastructure Areas: Existing or potential areas
comprised of environmentally sensitive and/or unique
natural areas that are consistent with the Biodiversity
Management Areas and Green Infrastructure Network and
corresponding conditions and recommendations required for
management as identified in Surrey's Biodiversity
Conservation Strategy. (illustr.)
Impact Mitigation Plan: A compilation of detailed reports
as prepared by Qualified Environmental Professionals
(QEP) used in conjunction with a Development Variance
Permit Application in determining the appropriateness of
reducing the Streamside Protection Area as defined in
Section 7a of the Zoning Bylaw, as amended.
n/a
Sensitive Ecosystem Area: Comprised of riparian or green infrastructure areas that are environmentally sensitive or
unique natural areas such as streams, watercourses, cliffs, escarpments, forests, geological formations, wildlife habitat
and wetlands.
Species-At-Risk: Schedule 1, Federally-protected Species-At-Risk Act or Provincial Red- or Blue-Listed plant or animal
species and their critical habitats and any species or habitat features identified as requiring year-round protection as
identified in the Provincial Wildlife Act.
Stream: Any of the following that provides fish habitat: (a) a watercourse, whether it usually contains water or not; (b) a
pond, lake, river, creek, brook or a natural or channelized stream; (c) a ditch, spring or wetland, that is connected by sur-
face flow to any item referred to in a) or b) above; or (d) a channelized, connected wetland, constructed channel or ditch,
lake, swamp, gulch, ravine or natural stream.
Streamside Areas: Existing or potential areas comprised
of streambeds, water, trees, and grasses that border
streams, lakes and watersheds and that link water to
land and directly influence or provide fish habitat.
(illustr.)
n/a
Appendix 2 - Surrey 2050
DP Guidelines | 94
DP3 SENSITIVE ECOSYSTEMS
B. Development Restrictions
For development in the Sensitive Ecosystem Development Permit Area, REVIEW and CONSIDER the following Development Restrictions as follows:
Streamside
Green Infrastructure
1a.
Any requirements specified in Riparian Areas
Regulation, B.C. Reg. 376/2004, as amended, take
precedence over any guidelines listed in this
Section.
1b.
Where a Green Infrastructure Area has been identified,
development shall be adjusted to accommodate and
be sensitive to the Biodiversity Management Areas,
Green Infrastructure Network and the specific
conditions and recommendations for protection listed
with- in Surrey's Biodiversity Conservation Strategy.
2a. Construction and post-construction access into a
Streamside Protection Area is strictly prohibited,
except where permitted by the City of Surrey.
2b.
No development shall occur within a Green
Infrastructure Protection Area that has not been
identified, ad- dressed and reviewed by a QEP to the
satisfaction of the City of Surrey or that is not
consistent with the submitted and approved
Ecosystem Development Plan. (illustr.)
Appendix 2 - Surrey 2050
DP Guidelines | 95
DP3 SENSITIVE ECOSYSTEMS
C. Development Guidelines
For development in the Sensitive Ecosystem Development Permit Area, REVIEW and CONSIDER the following Development Guidelines as follows:
Streamside
Green Infrastructure
3a.
Overall Site:
a)
Plan and design on-site development roadways and connections to minimize habitat fragmentation and
minimize disruption and impedance to wildlife travel.
b)
Minimize encroachment into Protection Areas by adjusting building construction and site layouts adjacent to
a Streamside or Green Infrastructure Area.
c)
Building, roadways, parking areas and driveways shall be located away from a Protection Area.
d)
Create functional yards by having a minimum of 4.5 m for rear yards and aiming for a 3.0 m side yard
adjacent to a Streamside or Green Infrastructure Protection Area.
4.
Overall Site: Establish buffers large enough to protect the ecological integrity of Sensitive Ecosystem Areas. (illustr.)
5a.
Overall Site: Avoid locating infrastructure corridors
adjacent to or within Streamside Protection Areas.
Where it can be demonstrated that alternatives are
not possible, design crossings that are narrow and
perpendicular, and that minimize disturbance to
Streamside Protection Areas.
5b.
Overall Site: Avoid locating infrastructure corridors
adjacent to or within Green Infrastructure Protection
Areas. Where it can be demonstrated that alternatives
are not possible, design crossings that are narrow and
perpendicular, and that minimize disturbance to Green
Infrastructure Protection Areas.
6.
Overall Site: Determine buffer locations and sizes using contemporary Best Management Practices with the main
goal of protecting Sensitive Ecosystem Areas from the effects of development and to retain the integrity of the
Sensitive Ecosystem as a habitat and/or riparian area.
7a.
Overall Site: Any development adjacent to or with-
in (for approved works and services installations
only) a Streamside Protection Area requires the
monitoring of conditions, both on-and off-site, by a
QEP prior to, and during construction.
7b.
Overall Site: Any development adjacent to or within
(for approved works and services installations only) a
Green Infrastructure Protection Area requires the
monitoring of conditions, both on-and off-site, by a
QEP prior to, and during construction.
8.
Building and Construction: Minimize impervious surfaces to improve stormwater absorption by using permeable
materials and techniques, including permeable pavers and structural grassfields.
Appendix 2 - Surrey 2050
DP Guidelines | 96
DP3 SENSITIVE ECOSYSTEMS
C. Development Guidelines (cont.)
For development in the Sensitive Ecosystem Development Permit Area, REVIEW and CONSIDER the following Development Guidelines as follows:
Streamside
Green Infrastructure
9.
Trees and Vegetation: Create continuous vegetated corridors, wherever possible, by linking tree retention areas
from within the development to that of adjacent Streamside Protection Areas or Green Infrastructure Protection
Areas. (illustr.)
10.
Trees and Vegetation: In addition to the Areas of Protection, retain as much existing native vegetation and as many
trees as possible during site development or redevelopment. Ensure tree replacement ratios are consistent with
the requirements identified in Surrey's Tree Protection Bylaw, as amended.
11.
Trees and Vegetation: Protect trees or existing vegetation within the development site and any trees on adjacent
City of Surrey property and/or boulevards, before and during construction, in accordance with Surrey's Tree
Protection Bylaw, as amended.
12.
Trees and Vegetation: Landscape the setback areas created between buildings, roadways, parking and driveways
and the edge of the Streamside Protection Area or Green Infrastructure Protection Area using native plantings (e.g.
trees, shrubs and groundcover) where appropriate. Landscaping should be complementary and supportive of the
habitat types and ecosystem values found within the adjacent Streamside Protection Area or Green Infrastructure
Protection Area as documented within the Ecosystem Development Plan and/or the Impact and Mitigation Plan.
13.
Habitat: Design sites to mitigate light pollution to reduce impacts on those habitat areas reliant on darkness.
14.
Habitat: Prevent disturbance of animal and bird nesting sites and breeding areas by preserving adequate animal
habitat through the retention of appropriate trees and vegetation and by timing construction activity to avoid bird
breeding windows.
Appendix 2 - Surrey 2050
DP Guidelines | 97
DP3 SENSITIVE ECOSYSTEMS
C. Development Guidelines (cont.)
For development in the Sensitive Ecosystem Development Permit Area, REVIEW and CONSIDER the following Development Guidelines as follows:
Streamside
Green Infrastructure
15.
Habitat: Retain intact aquatic and terrestrial ecosystems and their connectivity to other Sensitive Ecosystem Areas.
Preserve large tracts of wildlife habitat or long, continuous corridors in order to facilitate safe and unencumbered
movement of wildlife from one place to another. Maintain natural hydrologic cycles in wetlands, ponds, streams
and seepage areas to retain biodiversity. (illustr.)
16.
Habitat: Reconnect fragmented ecosystems, where practical and necessary, by establishing and restoring corridors
and protecting habitats for isolated species or populations, as shown in Surrey's Biodiversity Conservation Strategy.
17.
Habitat: Plan and design development in order to:
a) Protect endangered, threatened, vulnerable species or Species-at-Risk plant and animal communities. Plan,
design and implement land development and subdivisions to protect Sensitive Ecosystem Areas. Prioritize
protection for habitats that provide for at-risk species, at-risk ecological communities and keystone species.
Minimize impacts on significant, rare or unique vegetation, wildlife and wildlife habitat.
b) Retain and enhance ecosystem features such as significant trees, hedgerows or windbreaks, with enough
undisturbed space around them to protect root systems.
c) Retain natural landforms such as escarpments, ravines, rock croppings, bluffs, hilltops or cliffs.
d) Design and implement artificial habitat features, such as nesting boxes or spawning beds, where natural
features are not present or practical.
Appendix 2 - Surrey 2050
DP Guidelines | 98
DP3 SENSITIVE ECOSYSTEMS
C. Development Guidelines (cont.)
For development in the Sensitive Ecosystem Development Permit Area, REVIEW and CONSIDER the following Development Guidelines as follows:
Streamside
Green Infrastructure
18.
Drainage: At a minimum, manage stormwater so that the quantity, quality and rate of stormwater input into
receiving streams does not vary from that which existed pre-development. Install both temporary and permanent
sediment/pollutant containment and erosion control measures for any development or redevelopment.
19.
Drainage: Manage site drainage in accordance with the Integrated Stormwater Management Plan (ISMP) relevant
to the site location and with Surrey's Erosion and Sediment Control and Stormwater Drainage Regulation and
Charges Bylaws, as amended.
20. Drainage: Implement measures that will prevent the release of silt or sediment-laden water into streams and
Surrey's drainage network during any activity involving soil disturbance. Manage and mitigate the quality and
quantity of stormwater runoff to help protect and enhance aquatic habitat.
21.
Drainage: Incorporate rainwater Best Management Practices into development to ensure the post-development
peak flows do not exceed pre-development peak flows by treating, storing, redirecting and slowly releasing
rainwater from impervious surfaces back into natural hydrological pathways as much as possible, and by using
systems such as green roofs, underground rainwater storage systems, rain gardens and rain barrels. Incorporate
on-site stormwater management features into the development as required by the Surrey Stormwater Drainage
Regulation and Charges Bylaw, as amended.
22.
Drainage: Construct wetlands and detention ponds to improve the quality of rainwater through bio-filtration and to
maximize habitat creation. (illustr.)
Appendix 2 - Surrey 2050
DP Guidelines | 99
DP3 SENSITIVE ECOSYSTEMS
D. Submission Requirements--Ecosystem Development Plan
For either a Green Infrastructure Area or a Streamside Area, using plans, elevations and/or profiles at an appropriate scale, SUBMIT an ECOSYSTEM
DEVELOPMENT PLAN which details, illustrates and describes the Development Proposal as follows:
i) Consultant Qualifications
Provide qualifications for each separate consultant used per development proposal.
Streamside
Green Infrastructure
23.
ALL registered professionals who will be involved in the development proposal, whether a Biologist, Geoscientist,
Engineer, Forester, and/or Agrologist, shall have demonstrated education, expertise, accreditation and knowledge
relevant to sensitive environments, ecosystems and/or streamside management.
24.
ALL Arborists who will be involved in the development proposal shall be registered and certified with the
International Society of Arboriculture (ISA).
25.
Supply a list and written statement, including all documentation, verifying the qualifications of all Qualified
Environmental Professionals (QEP) and/or ISA Certified Arborists responsible for preparing report submissions or
involved in monitoring site conditions for Sensitive Ecosystems Development Permit applications.
26.
Where more than one Qualified Environmental Professional is needed, submit a written statement identifying THE
PRIMARY QEP for the entire development and acknowledging their role to ensure: all required reports are
prepared by qualified professionals and are coordinated both in content and in execution.; and that all relevant
Development Permit Guidelines and requirements have been met and/or addressed in the application submission.
ii) Protection Areas
Use the following documents to determine the Sensitive Ecosystem Area to be protected.
Streamside
Green Infrastructure
27a. Zoning Bylaw: Part 7a, Streamside Protection of
Surrey's Zoning Bylaw is to be used to determine
the Area of Protection required for development
adjacent to a stream. (illustr.)
27b. Biodiversity Conservation Strategy: the Biodiversity
Management Areas, Green Infrastructure Network and
Appendix J of the Biodiversity Conservation Strategy
are to be used to determine the Area of Protection
required for development within a Green
Infrastructure Area.
Appendix 2 - Surrey 2050
DP Guidelines | 100
DP3 SENSITIVE ECOSYSTEMS
D. Submission Requirements--Ecosystem Development Plan (cont.)
For either a Green Infrastructure Area or a Streamside Area, using plans, elevations and/or profiles at an appropriate
scale, SUBMIT an ECOSYSTEM DEVELOPMENT PLAN which details, illustrates and describes the Development
Proposal as follows:
iii) Levels of Safeguarding
Indicate which level of safeguarding is proposed to be applied to the development.
Streamside
Green Infrastructure
28. Maximum Safeguarding: conveyance of the Protection Area to the City of Surrey. Where conveyance is chosen, the
applicant is not responsible for the additional ecological restoration or on-going maintenance of the Protection Area
as detailed and described below under the Minimum Safeguarding option.
29a. Minimum Safeguarding: registration of a
combined Restrictive Covenant/Right-of-Way
against the property to ensure safeguarding and
maintenance of the Protection Area in perpetuity
that shall include:
1) identified "no disturbance" and
"maintenance access" areas; (illustr.)
2) provisions for post-construction on-going
management of the Protection Area for a
minimum of five years, including any
required
rehabilitation,
restoration
and/or
conservation
of
any
areas
identified by the project-managing QEP;
3) provisions for yearly monitoring and
reporting; and identification of the Principal
QEP responsible for providing yearly monitoring
reports during the minimum five-year
maintenance period; and
4) a compensation plan and cost estimate for all
items listed in this section. This will also be used
to determine landscape bonding and security
requirements for installation and maintenance
purposes.
29b. Minimum Safeguarding: registration of a Restrictive
Covenant against the property to ensure safeguarding
and maintenance of the Protection Area in perpetuity
that shall include:
1) identified "no disturbance" areas; (illustr.)
2) provisions for post-construction on-going
management of the Protection Area for a
minimum of five years, including any required
rehabilitation, restoration and/or conservation
of any areas identified by the project-
managing QEP;
3) provisions for yearly monitoring and reporting;
and identification of the Principal QEP
responsible for providing yearly monitoring
reports during the minimum five-year
maintenance period;
4) a compensation plan and cost estimate for all
items listed in this section. This will also be used to
determine landscape bonding and security
requirements for installation and maintenance
purposes.
Appendix 2 - Surrey 2050
DP Guidelines | 101
DP3 SENSITIVE ECOSYSTEMS
D. Submission Requirements--Ecosystem Development Plan (cont.)
For either a Green Infrastructure Area or a Streamside Area, using plans, elevations and/or profiles at an appropriate
scale, SUBMIT an ECOSYSTEM DEVELOPMENT PLAN which details, illustrates and describes the Development
Proposal as follows:
iv) Pre-Development Site Conditions
Detail conditions of the development site prior to any development disturbance.
Streamside
Green Infrastructure
30.
Building and Construction: Identify all existing on-site buildings, structures and developed areas, including paved and
landscaped areas, and any other areas disturbed beyond its original condition.
31.
Soils: Perform a slope analysis and identify existing togographic features including geological and hydrogeological soil
conditions, particularly areas of unstable or sensitive soils.
32.
Trees and Vegetation: Identify and detail existing vegetation and trees (including trees defined in the Surrey Tree
Bylaw, as amended) and submit in an arborist's assessment report.
33.
Habitat: Identify Schedule 1, Federally-protected Species-At-Risk Act or Provincial Red- or Blue-Listed plant or animal
species and their critical habitats including shrub and ground cover communities and any species, or habitat feature,
identified as requiring year-round protection as identified in the Provincial Wildlife Act.
34.
Drainage: Identify the Streamside Protection Area
and stream locations, including top of bank (illustr.)
and stream classification (as defined in Surrey's
Zoning Bylaw, as amended).
n/a
35.
Drainage: Identify existing site drainage conditions
in accordance with the Integrated Stormwater
Management Plan (ISMP) relevant to the site
location.
n/a
36.
Drainage: Detail existing site drainage conditions including depth to ground water table, stormwater conveyance,
infiltration and storage features, and stormwater channels and overland flow paths.
Appendix 2 - Surrey 2050
DP Guidelines | 102
DP3 SENSITIVE ECOSYSTEMS
D. Submission Requirements--Ecosystem Development Plan (cont.)
For either a Green Infrastructure Area or a Streamside Area, using plans, elevations and/or profiles at an appropriate scale, SUBMIT an ECOSYSTEM
DEVELOPMENT PLAN which details, illustrates and describes the Development Proposal as follows:
v) Proposed Development Conditions and Specifications
Detail the proposed development and post-site conditions.
Streamside
Green Infrastructure
37a. Overall Site: The identified Streamside Protection
Area and how it is situated with the development.
37b. Overall Site: The identified Green Infrastructure
Protection Area and how it is situated with the
development.
n/a
38. Overall Site: Locate development where it is most
sensitive to the objectives of the Biodiversity
Management Areas, Green Infrastructure Network
and corresponding conditions and recommendations
required for management as identified in Surrey's
Biodiversity Conservation Strategy. (illustr.)
39.
Building and Construction: Detail construction specifications including materials, timing, technologies and
techniques proposed as a means to mitigate and reduce the ecological impacts of development on the
identified Streamside or Green Infrastructure Protection Area.
40.
Building and Construction: Explain how the proposed development conforms to Surrey's Drainage Regulation and
Charges Bylaw, as amended, as well as policies in Secondary Plans, Integrated Stormwater Management Plans and
the Zoning Bylaw, as amended;
41.
Building and Construction: Detail the locations of all proposed buildings, structures and impervious surfaces.
42.
Building and Construction: Detail the timing and scheduling of all proposed development activities.
43.
Soils: Provide site grading plans illustrating the area and extent of soil disturbance including slope grades and any
proposed retaining wall heights, locations and materials used. Detail how slope or soil stability will be ensured and
how erosion and increased sedimentation risks will be reduced.
Appendix 2 - Surrey 2050
DP Guidelines | G103
DP3 SENSITIVE ECOSYSTEMS
D. Submission Requirements--Ecosystem Development Plan (cont.)
For either a Green Infrastructure Area or a Streamside Area, using plans, elevations and/or profiles at an appropriate
scale, SUBMIT an ECOSYSTEM DEVELOPMENT PLAN which details, illustrates and describes the Development
Proposal as follows:
v) Proposed Development Conditions and Specifications (cont.)
Detail the proposed development and post-site conditions.
Streamside
Green Infrastructure
44.
Trees and Vegetation: Identify how existing trees, shrubs and groundcover will be retained and protected including
details and specifications on the replanting, restoration and management of vegetated areas and the maintenance
of short- and long-term hydraulic regimes.
45.
Trees and Vegetation: Identify individual tree retention and removal as well as areas of structured landscaping,
including plant species, size and location.
46.
Trees and Vegetation: Provide details as to how the Streamside or Green Infrastructure Area management of
protection objectives will be met and monitored following the official completion of all construction activity.
Where restoration work IS NOT required, maintenance and monitoring shall be for a minimum of ONE year; and
where restoration work IS required, maintenance and monitoring shall be for a minimum of FIVE years.
47. Trees and Vegetation: Provide a restoration, maintenance and cost estimate plan consistent with the development
requirements identified in the Ecosystem Management Plan and/or Impact Mitigation Plan to be used to determine
landscape bonding and security requirements for installation, monitoring and maintenance purposes.
n/a
48.
Habitat: Articulate how the proposed development
meets the Objectives and Recommendations of the
Biodiversity Management Areas and Green
Infrastructure Network of the Biodiversity Conservation
Strategy.
n/a
49.
Habitat: Detail how wildlife habitat will be protected
and enhanced while taking into consideration wildlife
movement and connectivity to adjacent sites. Focus
on Schedule 1, Federally-protected Species-At-Risk Act
or Provincial Red- or Blue-Listed plant or animal
species and their critical habitats and how they may
be affected by the proposed development, and
indicate how proposed Best Management Practices
may be used for the protection and preservation of
that habitat.
50. Drainage: Identify post-development drainage site conditions in accordance with the Integrated Stormwater
Management Plan (ISMP) relevant to the site location.
51. Drainage: Detail how flooding risk and water quality degradation will be mitigated including specific measures that
will be taken to prevent channel erosion and prevent the fouling of streams, wetlands or drainage conveyance
corridors.
Appendix 2 - Surrey 2050
DP Guidelines | 104
DP3 SENSITIVE ECOSYSTEMS
E. Submission Requirements--Impact Mitigation Plan
For development adjacent to a Streamside Area, using plans, elevations and/or profiles at an appropriate scale,
SUBMIT an IMPACT MITIGATION PLAN detailing, illustrating and describing the following:
52.
An IMPACT MITIGATION PLAN is required to determine the appropriateness of requests to reduce the Streamside
Protection Area (through the use of a Development Variance Permit) as defined in Surrey's Zoning Bylaw, Part 7a.
The IMPACT MITIGATION PLAN, where relevant to the site (determined by City of Surrey), shall include the following:
Overall Site: A detailed explanation why a variance is being sought and why the required Streamside Protection Area
is not being met.
Overall Site: A detailed Riparian assessment report, following the Provincial methods specified in the Riparian Areas
Regulation, B.C. Reg. 376/2004, identifying the regulatory Streamside Protection and Enhancement Area and
associated measures.
Overall Site: An assessment report indicating any expected changes and modifications to streams and aquatic and
riparian areas, including any expected water quality reductions, water quantity changes, or fish and wildlife habitat
degradation, with a particular focus on salmonid habitat and healthy tree retention, as a result of the proposed
Streamside Setback Area variance.
Overall Site: A restoration plan and cost estimate for the items submitted with the Impact Mitigation Plan. This
restoration plan shall also be used to determine landscaping bonding and security requirements for installation,
monitoring and maintenance purposes.
Building and Construction: Details demonstrating how the City of Surrey can reasonably access the stream to
maintain drainage conveyance including illustrating the location of a required minimum 5 m wide access corridor
that is geotechnically-stable and located outside of the Streamside Protection and Enhancement Area, as defined in
Riparian Areas Regulation, B.C. Reg. 376/2004, as amended.
Building and Construction: Details on how public and maintenance access will be accommodated where there is a
park trail proposed within the proposed adjusted Streamside Setback Area.
Soils: Provide a geotechnical report that assesses the impacts of the adjustments and recommends how to protect
stream bank stability. The report will provide detailed information on stream hydraulics, erosion, sedimentation, and
top of bank conditions (e.g. top loading or slope undercutting effects). The report will also include a seismic
assessment addressing impacts for both structural and human usage.
Trees and Vegetation: A vegetation accounting report including the effects of any biomass and habitat removal, or
any other disturbances as a result of the proposed Streamside Setback Area variance.
Habitat: A riparian restoration plan specifying the following: invasive species management; abatement of hazard
trees; appropriate native species proposed to be used in any restoration work; details on any removal of anthropo-
morphic habitat debris; and how stream complexing and drainage conveyance will be undertaken (to the satisfaction
of the City of Surrey).
Drainage: An assessment report on any expected flooding or increase in flooding or impacts, positive or negative,
affecting groundwater as a result of the proposed Streamside Setback Area variance.
Drainage: An assessment report of the stream and how the proposed adjustment to the Streamside Setback Area will
not create a vulnerability from beaver activities for the development site.
Drainage: Detail and identify post-development drainage site conditions in accordance with the Integrated Storm-
water Management Plan (ISMP) relevant to the site location.
Appendix 2 - Surrey 2050
DP Guidelines | G105
DP 4
Farming Protection
Development Permit Guidelines
Appendix 2 - Surrey 2050
DP Guidelines | 106
List of Figures
Figure 5
Farming Protection Development Permit Area Map
Appendix 2 - DP Guidelines
DP Guidelines | 107
DP4
DEVELOPMENT PERMIT GUIDELINES:
FARMING PROTECTION
The Farming Protection Development Permit Guidelines are intended to protect Agriculture
and Farming operations from the effects of adjacent urban development by using Vegetation
Buffers and Building and Site Design specifications.
Vegetation Buffers: represent the area adjacent to the Agricultural Land Reserve (ALR) used to
create a physical and visual separation between agricultural land and urban development.
Building and Site Design: building and layout specifications used to supplement the vegetation
buffers to further reduce conflicts and negative impacts of urban development on agricultural
land.
In order to provide further clarification of the guidelines within this section, pictures or
graphic images are provided; and where a particular guideline is graphically illustrated, the
notation "(illustr.)" appears.
Appendix 2 - Surrey 2050
DP Guidelines | 108
DP4 Farm Protection Guidelines User Guide:
The following User Guide provides the main components required for each Farm
Protection Development Permit application:
1. REVIEW and CONSIDER
A. Agricultural-Urban Conflict Requirements
B. Development Guidelines
2. SUBMIT COMPLETE APPLICATION
C. Determine Setbacks and Buffers
- Single Family Uses
- Multiple Family Uses
- Non-Residential Uses
Appendix 2 - DP Guidelines
DP Guidelines | 109
DP4: Farming Protection
APPLICATION
AREA
IMPLEMENTATION
JUSTIFICATION
DEVELOPMENT PERMITS (cont.)
Any commercial, industrial, institutional or residential development within Surrey that directly abuts
land within the Agricultural Land reserve (ALR) and/or that falls within 50 m of the ALR boundary (see
Figure 5), is designated Development Permit Area #4 for the protection of farming in Surrey.
Appendix 2 - Surrey 2050
DP Guidelines | 110
Figure 5: Farming Protection Development Permit Area Map
This map is for general reference and subject to
changes.
Appendix 2 - DP Guidelines
DP Guidelines | 111
DP4: Farming Protection (cont.)
OBJECTIVES
EXEMPTIONS
DEVELOPMENT PERMITS (cont.)
Appendix 2 - Surrey 2050
DP Guidelines | 112
DP4 FARMING PROTECTION
A. Agriculture-Urban Conflict Requirements
For any development adjacent to agricultural land falling within the Farm Protection Development Permit Area,
REVIEW and CONSIDER the following Agriculture-Urban Conflict Requirements:
Farm Protection
1.
As part of a development process, any property that falls within 50 m of the Agricultural Land Reserve (ALR)
boundary shall register a Restrictive Covenant against that property informing any future purchasers that
farm operations take place in the area and that normal farm practices produce noise, odour and dust that
may impact adjacent residential properties. This Restrictive Covenant shall reference a farm operation's
acceptable and required farm practices, as identified and in accordance with the Provincial Right to Farm
Act.
2.
Building setback minimums referred to and illustrated in this section are required as a way to reduce Agri-
cultural-Urban conflicts. Where the full building setback minimum cannot be met due to hardship reasons
or to protect natural features, the minimum setback requirements between the building face and the
vegetated agricultural buffer shall be determined by the minimum yard setback for each applicable zone,
in accordance with Surrey's Zoning By-law, as amended. (illustr.)
3.
Mitigate the impact of urban development on farming practices within the ALR by utilizing the following site
and building design elements:
Sensitively place backyards and patios away from the ALR
Install double paned windows or sound-proofed windows
Cluster buildings to maximize buffering between residences and the ALR
Appendix 2 - DP Guidelines
DP Guidelines | 113
DP4 FARMING PROTECTION
A. Agriculture-Urban Conflict Requirements (cont.)
For any development adjacent to agricultural land falling within the Farm Protection Development Permit Area,
REVIEW and CONSIDER the following Agriculture-Urban Conflict Requirements:
Farm Protection
4.
Encroachment of urban uses into farming areas shall be reduced by avoiding the dead-ending of road ends
adjacent or into the ALR, except where that road may be needed for access by farm vehicles. (illustr.)
5.
Where appropriate, use roads, topographic features, watercourses, ditching, no-build areas, vegetated and
fenced barriers as buffers to preserve large farm units and areas from the encroachment of non-agricultural
uses. (illustr.)
6.
Retain and enhance natural buffer features (e.g. riparian areas, ravines, woodlots, wetlands and natural
vegetated areas) along the urban side of the ALR boundary. Where natural buffers are not feasible, create
buffers and/or compatible uses (e.g. roads, railways, utility Rights-of-Way, berms, open spaces and rain-
water management facilities and features) on the urban side of the ALR boundary. (illustr.)
Appendix 2 - Surrey 2050
DP Guidelines | 114
DP4 FARMING PROTECTION
B. Development Guidelines
For any development adjacent to agricultural land falling within the Farm Protection Development Permit Area,
REVIEW and CONSIDER the following Development Guidelines as follows:
General Buffer Design
7.
Natural landscape buffer features shall be retained and enhanced along the urban side of the Agricultural
Land Reserve Boundary. Buffer features include mature trees, riparian areas, ravines, woodlots, wetlands
and natural vegetation. Where natural buffers do not exist, create vegetated buffers and/or compatible
uses (e.g. roads, railways, utility Rights-of Ways, berms, fences, open spaces and rain-water management
facilities and features) on the urban side of the ALR boundary.
8.
Unless otherwise indicated, specifications for
"appropriate" planting and species details and
fencing should be referenced from the Ministry
of Agriculture Guide to Edge Planning, as
amended, and from the Agricultural Land Com-
mission's "Schedule D", Landscaped Buffer
Specifications, as amended.
9.
Ensure firm edges exist between the agricultural
buffer and residential landscaped areas by
planting infill trees and shrubs and plants to
create a fuller buffer and by using other
elements such as rock boulders and trespass-
inhibiting shrubs in conjunction with an
"appropriate" fence.
10.
Include a mix of "appropriate" deciduous and coniferous trees a minimum of 2m--4m apart.
11.
Preserve all existing, healthy and mature trees located within the agricultural buffer area.
12.
Design buffers with "appropriate" native and natural agriculturally-sensitive plant species.
Consider infill planting or planting older and larger trees to create a fuller vegetated buffer.
13.
If planned, include rainwater management or water detention facilities in buffer areas (illustr.).
Construct detention ponds in conjunction with local area Integrated Stormwater Management Plans (ISMP)
to ensure drainage from the development does not affect the adjacent agricultural land.
Appendix 2 - Surrey 2050
DP Guidelines | 115
B. Development Guidelines (cont.)
For any development adjacent to agricultural land falling within the Farm Protection Development Permit Area,
REVIEW and CONSIDER the following Development Guidelines:
General Buffer Design (cont.)
14.
During development and construction phases, ensure any required fill deposition is handled sensitively with
respect to the buffer to ensure natural soil regimes, on and off site, are maintained.
15.
Ensure public safety and security is taken into consideration in the design and development of trails and
sidewalks near vegetated buffer areas.
16.
Consider the use of rock boulders and firm edges between the buffer and any developed area, particularly
with single family developments.
Buffer Installation and Maintenance
17.
Landscaped buffers and any related tree fencing (fencing used to protect existing trees from development)
will be required to be installed prior to the issuance of Building Permits for new subdivisions or
developments.
18.
All landscaping shall be maintained in good condition, consistent with an approved Landscape Plan.
Landscaping should be consistent with the guides and specifications listed under General Buffer Design of
this Development Permit Section.
19.
Use Statutory Easements combined with a Restrictive Covenants to ensure buffers are established,
maintained and accessible by maintenance crews.
20.
For private property, either through the use of Letters of Credit or Cash Securities, deposits equal to one
hundred percent (100%) + fifteen percent (15%) contingency of the total landscaping costs will be retained
during all development stages. For public parkland, a Maintenance Bond is required to be provided by the
developer. Partial refunds of Security Deposits or Maintenance Bonds may be allowed after a minimum of
five years, provided that landscaped buffers have been substantially and satisfactorily completed.
Satisfactory completion includes illustrating that trees and shrubs are established to a free-growing stage.
21.
Should fencing not be required for an existing naturally-vegetated ALR edge at the time of development,
security deposits in the amount of one hundred percent (100%) + fifteen percent (15%) contingency of the
total fencing costs will be required to secure future fence installations.
DP4 FARMING PROTECTION
Appendix 2 - Surrey 2050
DP Guidelines | 116
DP4 FARMING PROTECTION
B. Development Guidelines (cont.)
For any development adjacent to agricultural land falling within the Farm Protection Development Permit Area,
REVIEW and CONSIDER the following Development Guidelines:
Parks and Trail Design
22.
Where appropriate, and located where it will likely not create conflicts with farming, and where determined
by and approved the City of Surrey, include passive recreation with buffers that will be conveyed as Park-
land. Buffer depths shall be increased from any minimums previously stated to a minimum of 20 m wide.
23.
Where trails will be added into agricultural buffers and maintained by the City of Surrey, the following
requirements apply:
Rights-of-Way protecting the trail shall be a minimum of 4 m wide and be located away from the
agricultural edge
Trails shall be passive in nature and not developed as multi-use pathways
Trails shall be placed on the inner-most half of the buffer a minimum of 10 m away from the ALR edge
Fencing shall be provided along the property line at 1.8 m high and constructed of black chain link
Fencing shall also be provided between the agricultural buffer and the residential development at 1.2
m high and be constructed of black chain link.
Development and Building Design
24.
Ensure housing units constructed adjacent to agricultural land incorporate additional building upgrades and/
or design features in order to minimize noise conflicts from agricultural operations. These building upgrades
or design features may include the following:
Orienting bedrooms and outdoor areas away from agricultural land
Providing mechanical ventilation to allow for the choice of keeping windows closed
Enclosing balconies or using sound-absorption materials and other sound barriers
Using sound-deadening construction materials (e.g. concrete, acoustically-rated window glazing or
glass block walls)
Locating areas not affected by noise (e.g. stairwells and single-loaded corridors) between the
agricultural land and other areas of the residential unit
Maximizing the setback between agricultural land and buildings or structures
Reducing the number of doors, windows and outdoor patios facing directly onto agricultural land.
DP4 FARMING PROTECTION
Appendix 2 - Surrey 2050
DP Guidelines | 117
DP4 FARMING PROTECTION
C. Setbacks and Buffers
For development in the Farm Protection Development Permit Area, SUBMIT a COMPLETE APPLICATION using site
plans, building and street elevations, that detail the setbacks and buffers required for development adjacent to the
Agricultural Land Reserve, as follows:
SINGLE FAMILY USES
Scenario: ALR Abutting a Yard
25.
For properties with a Yard abutting the ALR
(illustr.):
Minimum building setback from the Ag-
ricultural Land Reserve boundary is 30 m
Increase zoning setbacks, where possi-
ble, to accommodate appropriate and
effective rear yard space for buffers
Provide a minimum of 4.5 m of rear yard
space between the landscaped buffer
and the rear face of a single family
dwelling (illustr.)
Minimum vegetated buffer width is 15 m
Vegetated landscape buffer remains
under private ownership.
Appendix 2 - Surrey 2050
DP Guidelines | 118
DP4 FARMING PROTECTION
C. Setbacks and Buffers (cont.)
For development in the Farm Protection Development Permit Area, SUBMIT a COMPLETE APPLICATION using site plans, building and street elevations, that
detail the setbacks and buffers required for development adjacent to the Agricultural Land Reserve, as follows:
SINGLE FAMILY USES
Scenario: ALR Abutting a Yard as Parkland
26.
For properties with a Yard as Parkland
abutting the ALR (illustr.) :
Minimum building setback from the
Agricultural Land Reserve boundary is 30
m
Increase zoning setbacks, where
possible, to accommodate appropriate
and effective rear yard space for
buffers
Minimum vegetated buffer width is 20
m, particularly where there is already a
natural area such as a riparian stream,
ravine, woodlot or wetland
Vegetated landscaped buffer is
conveyed as public parkland.
Appendix 2 - Surrey 2050
DP Guidelines | G119
DP4 FARMING PROTECTION
C. Setbacks and Buffers
For development in the Farm Protection Development Permit Area, SUBMIT a COMPLETE APPLICATION using site plans, building and street elevations, that
detail the setbacks and buffers required for development adjacent to the Agricultural Land Reserve, as follows:
SINGLE FAMILY USES
Scenario: ALR Abutting Yard Under Strata Control
27.
For properties with a Yard under Strata Con-
trol abutting the ALR (illustr.) :
Minimum building setback from the Ag-
ricultural Land Reserve boundary is 30 m
Increase zoning setbacks, where possi-
ble, to accommodate appropriate and
effective rear yard space for buffers
Minimum vegetated buffer width is 20
m
Vegetated buffer maintained by a Strata
Corporation.
Appendix 2 - Surrey 2050
DP Guidelines | G120
DP4 FARMING PROTECTION
C. Setbacks and Buffers (cont.)
For development in the Farm Protection Development Permit Area, SUBMIT a COMPLETE APPLICATION using site plans, building and street elevations, that
detail the setbacks and buffers required for development adjacent to the Agricultural Land Reserve, as follows:
SINGLE FAMILY USES
Scenario: ALR Abutting a Road
28.
For properties with a Road abutting the ALR
(illustr.):
Minimum building setback from the Ag-
ricultural Land Reserve boundary is 37.5
m
Increase zoning setbacks, where possi-
ble, to accommodate appropriate and
effective rear yard space for buffers
Undulating buffer width from a mini-
mum of 7.5 m to a maximum of
12 m, with an overall net width of
10 m is permitted
OR
Straight buffer with a minimum width of
10 m
Vegetated buffer remains under private
ownership.
Appendix 2 - Surrey 2050
DP Guidelines | G121
C. Setbacks and Buffers
For development in the Farm Protection Development Permit Area, SUBMIT a COMPLETE APPLICATION using site
plans, building and street elevations, that detail the setbacks and buffers required for development adjacent to the
Agricultural Land Reserve, as follows:
MULTIPLE FAMILY USES
Scenario: ALR Abutting a Lot
29.
For properties with Multiple Family uses abutting the ALR (illustr.) :
Minimum building setback from the Agricultural Land Reserve boundary is 30m
Minimum building setback, as identified in each specific zone, shall be increased where possible, to
accommodate appropriate and effective rear yard space for vegetated buffers
Provide a minimum of 3.5 m of rear yard space between multiple family dwellings and landscaped
buffers
Minimum vegetated buffer width is 24 m
Minimum vegetated buffer width shall be increased proportionally (illustr.) with any increase to
density.
Buffer widths increased to accommodate additional densities shall also be developed in conjunction
with parkland or passive open space
A community garden for the Strata's use, may be included as part of the vegetated buffer area
Vegetated buffer maintained by a Strata Corporation.
DP4 FARMING PROTECTION
Appendix 2 - Surrey 2050
DP Guidelines | G122
DP4 FARMING PROTECTION
C. Setbacks and Buffers (cont.)
For development in the Farm Protection Development Permit Area, SUBMIT a COMPLETE APPLICATION using site plans, building and
street elevations, which detail the setbacks and buffers required for development adjacent to the Agricultural Land Reserve, as follows:
NON-RESIDENTIAL USES
Scenario: ALR Abutting a Lot
30.
For properties with Non-Residential uses
abutting the ALR (illustr.):
Minimum building setback from the Ag-
ricultural Land Reserve boundary is 30 m
Minimum vegetated buffer width is 15
m
Vegetated buffer remains under private
ownership.
Appendix 3 - Surrey 2050
Regional Context Statement | 1
Appendix 3 - Surrey 2050
Regional Context Statement | 2
Metro2050 Targets
Goal 1: Create A Compact Urban Area Targets
Policy with Target
Applicable OCP Policies
Supplementary
Information
1.1.9 b) Provide member jurisdiction population, dwelling
unit, and employment projections, with reference to
guidelines contained in Table 1, and demonstrate how local
plans will work towards accommodating the projected
growth within the Urban Containment Boundary in
accordance with the regional target of focusing 98% of
residential growth inside the Urban Containment Boundary
See RCS Table 1.
1.2.24 a) provide dwelling unit and employment projections
that indicate the member jurisdiction's share of planned
growth and contribute to achieving the regional share of
growth for Urban Centres and Frequent Transit Development
Areas as set out in Table 2 (Dwelling Unit and Employment
Growth Targets for Urban Centres and Frequent Transit
Development Areas).
Regional Targets for Residential Growth by Location:
-
All Urban Centre Types: 40%
-
Frequent Transit Development Areas: 28%
Regional Targets for Employment Growth by Location:
-
All Urban Centre Types: 50%
-
Frequent Transit Development Areas: 27%
See RCS Table 2.
1.2.24 b) ii) include policies and actions for Urban Centres
and Frequent Transit Development Areas that: focus and
manage growth and development in Urban Centres and
Frequent Transit Development Areas consistent with
guidelines set out in Table 3 (Guidelines for Urban Centres
and Frequent Transit Development Areas) and demonstrate
how that growth will contribute to the Urban Centre and
Frequent Transit Development Area targets set out in Table 2
and Action 1.2.13
1.2.13 Implement the strategies and actions of the regional
growth strategy that contribute to regional targets as shown
on Table 2 to:
a)
focus 98% of the region's dwelling unit growth to areas
within the Urban Containment Boundary;
b)
focus 40% of the region's dwelling unit growth and 50%
of the region's employment growth to Urban Centres;
and
c)
focus 28% of the region's dwelling unit growth and 27%
of the region's employment growth to Frequent Transit
Development Areas.
Surrey has: 1 Metro Centre, 6
Urban Centres and 5 FTDAs.
These have been
identified and designated in
accordance with Table 3 of
Metro 2050. See RCS Map 2
As shown in RCS Table 2:
-
95% of Surrey's dwelling
unit growth will occur within
the Urban Containment
Boundary.
-
60% of Surrey's dwelling
unit growth will be in Urban
Centres.
-
20% of Surrey's dwelling
unit growth will be in FTDAs
-
Refined employment
growth targets by Urban
Centres and FTDA will be
determined in the
forthcoming update to
Surrey's Employment
Lands Strategy.
Our growth
framework and
policies support
the regional
targets for
population and
employment
growth in Metro
Centre, Urban
Centres and
Frequent Transit
Development
Areas.
Appendix 3 - Surrey 2050
Regional Context Statement | 3
Goal 3: Protect the Environment, Address Climate Change, and
Respond to Natural Hazards Targets
Policy with Target
Applicable OCP Policies
Supplementary Information
3.2.7 a) identify local
ecosystem protection
and tree canopy cover
targets, and demonstrate
how these targets will
contribute to the regional
targets in Action 3.2.1:
-
increase the area of
lands protected for
nature from 40% to
50% of the region's
land base by the
year 2050; and
-
increase the total
regional tree canopy
cover within the
Urban Containment
Boundary from 32%
to 40% by the year
2050.
D 7.1.9 Pursue opportunities to partner with other
levels of government, neighbouring jurisdictions,
private land interests and community groups to
protect lands through other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River;
and
d.
Forested floodplains.
OBJECTIVE D7.3: Protect and address gaps in the
tree canopy.
D7.3.1 Implement Surrey's Urban Forest
Management Strategy by:
a.
Ensuring adequate space and growing medium is
provided;
b.
Protecting and retaining mature forest stands,
significant trees, and other important natural
features;
c.
Maximizing shade tree coverage on City lands
and rights-of-way;
d.
Working towards a 30% tree canopy cover target
(excluding the ALR) by 2038, and
e.
Ensuring equitable canopy coverage across the
city.
D7.3.2 Regularly review and update Surrey's Tree
Protection Bylaw to ensure current best practices are
applied in tree protection and retention.
The protection of Green
Infrastructure Network lands
supports and contributes
towards the regional targets to
increase the area of lands
protected for nature.
3.3.7 a) identify how local
land use and
transportation policies
will contribute to
meeting the regional
greenhouse gas
emission reduction target
of 45% below 2010
levels by the year 2030
and achieving a carbon
neutral region by the year
2050;
D6.1.2 Work towards transitioning to zero-carbon and
resilient City assets with the goal of absolute zero
corporate (municipal) greenhouse gas emissions
before 2050.
D6.2.1 Partner with senior governments, industries,
organizations, businesses, and residents to work
towards reducing Surrey's community greenhouse
gas (GHG) emissions from non-agricultural and non-
industrial activities, with the goal of achieving a 45%
reduction in GHG emissions below 2010 levels by
2030 and to net zero before 2050.
D6.2.3 Support the advancement to zero-carbon
energy in all buildings by:
a.
Advocating to third party utilities and the
province for affordable zero-carbon energy;
In 2019, Surrey City Council
declared a climate emergency
and subsequently adopted new
greenhouse gas (GHG)
emissions reduction targets
informed by the
Intergovernmental Panel on
Climate Change's guidance to
limit global warming to 1.5
degrees Celsius. Surrey's GHG
emission reduction targets
align with regional, provincial
and national targets to reduce
emissions by 45% below 2010
levels by 2030 and achieve net
zero before 2050. The actions
the City will take, together with
other levels of government and
partners, to reach the GHG
Appendix 3 - Surrey 2050
Regional Context Statement | 4
b.
Collaborating with BC Hydro to enable provision
of sufficient electrical supply; and
c.
Developing a decarbonization plan for the District
Energy System.
reduction targets are outlined
in the City's Climate Change
Action Strategy.
Goal 4: Provide Diverse and Affordable Housing Choices Target
Policy with Target
Applicable OCP Policies
Supplementary Information
4.2.7 a) indicate how you
will, within the local
context, contribute
toward the regional
target of having at least
15% of newly completed
housing units built within
all Urban Centres and
Frequent Transit
Development Areas, and
Major Transit Growth
Corridors combined, to
the year 2050, be
affordable rental housing
units (recognizing that
developing affordable
rental housing units in
transit-oriented locations
throughout the urban
area is supported)
D1.5.3 Use regulatory tools such as "as-of-right"
zoning, inclusionary zoning and bonus density to
increase the supply of non-market rental housing.
D1.1.2 Fast-track housing development approvals
with a focus on affordable higher density housing in
City Centre, Town Centres, and transit corridors.
D1.2.2 Encourage and incentivize family-friendly
housing in new apartment buildings in City Centre,
Town Centres, and transit corridors.
D1.5.6 Provide opportunities for the co-location of
non-market housing with new civic facilities, such as
recreation centres, libraries and fire halls.
D1.3.4 Explore tools and/or mechanisms to support
the development of new purpose-built rental
housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.5.3 Use regulatory tools such as "as-of-right"
zoning, inclusionary zoning and bonus density to
increase the supply of non-market rental housing.
D1.5.6 Provide opportunities for the co-location of
non-market housing with new civic facilities, such as
recreation centres, libraries and fire halls.
D1.5.1 Support non-market housing projects in all
communities and encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit
corridors; and
d.
With access to shopping, civic facilities and other
services and amenities.
The City continues to
implement the priorities and
actions set out in Surrey's
Affordable Housing Strategy
and Homeless Prevention and
Response Plan aimed at
increasing the supply of non-
market and affordable housing.
Appendix 3 - Surrey 2050
Regional Context Statement | 5
Metro 2050 Goal 1: Create A Compact
Urban Area
Goal 1 Targets
Policy with Target
Applicable OCP Policies
Supplementary
Information
1.1.9 b) Provide member jurisdiction population,
dwelling unit, and employment projections, with
reference to guidelines contained in Table 1, and
demonstrate how local plans will work towards
accommodating the projected growth within the
Urban Containment Boundary in accordance with
the regional target of focusing 98% of residential
growth inside the Urban Containment Boundary
See RCS Table 1.
1.2.24 a) provide dwelling unit and employment
projections that indicate the member jurisdiction's
share of planned growth and contribute to
achieving the regional share of growth for Urban
Centres and Frequent Transit Development Areas
as set out in Table 2 (Dwelling Unit and
Employment Growth Targets for Urban Centres
and Frequent Transit Development Areas)
Regional Targets for Residential Growth by
Location:
-
All Urban Centre Types: 40%
-
Frequent Transit Development Areas: 28%
Regional Targets for Employment Growth by
Location:
-
All Urban Centre Types: 50%
-
Frequent Transit Development Areas: 27%
See RCS Table 2.
1.2.24 b) ii) include policies and actions for Urban
Centres and
Frequent Transit Development Areas that: focus
and manage growth and development in Urban
Centres and Frequent Transit Development Areas
consistent with guidelines set out in Table 3
(Guidelines for Urban Centres and Frequent
Transit Development Areas) and demonstrate
how that growth will contribute to the Urban
Centre and Frequent Transit Development Area
targets set out in Table 2 and Action 1.2.13
1.2.13 Implement the strategies and actions of
the regional growth strategy that contribute to
regional targets as shown on Table 2 to:
a)
focus 98% of the region's dwelling unit
growth to areas within the Urban
Containment Boundary;
b)
focus 40% of the region's dwelling unit
growth and 50% of the region's employment
growth to Urban Centres; and
See RCS Table 2.
D.2.3.1 Support the development of City
Centre as the major transit hub for the
South of Fraser region.
D1.5.1 Support non-market housing
projects in all communities and encourage
them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and
transit corridors; and
d.
With access to shopping, civic
facilities and other services and
amenities.
D3.1.1 Designate sufficient land in City
Centre to accommodate long-term office
space demand.
Appendix 3 - Surrey 2050
Regional Context Statement | 6
c)
focus 28% of the region's dwelling unit
growth and 27% of the region's employment
growth to Frequent Transit Development
Areas.
D3.1.6 Locate high-density residential
development in City Centre to support
businesses and provide housing nearby for
the workforce.
D3.3.1 Encourage and support the location
of local-serving office, commercial and
service space in Town Centres and mixed-
use neighbourhood centres, particularly
near transit and active transportation
networks.
Strategy 1.1: Contain urban development within the Urban
Containment Boundary
Policy 1.1.9
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
Depict the Urban Containment Boundary on a
map, generally consistent with the Regional
Land Use Designations map (Map 2)
See RCS Map 1.
b)
Provide member jurisdiction population,
dwelling unit, and employment projections,
with reference to guidelines contained in Table
1, and demonstrate how local plans will work
towards accommodating the projected growth
within the Urban Containment Boundary in
accordance with the regional target of
focusing 98% of residential growth inside the
Urban Containment Boundary
See RCS Section titled "Metro 2050 Regional Growth
Strategy Targets".
c)
Include a commitment to liaise regularly with
Metro Vancouver Liquid Waste Services and
Metro Vancouver Water Services to keep
them apprised of the scale and timeframe of
major development plans as well as specific
plans to separate combined sewers
D8.1.1 Provide, operate, and maintain the City's water
distribution system aligning with the region's
approach for drinking water management and quality
while providing reliable service and capacity for
growth.
D8.1.3 Provide, operate, and maintain the City's
sanitary sewer system aligning with the region's
approach to liquid waste management and ensure the
system provides reliable service for existing and new
development.
d)
Integrate land use planning policies with local
and regional economic development
strategies, particularly in the vicinity of the port
and airports, to minimize potential exposure of
residents to environmental noise and other
harmful impacts
The City is developing a comprehensive Employment
Lands Strategy later in 2026 that can further inform
this work.
D3.2.2 Discourage the conversion of designated
Industrial or Employment lands to non-employment
uses, especially lands that are accessible by water or
rail.
D3.2.3 Ensure commercial and retail uses on industrial
lands are accessory and subordinate to a principal
industrial use or provide services and amenities to
industrial workers.
Appendix 3 - Surrey 2050
Regional Context Statement | 7
D3.2.4 Maintain an inventory of the use and availability
of industrial land.
D3.2.5 Work with the Vancouver Fraser Port Authority
to limit conflict and support efficient operations.
Strategy 1.2: Focus growth in Urban Centres and Frequent Transit
Development Areas
Policy 1.2.24
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
provide dwelling unit and
employment projections that indicate
the member jurisdiction's share of
planned growth and contribute to
achieving the regional share of
growth for Urban Centres and
Frequent Transit Development Areas
as set out in Table 2 (Dwelling Unit
and Employment Growth Targets for
Urban Centres and Frequent Transit
Development Areas)
See RCS Section titled 'Metro 2050 Regional Growth Strategy
Targets'.
b)
include policies and actions for Urban
Centres and Frequent Transit
Development Areas that:
i)
identify the location, boundaries, and
types of Urban Centres and Frequent
Transit Development Areas on a map
that is consistent with the guidelines
set out in Table 3 (Guidelines for
Urban Centres and Frequent Transit
Development Areas) and Map 4
See RCS Map 2.
ii)
focus and manage growth and
development in Urban Centres and
Frequent Transit Development Areas
consistent with guidelines set out in
Table 3 (Guidelines for Urban Centres
and Frequent Transit Development
Areas) and demonstrate how that
growth will contribute to the Urban
Centre and Frequent Transit
Development Area targets set out in
Table 2 and Action 1.2.13
See RCS Section titled 'Metro 2050 Regional Growth Strategy
Targets'.
iii)
encourage office development to
locate in Urban Centres through
policies, economic development
programs, or other financial incentives
D3.1.1 Designate sufficient land in City Centre to
accommodate long-term office space demand.
D3.3.1 Encourage and support the location of local-serving
office, commercial and service space in Town Centres and
mixed-use neighbourhood centres, particularly near transit and
active transportation networks.
Appendix 3 - Surrey 2050
Regional Context Statement | 8
iv)
support modal shift by establishing or
maintaining reduced residential and
commercial parking requirements in
Urban Centres and FTDAs and
consider the use of parking
maximums
D1.3.4 Explore tools and/or mechanisms to support the
development of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.5.4 Support the development of non-market housing by:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges;
d.
Contributing land; or
e.
Providing other incentives.
v)
consider the identification of
appropriate measures and
neighbourhood plans to
accommodate urban densification and
infill development in Urban Centres,
Frequent Transit Development Areas,
and, where appropriate, Major Transit
Growth Corridors in a resilient and
equitable way (e.g. through
community vulnerability
assessments, emergency services
planning, tenant protection policies,
and strategies to enhance community
social connectedness and adaptive
capacity)
D1.1.2 Fast-track housing development approvals with a focus
on affordable higher density housing in City Centre, Town
Centres, and transit corridors.
D1.2.1 Expand opportunities for multi-generational housing,
aging in community, and family-friendly housing through small-
scale multi-unit housing, row housing and townhouses.
D1.2.2 Encourage and incentivize family-friendly housing in
new apartment buildings in City Centre, Town Centres, and
transit corridors.
D1.5.1 Support non-market housing projects in all communities
and encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services
and amenities
vi)
consider support for the provision of
child care spaces in Urban Centres
and Frequent Transit Development
Areas
D4.6.8 Support the development or expansion of childcare
centres by ensuring regulations, zoning, and policies permit on-
site child care centres:
a.
On City properties or in conjunction with civic buildings;
b.
In commercial, mixed-use and multi-family development;
and
c.
In existing commercial developments that are retrofitted.
vii)
consider the implementation of green
infrastructure
D7.1.3 Facilitate the protection of the Biodiversity Conservation
Strategy's Green Infrastructure Network (GIN) and regularly
review and adapt policies to ensure its successful
implementation.
D7.1.4 Target ecologically significant lands when protecting land
in the GIN.
D7.2.3 Use nature-based infrastructure approaches to design
drainage systems in a manner that more closely reflects pre-
development conditions and natural drainage patterns.
viii)
focus infrastructure and amenity
investments (such as public works
and civic and recreation facilities) in
Urban Centres and Frequent Transit
Development Areas, and at
appropriate locations within Major
Transit Growth Corridors
D1.5.6 Provide opportunities for the co-location of non-market
housing with new civic facilities, such as recreation centres,
libraries and fire halls.
D3.1.2 Support the growth of major institutions in City Centre
including universities and hospitals.
Appendix 3 - Surrey 2050
Regional Context Statement | 9
D3.1.3 Establish a vibrant entertainment district that draws
visitors from throughout the region and explore tools to
incentivize entertainment and hospitality businesses.
D3.1.4 Encourage the development of conference facilities in
City Centre.
D3.1.5 Support the clustering of arts and culture facilities and
organizations within City Centre.
D3.1.7 Invest in high-quality public spaces that support City
Centre's role as the principal gathering place in the city and
ensure public spaces are designed for year-round use and a
variety of events and activities.
D3.1.8 Advocate for convenient transit access to City Centre
from all parts of Surrey and the wider region.
D3.3.1 Encourage and support the location of local-serving
office, commercial and service space in Town Centres and
mixed-use neighbourhood centres, particularly near transit and
active transportation networks.
D4.1.1 Plan for and locate new civic recreational, cultural,
heritage and library facilities in City Centre and Town Centres,
close to transit, prioritizing growing and under-served areas of
the city.
D4.4.1 Plan for and locate arts and culture facilities and
programming in the City Centre entertainment district and
Town Centres.
D4.4.3 Facilitate creative hubs in City Centre and Town Centres
for artists and cultural workers.
ix)
support the provision of community
services and spaces for non-profit
organizations
D3.1.5 Support the clustering of arts and culture facilities and
organizations within City Centre.
D4.4.1 Plan for and locate arts and culture facilities and
programming in the City Centre entertainment district and
Town Centres.
D4.4.3 Facilitate creative hubs in City Centre and Town Centres
for artists and cultural workers.
D5.3.4 Work with Fraser Health, non-governmental and non-
profit organizations that are addressing food security by sharing
data, assisting with program implementation and supporting
the creation of new spaces for food production, education, and
access.
x)
consider, where Urban Centres and
Frequent Transit Development Areas
overlap with Employment lands,
higher density forms and
intensification of commercial and light
industrial
D3.2.1 Encourage the intensification of industrial and
employment lands by:
a.
Allowing multi-storey development;
b.
Diversifying employment uses; and
c.
Supporting higher intensity activities, such as high-tech,
research and development, and light manufacturing.
xi)
take appropriate steps to avoid or
mitigate the negative health impacts
The OCP DP1 Development Permit Guidelines: Form and
Character, provide guidance on residential livability.
Appendix 3 - Surrey 2050
Regional Context Statement | 10
of busy roadways on new or
redeveloped residential areas
c)
Include policies for General Urban
lands that:
i)
identify General Urban lands and their
boundaries on a map generally
consistent with Map 2
See RCS Map 1.
ii)
exclude new non-residential Major
Trip- Generating uses, as defined in
the Regional Context Statement, from
those portions of General Urban lands
outside of Urban Centres and
Frequent Transit Development Areas
and direct new non-residential Major
Trip-Generating uses to Urban
Centres and Frequent Transit
Development Areas
D3.1.1 Designate sufficient land in City Centre to
accommodate long-term office space demand.
D3.1.2 Support the growth of major institutions in City Centre
including universities and hospitals.
D3.1.3 Establish a vibrant entertainment district that draws
visitors from throughout the region and explore tools to
incentivize entertainment and hospitality businesses.
D3.1.4 Encourage the development of conference facilities in
City Centre.
D3.1.5 Support the clustering of arts and culture facilities and
organizations within City Centre.
D3.1.6 Locate high-density residential development in City
Centre to support businesses and provide housing nearby for
the workforce.
D3.1.7 Invest in high-quality public spaces that support City
Centre's role as the principal gathering place in the city and
ensure public spaces are designed for year-round use and a
variety of events and activities.
D3.1.8 Advocate for convenient transit access to City Centre
from all parts of Surrey and the wider region.
D3.1.9 Foster partnerships between government, local
businesses, cultural organizations and developers to promote
the vibrancy of City Centre.
D3.3.1 Encourage and support the location of local-serving
office, commercial and service space in Town Centres and
mixed-use neighbourhood centres, particularly near transit and
active transportation networks.
D3.3.2 Support the development of conference, sports,
entertainment and cultural venues in key locations such as
Cloverdale Fairgrounds and the South Westminster waterfront,
in addition to those in City Centre.
D4.1.1 Plan for and locate new civic recreational, cultural,
heritage and library facilities in City Centre and Town Centres,
close to transit, prioritizing growing and under-served areas of
the city.
D4.4.1 Plan for and locate arts and culture facilities and
programming in the City Centre entertainment district and
Town Centres.
Appendix 3 - Surrey 2050
Regional Context Statement | 11
D4.4.3 Facilitate creative hubs in City Centre and Town Centres
for artists and cultural workers.
iii)
encourage infill and intensification
(e.g. row houses, townhouses, mid-
rise apartments, laneway houses) in
appropriate locations within walking
distance of the Frequent Transit
Network;
D1.1.2 Fast-track housing development approvals with a focus
on affordable higher density housing in City Centre, Town
Centres, and transit corridors.
D1.2.1 Expand opportunities for multi-generational housing,
aging in community, and family-friendly housing through small-
scale multi-unit housing, row housing and townhouses.
D1.2.2 Encourage and incentivize family-friendly housing in
new apartment buildings in City Centre, Town Centres, and
transit corridors.
D1.5.1 Support non-market housing projects in all communities
and encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services
and amenities.
iv)
encourage neighbourhood-serving
commercial uses
D3.3.1 Encourage and support the location of local-serving
office, commercial and service space in Town Centres and
mixed-use neighbourhood centres, particularly near transit and
active transportation networks.
d)
with regards to Actions 1.2.16 and
1.2.24 c) ii), include a definition of
"non-residential Major Trip-
Generating uses" that includes, but is
not limited to, the following uses:
office or business parks, outlet
shopping malls, post-secondary
institutions, and large-format
entertainment venues
Defined in OCP glossary (See Appendix 1)
e)
consider the identification of new
Frequent Transit Development Areas
in appropriate locations within Major
Transit Growth Corridors, as part of
the development of new or amended
area or neighbourhood plans, or other
community planning initiatives
See RCS Map 2.
Clayton, Guildford, and Fleetwood FTDAs align with in process
or approved secondary plan areas (See Map 2).
Grandview and Strawberry Hill FTDAs are within the existing
Major Transit Growth Corridor and identified for future
secondary planning.
f)
consider long-term growth and
transportation planning coordination
with adjacent municipalities, First
Nations, TransLink, and Metro
Vancouver for transit corridors that
run through or along two or more
adjacent jurisdictions
D2.3.2 Support the planning and development of a grid-based
transit network in Surrey that connects City Centre, Town
Centres, planned neighbourhoods and neighbouring
communities.
D2.3.6 Collaborate with TransLink, other levels of government
and neighbouring jurisdictions to expand rapid transit
consistent with Metro Vancouver's Regional Transportation
Strategy and any future area transport plan for south of the
Fraser.
D4.3.2 Extend and expand access to Surrey's public space and
waterways network by:
Appendix 3 - Surrey 2050
Regional Context Statement | 12
a.
Enhancing connections through trails, walkways and
greenways;
b.
Collaborating with neighbouring municipalities and regional
agencies to create seamless connections between
Surrey's network and border-adjacent parks within the
regional Green Infrastructure Network; and
c.
Working with governmental and other agencies to secure
waterfront access rights to shorelines and beaches.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land interests
and community groups to protect lands through other means,
in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
D7.2.4 Mitigate impacts to aquifers and other shared
groundwater resources in collaboration with other levels of
government, neighbouring jurisdictions and affected interest
holders.
Strategy 1.3: Develop resilient, healthy, connected, and complete
communities with a range of services and amenities
Policy 1.3.7
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
support compact, mixed
use, transit, walking,
cycling and rolling-oriented
communities
D3.1 Reinforce City Centre as the business, commercial, institutional
and cultural heart of the city.
D2.2 Provide greater transportation choice.
D2.2.3 Locate bicycle and micromobility-supportive facilities near
rapid transit stations, bus exchanges and appropriate locations along
transit corridors.
D2.2.4 Implement the Sidewalk Action Plan that prioritizes safe and
accessible pedestrian access to schools, bus stops and rapid transit
stations, parks and daily needs such as grocery stores.
D1.5.1 Support non-market housing projects in all communities and
encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services and
amenities.
D3.1.1 Designate sufficient land in City Centre to accommodate long-
term office space demand.
Appendix 3 - Surrey 2050
Regional Context Statement | 13
D3.1.6 Locate high-density residential development in City Centre to
support businesses and provide housing nearby for the workforce.
D3.3.1 Encourage and support the location of local-serving office,
commercial and service space in Town Centres and mixed-use
neighbourhood centres, particularly near transit and active
transportation networks.
b)
locate and support
community, arts, cultural,
recreational, institutional,
medical/health, social
service, education and
child care facilities, and
local serving retail uses in
Urban Centres or areas
with good access to transit
D4.1.1 Plan for and locate new civic recreational, cultural, heritage and
library facilities in City Centre and Town Centres, close to transit,
prioritizing growing and under-served areas of the city.
D4.4.1 Plan for and locate arts and culture facilities and programming in
the City Centre entertainment district and Town Centres.
D4.4.3 Facilitate creative hubs in City Centre and Town Centres for artists
and cultural workers.
D4.6.3 Support different school models in urban areas and within
developments near rapid transit.
D4.6.5 Support the location of new and the expansion of existing post-
secondary institutions close to transit.
D4.6.6 Plan for health services and medically supportive uses around
existing facilities (Surrey Memorial Hospital and Peace Arch Hospital) and
future facilities (Cloverdale Hospital).
D4.6.7 Work with the Fraser Health Authority, health providers, non-
profits and the provincial government to expand existing facilities and to
plan for and strategically locate new facilities including new mental health,
substance use treatment, complex care and other specialized health
needs facilities.
D4.6.8 Support the development or expansion of childcare centres by
ensuring regulations, zoning, and policies permit on-site child care
centres:
a.
On City properties or in conjunction with civic buildings;
b.
In commercial, mixed-use and multi-family development; and
c.
In existing commercial developments that are retrofitted.
c)
provide and encourage
public spaces and other
place-making amenities
and facilities (e.g.
community gardens,
playgrounds, gathering
places, etc.) in new and
established
neighbourhoods, for all
ages, abilities, and
seasons, to support social
connections and
engagement
D5.3.2 Expand opportunities for residents to participate in the production
of local, healthy and culturally specific food by:
a.
Encouraging new developments to provide opportunities for on-site
food production, such as garden plots and edible landscapes, as part
of the residential amenity space; and
b.
Permitting temporary community gardens on under-utilized or vacant
privately-owned land.
D5.3.3 Support the development of community gardens in neighbourhood
parks through partnerships with non-profit groups, neighbourhood
associations and other interested parties.
D3.1.7 Invest in high-quality public spaces that support City Centre's role
as the principal gathering place in the city and ensure public spaces are
designed for year-round use and a variety of events and activities.
D4.3.1 Provide parkland based on the following priorities:
Appendix 3 - Surrey 2050
Regional Context Statement | 14
a.
Locate parks within ~500 metres of all residents that are accessible
without crossing an arterial road;
b.
Locate parks in proximity to future school sites;
c.
Increase active park amenities that enable recreation and sport
opportunities;
d.
Increase public waterfront access rights to shorelines and beaches;
and
e.
Locate parks where population is growing and design them for
intensive multi-use programming.
D4.3.4 Create universally accessible public spaces by designing grades,
surface materials, and signage to meet the needs of all users.
d)
respond to health and
climate change-related
risks by providing equitable
access to:
i)
recreation facilities
D1.5.6 Provide opportunities for the co-location of non-market housing
with new civic facilities, such as recreation centres, libraries and fire halls.
D4.1.1 Plan for and locate new civic recreational, cultural, heritage and
library facilities in City Centre and Town Centres, close to transit,
prioritizing growing and under-served areas of the city.
ii)
green spaces and public
spaces (e.g. parks, trails,
urban forests, public
squares, etc.)
D4.3.1 Provide parkland based on the following priorities:
a.
Locate parks within ~500 metres of all residents that are
accessible without crossing an arterial road;
b.
Locate parks in proximity to future school sites;
c.
Increase active park amenities that enable recreation and sport
opportunities;
d.
Increase public waterfront access rights to shorelines and
beaches; and
e.
Locate parks where population is growing and design them for
intensive multi-use programming.
D4.3.2 Extend and expand access to Surrey's public space and
waterways network by:
a.
Enhancing connections through trails, walkways and greenways;
b.
Collaborating with neighbouring municipalities and regional
agencies to create seamless connections between Surrey's
network and border-adjacent parks within the regional Green
Infrastructure Network; and
c.
Working with governmental and other agencies to secure
waterfront access rights to shorelines and beaches.
D4.3.4 Create universally accessible public spaces by designing grades,
surface materials, and signage to meet the needs of all users.
iii)
safe and inviting walking,
cycling, and rolling
environments, including
resting spaces with tree
canopy coverage, for all
ages and abilities
D2.2.1 Improve pedestrian safety and comfort through design strategies,
including:
a.
Ensuring sidewalks are built to current standards;
b.
Increasing mid-block crossing opportunities where appropriate;
c.
Expanding crosswalks where warranted; and
d.
Managing vehicle speeds and volumes on local roads and in
neighbourhoods.
D2.2.2 Establish and complete a core cycling network that is connected
and safe.
Appendix 3 - Surrey 2050
Regional Context Statement | 15
D2.2.4 Implement the Sidewalk Action Plan that prioritizes safe
pedestrian access to schools, bus stops and rapid transit stations, parks
and daily needs such as grocery stores.
D7.3.1 Implement Surrey's Urban Forest Management Strategy by:
a.
Ensuring adequate space and growing medium is provided;
b.
Protecting and retaining mature forest stands, significant trees, and
other important natural features;
c.
Maximizing shade tree coverage on City lands and rights-of-way;
d.
Working towards a 30% tree canopy cover target (excluding the ALR)
by 2038, and
e.
Ensuring equitable canopy coverage across the city.
e)
support the inclusion of
community gardens (at-
grade, rooftop, or on
balconies), grocery stores
and farmers' markets to
support food security, and
local production,
distribution and
consumption of healthy
food, in particular where
they are easily accessible
to housing and transit
services
D5.3.1 Encourage food providers such as grocers, restaurants and
community kitchens to locate in established urban residential
neighbourhoods by regularly updating land use policies and zoning
regulations to remove barriers that food providers may face in locating in
these areas.
D5.3.2 Expand opportunities for residents to participate in the production
of local, healthy and culturally specific food by:
a.
Encouraging new developments to provide opportunities for on-site
food production, such as garden plots and edible landscapes, as part
of the residential amenity space; and
b.
Permitting temporary community gardens on under-utilized or vacant
privately-owned land.
D5.3.3 Support the development of community gardens in
neighbourhood parks through partnerships with non-profit groups,
neighbourhood associations and other interested parties.
f)
consider, when preparing
new neighbourhood and
area plans, the mitigation
of significant negative
social and health impacts,
such as through the use of
formal health and social
impact assessment
methods in neighbourhood
design and major
infrastructure investments
As part of the secondary land use planning process the City may conduct
studies to understand different contextual conditions and impacts.
g)
provide design guidance
for existing and new
neighbourhoods to
promote social
connections, universal
accessibility, crime
prevention through
environmental design, and
inclusivity while
considering the impacts of
these strategies on
identified marginalized
members of the
community
D4.1.3 Ensure new multi-family, mixed-use, commercial and
institutional development supports social connection, universal
accessibility, and safety by:
a.
Applying Crime Prevention through Environmental Design (CPTED)
principles to design for safety and comfort;
b.
Integrating, connecting and maximizing access for all users;
c.
Promoting vibrant, active and pedestrian-friendly public and private
environments;
d.
Designing for flexibility of uses and resiliency in changing contexts;
and
e.
Responding appropriately to environmental features to create a
"Sense of Place".
D4.3.4 Create universally accessible public spaces by designing grades,
surface materials, and signage to meet the needs of all users.
Appendix 3 - Surrey 2050
Regional Context Statement | 16
D4.3.5 Incorporate Crime Prevention through Environmental Design
(CPTED) principles into the planning and development of parks, plazas
and greenways.
h)
consider where
appropriate, opportunities
to incorporate recognition
of Indigenous and other
cultures into the planning
of Urban Centres, FTDAs,
and other local centres
D4.4.4 Collaborate with Indigenous communities to reflect Indigenous
culture in destination spaces through art, language, and programming.
Strategy 1.4: Protect Rural lands from urban development
Policy 1.4.3
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify Rural lands and
their boundaries on a map
generally consistent with
Map 2
See RCS Map 1.
b)
limit development to a
scale, form, and density
consistent with the intent
for the Rural land use
designation, and that is
compatible with on-site
sewer servicing
RGS Rural Lands are designated "Agriculture" in the OCP. No RGS Rural
Lands are within the ALR.
C2.1.1
The Agricultural designation is intended to support agriculture and
complementary uses. This designation includes the lands within the
Agricultural Land Reserve (ALR) as well as lands outside the ALR that are
used for farming.
c)
specify the allowable
density and form,
consistent with Action
1.4.1, for land uses within
the Rural regional land use
designation
RGS Rural Lands are designated "Agriculture" in the OCP. No RGS Rural
Lands are within the ALR.
C2.1.2
The following zones are consistent with the Agricultural designation: A1,
A2.
d)
prioritize and support
agricultural uses within the
Agricultural Land Reserve,
and where appropriate,
support agricultural uses
outside of the Agricultural
Land Reserve
RGS Rural Lands are designated "Agriculture" in the OCP. No RGS Rural
Lands are within the ALR. The following Intent applies to Agricultural
lands outside the ALR:
C2.1.1
For property not within the ALR, permitted uses are farming and those
uses compatible with farming.
e)
support the protection,
enhancement, restoration,
and expansion of
ecosystems identified on
Map 11 to maintain
ecological integrity, enable
ecosystem connectivity,
increase natural carbon
sinks and enable
D7.1.1 Support the city's regionally connected network of natural areas
by preserving and restoring riparian areas and watercourses and linking
them with upland natural areas.
D7.1.2 Ensure development is planned and designed to avoid, minimize
and, where unavoidable, mitigate adverse impacts on wildlife habitat and
riparian areas.
D7.1.3 Facilitate the protection of the Biodiversity Conservation Strategy's
Green Infrastructure Network (GIN) and regularly review and adapt
policies to ensure its successful implementation.
Appendix 3 - Surrey 2050
Regional Context Statement | 17
adaptation to the impacts
of climate change
D7.1.4 Target ecologically significant lands when protecting land in the
GIN.
D7.1.5 Integrate wildlife crossing mitigation considerations into drainage
culvert upgrades in keeping with the Biodiversity Conservation Strategy.
D7.1.6 Increase biodiversity values through implementation of the
Biodiversity Design Guidelines, development permitting, public education
and relevant bylaws.
D7.1.8 Provide property owners with guidance on retaining habitat and
native plant species.
D7.1.9 Pursue opportunities to partner with other levels of government,
neighbouring jurisdictions, private land interests and community groups to
protect lands through other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
Appendix 3 - Surrey 2050
Regional Context Statement | 18
Metro 2050 Goal 2: Support a
Sustainable Economy
Strategy 2.1 Promote land development patterns that support a diverse
regional economy and employment opportunities close to where
people live
Policy 2.1.10
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
include policies to
support appropriate
economic activities,
as well as context-
appropriate built form
for Urban Centres,
Frequent Transit
Development Areas,
Industrial lands, and
Employment lands
C8 Designations
-
8.1 Industrial (IND)
-
8.2 Employment I (EMP1)
-
8.3 Employment II (EMP2)
-
8.4 Central Business District (CBD)
D3.1.1 Designate sufficient land in City Centre to accommodate long-term
office space demand.
D3.1.2 Support the growth of major institutions in City Centre including
universities and hospitals.
D3.1.3 Establish a vibrant entertainment district that draws visitors from
throughout the region and explore tools to incentivize entertainment and
hospitality businesses.
D3.1.4 Encourage the development of conference facilities in City Centre.
D3.1.5 Support the clustering of arts and culture facilities and organizations
within City Centre.
D3.1.6 Locate high-density residential development in City Centre to support
businesses and provide housing nearby for the workforce.
D3.1.7 Invest in high-quality public spaces that support City Centre's role as
the principal gathering place in the city and ensure public spaces are
designed for year-round use and a variety of events and activities.
D3.1.8 Advocate for convenient transit access to City Centre from all parts of
Surrey and the wider region.
D3.1.9 Foster partnerships between government, local businesses, cultural
organizations and developers to promote the vibrancy of City Centre.
D3.2.1 Encourage the intensification of industrial and employment lands by:
a.
Allowing multi-storey development;
b.
Diversifying employment uses; and
Appendix 3 - Surrey 2050
Regional Context Statement | 19
c.
Supporting higher intensity activities, such as high-tech, research and
development, and light manufacturing.
D3.2.2 Discourage the conversion of designated Industrial or Employment
lands to non-employment uses, especially lands that are accessible by water
or rail.
D3.3.1 Encourage and support the location of local-serving office, commercial
and service space in Town Centres and mixed-use neighbourhood centres,
particularly near transit and active transportation networks.
D3.3.2 Support the development of conference, sports, entertainment and
cultural venues in key locations such as Cloverdale Fairgrounds and the South
Westminster waterfront, in addition to those in City Centre.
b)
support the
development and
expansion of large-
scale office and retail
uses in Urban
Centres, and lower-
scale uses in
Frequent Transit
Development Areas
through policies such
as: zoning that
reserves land for
commercial uses,
density bonus
provisions to
encourage office
development, variable
development cost
charges, and/or other
incentives
D3.1.1 Designate sufficient land in City Centre to accommodate long-term
office space demand.
D3.1.2 Support the growth of major institutions in City Centre including
universities and hospitals.
D3.1.3 Establish a vibrant entertainment district that draws visitors from
throughout the region and explore tools to incentivize entertainment and
hospitality businesses.
D3.1.4 Encourage the development of conference facilities in City Centre.
D3.3.1 Encourage and support the location of local-serving office, commercial
and service space in Town Centres and mixed-use neighbourhood centres,
particularly near transit and active transportation networks.
D3.3.2 Support the development of conference, sports, entertainment and
cultural venues in key locations such as Cloverdale Fairgrounds and the South
Westminster waterfront, in addition to those in City Centre.
D3.3.4 Encourage private sector investment through:
a.
Development incentive programs;
b.
The creation of economic investment zones; and
c.
Streamlined zoning, servicing, and permitting process.
c)
discourage the
development and
expansion of major
commercial uses
outside of Urban
Centres and Frequent
Transit Development
Areas and that
discourage the
development of
institutional land uses
outside of Urban
Centres and Frequent
Transit Development
Areas
3.1 Reinforce City Centre as the business, commercial, institutional and
cultural heart of the city.
D3.2.2 Discourage the conversion of designated Industrial or Employment
lands to non-employment uses, especially lands that are accessible by water
or rail.
D3.2.3 Ensure commercial and retail uses on industrial lands are accessory
and subordinate to a principal industrial use or provide services and amenities
to industrial workers.
Appendix 3 - Surrey 2050
Regional Context Statement | 20
Strategy 2.2 Protect the supply and enhance the efficient use of
industrial land
Policy 2.2.9
Sec
Policy Text
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify the Industrial and
Employment lands and their
boundaries on a map generally
consistent with Map 7
See RCS Map 1.
b)
identify Trade-Oriented lands, if
applicable, with a defined set of
permitted uses that support inter-
regional, provincial, national, and
international trade (e.g. logistics,
warehouses, distribution centres,
transportation and intermodal
terminals) and location needs (e.g.
large and flat sites, proximity to
highway, port, or rail
infrastructure) on a map
consistent with the goals in the
regional growth strategy. Strata
and/or small lot subdivisions on
these lands should not be
permitted
The City has not identified a trade-oriented lands overlay.
c)
include policies for Industrial lands
that:
i)
consistently define, support, and
protect industrial uses, as defined
in Metro 2050, in municipal plans
and bylaws, and ensure that non-
industrial uses are not permitted
C8.1.1 Intent
The Industrial designation applies to employment generating
lands used for warehousing, manufacturing, distribution, and
other light and heavy industrial uses. Accessory uses that
operate ancillary to a main industrial use may include limited
office uses, a caretaker's residence, and commercial uses that
are limited to those that support industrial activities. Retail uses
and stand-alone office uses are not permitted. Residential uses
are not supported.
D3.2.2 Discourage the conversion of designated Industrial or
Employment lands to non-employment uses, especially lands
that are accessible by water or rail.
D3.2.3 Ensure commercial and retail uses on industrial lands are
accessory and subordinate to a principal industrial use or provide
services and amenities to industrial workers.
ii)
support appropriate and related
accessory uses, such as limited-
scale ancillary commercial spaces,
and caretaker units
D3.2.3 Ensure commercial and retail uses on industrial lands are
accessory and subordinate to a principal industrial use or provide
services and amenities to industrial workers.
iii)
exclude uses that are not
consistent with the intent of
Industrial lands and not supportive
of industrial activities, such as
medium and large format retail
D3.2.2 Discourage the conversion of designated Industrial or
Employment lands to non-employment uses, especially lands
that are accessible by water or rail.
Appendix 3 - Surrey 2050
Regional Context Statement | 21
uses, residential uses, and stand-
alone office uses, other than
ancillary uses, where deemed
necessary
D3.2.3 Ensure commercial and retail uses on industrial lands are
accessory and subordinate to a principal industrial use or provide
services and amenities to industrial workers.
iv)
encourage improved utilization
and increased
intensification/densification of
Industrial lands for industrial
activities, including the removal of
any unnecessary municipal
policies or regulatory barriers
related to development form and
density
D3.2.1 Encourage the intensification of industrial and
employment lands by:
a.
Allowing multi-storey development;
b.
Diversifying employment uses; and
c.
Supporting higher intensity activities, such as high-tech,
research and development, and light manufacturing.
v)
review and update parking and
loading requirements to reflect
changes in industrial forms and
activities, ensure better
integration with the surrounding
character, and reflect
improvements to transit service,
in an effort to avoid the over-
supply of parking
The City is developing a comprehensive Employment Lands
Strategy later in 2026 that can further inform this work.
vi)
explore municipal industrial
strategies or initiatives that
support economic growth
objectives with linkages to land
use planning
D3.2.1 Encourage the intensification of industrial and
employment lands by:
a.
Allowing multi-storey development;
b.
Diversifying employment uses; and
c.
Supporting higher intensity activities, such as high-tech,
research and development, and light manufacturing.
D3.3.3 Explore making City-owned land available to attract
strategic private sector investment and provide opportunities for
unique community-focused enterprises.
D3.3.4 Encourage private sector investment through:
a.
Development incentive programs;
b.
The creation of economic investment zones; and
c.
Streamlined zoning, servicing, and permitting process
vii)
provide infrastructure and services
in support of existing and
expanding industrial activities
D2.4.4 Facilitate efficient goods movement through the use of
designated truck routes.
D2.4.7 Formalize a clear and consistent approach to delivering
transportation demand management measures.
D2.4.8 Collaborate with senior levels of government and
TransLink to improve efficiencies along goods movement
corridors, including those accessing port facilities, international
border crossings, rail lines and major river crossings.
viii)
support the unique locational and
infrastructure needs of rail-
oriented, waterfront, and trade-
oriented industrial uses
D3.2.2 Discourage the conversion of designated Industrial or
Employment lands to non-employment uses, especially lands
that are accessible by water or rail.
D3.2.5 Work with the Vancouver Fraser Port Authority to limit
conflict and support efficient operations.
D2.4.8 Collaborate with senior levels of government and
TransLink to improve efficiencies along goods movement
Appendix 3 - Surrey 2050
Regional Context Statement | 22
corridors, including those accessing port facilities, international
border crossings, rail lines and major river crossings.
ix)
consider the preparation of urban
design guidelines for Industrial
land edge planning, such as
interface designs, buffering
standards, or tree planting, to
minimize potential land use
conflicts between industrial and
sensitive land uses, and to
improve resilience to the impacts
of climate change
The OCP DP1 Development Permit Guidelines: Form and
Character apply to all areas of the city and provide guidance for
all types of development including mixed employment and
industrial.
x)
do not permit strata and/or small
lot subdivisions on identified
Trade-Oriented lands
Not applicable.
The city has not identified Trade-Oriented lands.
d)
include policies for Employment
lands that:
i)
support a mix of industrial, small
scale commercial and office, and
other related employment uses,
while maintaining support for the
light industrial capacity of the
area, including opportunities for
the potential
densification/intensification of
industrial activities, where
appropriate
D3.2.1 Encourage the intensification of industrial and
employment lands by:
a.
Allowing multi-storey development;
b.
Diversifying employment uses; and
c.
Supporting higher intensity activities, such as high-tech,
research and development, and light manufacturing.
D3.2.3 Ensure commercial and retail uses on industrial lands are
accessory and subordinate to a principal industrial use or provide
services and amenities to industrial workers.
ii)
allow large and medium format
retail, where appropriate, provided
that such development will not
undermine the broad objectives of
the regional growth strategy
D3.2.3 Ensure commercial and retail uses on industrial lands are
accessory and subordinate to a principal industrial use or provide
services and amenities to industrial workers.
iii)
support the objective of
concentrating larger- scale
commercial, higher density forms
of employment, and other Major
Trip-Generating uses in Urban
Centres, and local-scale uses in
Frequent Transit Development
Areas
3.1.1 Designate sufficient land in City Centre to accommodate
long-term office space demand.
3.1.2 Support the growth of major institutions in City Centre
including universities and hospitals.
D3.3.1 Encourage and support the location of local-serving office,
commercial and service space in Town Centres and mixed-use
neighbourhood centres, particularly near transit and active
transportation networks.
iv)
support higher density forms of
commercial and light industrial
development where Employment
lands are located within Urban
Centres or Frequent Transit
Development Areas, and permit
employment and service activities
consistent with the intent of
Urban Centres or Frequent Transit
Development Areas, while low
employment density and low
transit generating uses, possibly
with goods movement needs and
impacts, are located elsewhere
8.3.1 Intent
The Employment II designation applies to employment
generating lands intended for office development, generally 3-
20+ storeys. It supports office, office-supportive commercial,
and other complementary uses. Residential uses are generally
not supported, with the exception of institutional residential uses
(such as care facilities, supportive housing, student housing,
etc.), subject to any restrictions on the residential use of lands as
per the Regional Growth Strategy.
This is the only area where employment lands are located within
in FTDA or urban centre.
Appendix 3 - Surrey 2050
Regional Context Statement | 23
v)
do not permit residential uses,
except for:
an accessory caretaker unit; or
limited residential uses (with an
emphasis on affordable, rental
units) on lands within 200 m of a
rapid transit station and located
within Urban Centres or Frequent
Transit Development Areas,
provided that the residential uses
are located only on the upper
floors of buildings with
commercial and light industrial
uses, where appropriate and
subject to the consideration of
municipal objectives and local
context.
8.3.1 Intent
The Employment II designation applies to employment
generating lands intended for office development, generally 3-
20+ storeys. It supports office, office-supportive commercial,
and other complementary uses. Residential uses are generally
not supported, with the exception of institutional residential uses
(such as care facilities, supportive housing, student housing,
etc.), subject to any restrictions on the residential use of lands as
per the Regional Growth Strategy.
This is the only area where employment lands are located within
in FTDA or urban centre.
e)
include policies to assist existing
and new businesses in reducing
their greenhouse gas emissions,
maximizing energy efficiency, and
mitigating impacts on ecosystems
D6.2 Reduce greenhouse gas emissions and increase climate
resilience across all sectors.
D6.2.5 Encourage building and landscape design features that
conserve energy and water, reduce GHG emissions, and
mitigate extreme heat in urban areas through the DP1 Form and
Character guidelines (see Appendix 2) and other design
measures.
D6.2.6 Explore opportunities to incentivize developments that
exceed minimum regulatory requirements for energy efficiency
and zero-carbon performance.
D6.2.7 Encourage construction practices and technologies that
reduce embodied carbon and improve the climate resilience of
new buildings.
D6.2.8 Support affordable zero-carbon resilience retrofits of
existing buildings by:
a.
Advocating to senior levels of government for regulations,
funding and supportive programs; and
b.
Developing a comprehensive existing building strategy.
f)
include policies that assist existing
and new businesses to adapt to
the impacts of climate change and
reduce their exposure to natural
hazards risks, such as those
identified within the regional
growth strategy (Table 5)
D6.3 Reduce the vulnerability of development and the
community to hazards.
D6.3.1 Manage the risks posed by steep or unstable slopes
and coastal or riverine flooding through implementation of the
DP2 Hazard Lands Development Permit Area and its associated
guidelines (see Appendix 2).
Appendix 3 - Surrey 2050
Regional Context Statement | 24
Strategy 2.3 Protect the supply of agricultural land and strengthen
agricultural viability
Policy 2.3.12
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
specify the Agricultural lands
within their juris- diction,
denoting those within the
Agricultural Land Reserve,
on a map generally
consistent with Map 8
See OCP Map D5.1 Agricultural Land Reserve Map
b)
consider policies and
programs that increase
markets and the distribution
of local food in urban areas
to strengthen the viability of
agriculture and increase
availability of local food for all
residents
D5.2.1 Support agri-food businesses by:
a.
Encouraging on site-processing, value-added production and
direct sales as permitted in the zoning and Agricultural Land
Commission Act regulations for lands inside the Agricultural Land
Reserve (ALR); and
b.
Allowing broader food processing, storage and distribution in
agriculture designated lands and other areas outside the ALR,
such as industrial and employment lands.
D5.2.2 Ensure policies and zoning are regularly updated to permit
emerging agri-tourism activities on farms on lands in the ALR.
D5.2.3 Ensure policies and zoning are regularly updated to permit
emerging agri-tech businesses within the City's industrial and
employment designated lands, and on lands in the ALR, in accordance
with Agricultural Land Commission rules.
D5.2.4 Establish and maintain an effective channel of communication
between the City and the farming community to ensure City-led
projects, programs, and policies contribute to the growth of the
agriculture and food sectors.
D5.2.5 Support farming cooperatives, incubators and other economic
tools and incentives that provide new farmers with access to land.
D5.3.1 Encourage food providers such as grocers, restaurants and
community kitchens to locate in established urban residential
neighbourhoods by regularly updating land use policies and zoning
regulations to remove barriers that food providers may face in locating
in these areas.
D5.3.2 Expand opportunities for residents to participate in the
production of local, healthy and culturally specific food by:
a.
Encouraging new developments to provide opportunities for on-
site food production, such as garden plots and edible landscapes,
as part of the residential amenity space; and
b.
Permitting temporary community gardens on under-utilized or
vacant privately-owned land.
D5.3.3 Support the development of community gardens in
neighbourhood parks through partnerships with non-profit groups,
neighbourhood associations and other interested parties.
Appendix 3 - Surrey 2050
Regional Context Statement | 25
D5.3.4 Work with Fraser Health, non-governmental and non-profit
organizations that are addressing food security by sharing data,
assisting with program implementation and supporting the creation of
new spaces for food production, education, and access.
c)
include policies that protect
the supply of agricultural
land and strengthen
agriculture viability including
those that:
D5.1.1 Maintain the integrity of Surrey's Agricultural Land Reserve
(ALR) by:
a.
Preserving the current extent of the ALR boundary;
b.
Discouraging non-farm uses in the ALR;
c.
Avoiding subdivision of ALR lands and adhering to minimum lot
sizes prescribed by the Zoning Bylaw;
d.
Ensuring any ALR land exclusions result in a net benefit to
agriculture in Surrey; and
e.
Minimizing parcel fragmentation when constructing roads, utility
corridors, and greenways.
D5.1.2 Maximize agricultural land for farm uses by:
a.
Prioritizing lands with prime agricultural soil for soil-based
agriculture;
b.
Recommending non-soil based agricultural uses and structures on
less productive soil through the application review process; and
c.
Clustering residential buildings and structures close to roads.
.
D5.1.4 Ensure agriculture zones, policies and guidelines remain
current and consistent with provincial and federal requirements by:
a.
Regularly updating agricultural zones, definitions, and regulations
in the Zoning Bylaw;
b.
Updating DP4 Farming Protection requirements (see Appendix 2);
and
c.
Responding to changes to provincial agricultural legislation, in
particular, the Right to Farm Act and the Agricultural Land
Commission Act and regulations pursuant thereto.
i)
assign appropriate land use
designations to protect
agricultural land for future
generations and discourage
land uses on Agricultural
lands that do not directly
support and strengthen
agricultural viability
See RCS Map 1.
D5.1.1 Maintain the integrity of Surrey's Agricultural Land Reserve
(ALR) by:
a.
Preserving the current extent of the ALR boundary;
b.
Discouraging non-farm uses in the ALR;
c.
Avoiding subdivision of ALR lands and adhering to minimum lot
sizes prescribed by the Zoning Bylaw;
d.
Ensuring any ALR land exclusions result in a net benefit to
agriculture in Surrey; and
e.
Minimizing parcel fragmentation when constructing roads, utility
corridors, and greenways.
D5.1.2 Maximize agricultural land for farm uses by:
a.
Prioritizing lands with prime agricultural soil for soil-based
agriculture;
b.
Recommending non-soil based agricultural uses and structures on
less productive soil through the application review process; and
c.
Clustering residential buildings and structures close to roads.
ii)
encourage the consolidation
of small parcels and
discourage the subdivision
and fragmentation of
agricultural land
D5.1.1 Maintain the integrity of Surrey's Agricultural Land Reserve
(ALR) by:
a.
Preserving the current extent of the ALR boundary;
b.
Discouraging non-farm uses in the ALR;
Appendix 3 - Surrey 2050
Regional Context Statement | 26
c.
Avoiding subdivision of ALR lands and adhering to minimum lot
sizes prescribed by the Zoning Bylaw;
d.
Ensuring any ALR land exclusions result in a net benefit to
agriculture in Surrey; and
e.
Minimizing parcel fragmentation when constructing roads, utility
corridors, and greenways.
D5.1.2 Maximize agricultural land for farm uses by:
a.
Prioritizing lands with prime agricultural soil for soil-based
agriculture;
b.
Recommending non-soil based agricultural uses and structures on
less productive soil through the application review process; and
c.
Clustering residential buildings and structures close to roads.
iii)
support climate change
adaptation including:
monitoring storm water,
flooding, and sea level rise
impacts on agricultural land,
implementing flood
construction requirements
for residential uses, and
maintaining and improving
drainage and irrigation
infrastructure that support
agricultural production,
where appropriate and in
collabo- ration with other
governments and agencies
D5.1.5 Manage lowland agricultural drainage in alignment with the
Agricultural and Rural Development Subsidiary Agreement and
strategic flood control plans.
iv)
protect the integrity of
agricultural land by requiring
edge planning along the
Urban Containment
Boundary and adjacent to
agricultural operations
through activities such as
screening, physical buffers,
roads, or Development
Permit area requirements
D5.1.9 Implement the DP4 Farming Protection (see Appendix 2)
guidelines to minimize conflicts and nuisance complaints along the
urban-agricultural edge.
v)
demonstrate support for
economic development
opportunities for agricultural
operations that are farm
related uses, benefit from
close proximity to farms, and
enhance primary agricultural
production as defined by the
Agricultural Land
Commission Act
D3.3.5 Support agricultural diversification, including agri-tourism, agri-
tech and agri-food businesses.
D5.2.1 Support agri-food businesses by:
a.
Encouraging on-site processing, value-added production and
direct sales as permitted in the zoning and Agricultural Land
Commission Act regulations for lands inside the Agricultural Land
Reserve (ALR); and
b.
Allowing broader food processing, storage and distribution in
agriculture designated lands and other areas outside the ALR,
such as industrial and employment lands.
5.2.2 Ensure policies and zoning are regularly updated to support
emerging agri-tourism activities on farms on lands in the ALR.
5.2.3 Ensure policies and zoning are regularly updated to support
emerging agri-tech businesses within the City's industrial and
employment designated lands, and on lands in the ALR, in accordance
with Agricultural Land Commission rules.
Appendix 3 - Surrey 2050
Regional Context Statement | 27
D5.2.4 Establish and maintain an effective channel of communication
between the City and the farming community to ensure City-led
projects, programs, and policies contribute to the growth of the
agriculture and food sectors.
D5.2.5 Support farming cooperatives, incubators and other economic
tools and incentives that provide new farmers with access to land.
vi)
align policies and
regulations, where
applicable, with the
Minister's Bylaw Standards
and Agricultural Land
Commission legislation and
regulations
D5.1.4 Ensure agriculture zones, policies and guidelines remain
current and consistent with provincial and federal requirements by:
a.
Regularly updating agricultural zones, definitions, and regulations
in the Zoning Bylaw
b.
Updating DP4 Farming Protection requirements; and
c.
Responding to changes to provincial agricultural legislation, in
particular, the Right to Farm Act and the Agricultural Land
Commission Act and regulations pursuant thereto.
Policy 2.3.13
Sec
Policy
Supplementary Information
In partnership with other
agencies and organizations,
support agricultural
awareness and promote the
importance of the
agricultural industry, the
importance of protecting
agricultural land, and the
value of local agricultural
products and experiences
D5.3.1 Encourage food providers such as grocers, restaurants and
community kitchens to locate in established urban residential
neighbourhoods by regularly updating land use policies and zoning
regulations to remove barriers that food providers may face in locating
in these areas.
D5.3.2 Expand opportunities for residents to participate in the
production of local, healthy and culturally specific food by:
a.
Encouraging new developments to provide opportunities for on-
site food production, such as garden plots and edible landscapes,
as part of the residential amenity space; and
b.
Permitting temporary community gardens on under-utilized or
vacant privately-owned land.
D5.3.3 Support the development of community gardens in
neighbourhood parks through partnerships with non-profit groups,
neighbourhood associations and other interested parties.
D5.3.4 Work with Fraser Health, non-governmental and non-profit
organizations that are addressing food security by sharing data,
assisting with program implementation and supporting the creation of
new spaces for food production, education, and access.
Appendix 3 - Surrey 2050
Regional Context Statement | 28
Metro 2050 Goal 3: Protect the
Environment, Address Climate
Change, and Respond to Natural
Hazards
Goal 3 Targets
Policy with Target
Applicable OCP Policies
Supplementary Information
3.2.7 a) identify local ecosystem
protection and tree canopy cover
targets, and demonstrate how these
targets will contribute to the regional
targets in Action 3.2.1:
increase the area of lands protected
for nature from 40% to 50% of the
region's land base by the year 2050;
and
increase the total regional tree
canopy cover within the Urban
Containment Boundary from 32% to
40% by the year 2050.
See RCS Section titled "Metro
2050 Regional Growth
Strategy Targets".
3.3.7 a) identify how local land use
and transportation policies will
contribute to meeting the regional
greenhouse gas emission reduction
target of 45% below 2010 levels by
the year 2030 and achieving a
carbon neutral region by the year
2050;
See RCS Section titled "Metro
2050 Regional Growth
Strategy Targets".
Strategy 3.1: Protect and enhance Conservation and Recreation lands
Policy 3.1.9
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify Conservation and Recreation
lands and their boundaries on a map
generally consistent with Map 2
See RCS Map 1.
b)
include policies that support the
protection and enhancement of lands
with a Conservation and Recreation
land use designation, which may
include the following uses:
Appendix 3 - Surrey 2050
Regional Context Statement | 29
i)
drinking water supply areas
Not applicable.
ii)
environmental conservation areas
D7.1.1 Support and the city's regionally connected network
of natural areas by preserving and restoring riparian areas
and watercourses and linking them with upland natural
areas.
D7.1.4 Target ecologically significant lands when protecting
land in the Green Infrastructure Network (GIN).
D7.1.8 Provide property owners with guidance on retaining
habitat and native plant species.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
iii)
wildlife management areas and
ecological
reserves
D7.1.1 Support and the city's regionally connected network
of natural areas by preserving and restoring riparian areas
and watercourses and linking them with upland natural
areas.
D7.1.2 Ensure development is planned and designed to
avoid, minimize and, where unavoidable, mitigate adverse
impacts on wildlife habitat and riparian areas.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to acquire and/or protect
lands through other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested flood plains.
iv)
forests
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
D7.3.1 Implement Surrey's Urban Forest Management
Strategy by:
a.
Ensuring adequate space and growing medium is
provided;
b.
Protecting and retaining mature forest stands,
significant trees, and other important natural features;
c.
Maximizing shade tree coverage on City lands and
rights-of-way;
d.
Working towards a 30% tree canopy cover target
(excluding ALR) by 2038; and
Appendix 3 - Surrey 2050
Regional Context Statement | 30
e.
Ensuring equitable canopy coverage across the city.
D7.3.2 Regularly review and update Surrey's Tree
Protection Bylaw to ensure current best practices are
applied in tree protection and retention.
v)
wetlands (e.g. freshwater lakes, ponds,
bogs, fens, estuarine, marine,
freshwater,
and intertidal ecosystems)
D7.1.1 Support and the city's regionally connected network
of natural areas by preserving and restoring riparian areas
and watercourses and linking them with upland natural
areas.
D7.1.2 Ensure development is planned and designed to
avoid, minimize and, where unavoidable, mitigate adverse
impacts on wildlife habitat and riparian areas.
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
DP3 Development Permit Guidelines: Sensitive
Ecosystems
vi)
riparian areas (i.e. the areas and
vegetation
surrounding wetlands, lakes, streams,
and rivers)
D7.1.1 Support and the city's regionally connected network
of natural areas by preserving and restoring riparian areas
and watercourses and linking them with upland natural
areas.
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
DP3 Development Permit Guidelines: Sensitive
Ecosystems
vii)
ecosystems not covered above that
may be
vulnerable to climate change and
natural hazard impacts, or that provide
buffers to climate change impacts or
natural hazard impacts for communities
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
viii)
uses within those lands that are
appropriately located, scaled, and
consistent with the intent of the
designation, including:
major parks and outdoor recreation
areas;
education, research and training
facilities, and associated uses that
serve conservation and/or recreation
users;
commercial uses, tourism activities,
and public, cultural, or community
amenities;
D7.1.8 Provide property owners with guidance on retaining
habitat and native plant species.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
D8.2.4 Where appropriate, integrate stormwater
management facilities into parkland in a functional and
Appendix 3 - Surrey 2050
Regional Context Statement | 31
limited agricultural use, primarily soil-
based; and
land management activities needed to
minimize vulnerability / risk to climate
change impacts
attractive manner while simultaneously retaining and/or
enhancing natural assets.
c)
Include policies that:
i)
protect the integrity of lands with a
Conservation and Recreation regional
land use designation from activities in
adjacent areas by considering wildland
interface planning, and introducing
measures such as physical buffers or
development permit requirements
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
D7.1.2 Ensure development is planned and designed to
avoid, minimize and, where unavoidable, mitigate adverse
impacts on wildlife habitat and riparian areas.
D7.1.6 Increase biodiversity values through implementation
of the Biodiversity Design Guidelines, development
permitting, public education and relevant bylaws.
D7.1.8 Provide property owners with guidance on retaining
habitat and native plant species.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
DP3 Development Permit Guidelines: Sensitive
Ecosystems
ii)
encourage the consolidation of small
parcels,
and discourage subdivision and
fragmentation
of lands with a Conservation and
Recreation
regional land use designation.
D7.1.8 Provide property owners with guidance on retaining
habitat and native plant species.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
Policy 3.2.7
Sec
Policy Text
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify local ecosystem protection and
tree canopy cover targets, and
demonstrate how these targets will
contribute to the regional targets in
Action 3.2.1
See RCS Section titled "Metro 2050 Regional Growth
Strategy Targets" above.
b)
refer to Map 11 or more detailed local
ecological and cultural datasets and
include policies that:
Appendix 3 - Surrey 2050
Regional Context Statement | 32
i)
support the protection, enhancement,
and
restoration of ecosystems through
measures such as land acquisition,
density bonusing, development permit
requirements, subdivision design,
conservation covenants, land trusts,
and tax exemptions
D7.1.2 Ensure development is planned and designed to
avoid, minimize and, where unavoidable, mitigate adverse
impacts on wildlife habitat and riparian areas.
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
ii)
seek to acquire, restore, enhance, and
protect
lands, in collaboration with adjacent
member
jurisdictions and other partners, that
will enable ecosystem connectivity in a
regional green infrastructure network
D7.1.9 Pursue opportunities to partner with other levels of
government, neighbouring jurisdictions, private land
interests and community groups to protect lands through
other means, in such areas as:
a.
Sensitive ecosystems;
b.
Critical habitat for species at risk;
c.
Forested escarpments along the Fraser River; and
d.
Forested floodplains.
iii)
discourage or minimize the
fragmentation of
ecosystems through low impact
development
practices that enable ecosystem
connectivity
D7.1.1 Support and the city's regionally connected network
of natural areas by preserving and restoring riparian areas
and watercourses and linking them with upland natural
areas.
D7.1.6 Increase biodiversity values through
implementation of the Biodiversity Design Guidelines,
development permitting, public education and relevant
bylaws.
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
iv)
indicate how the interface between
ecosystems and other land uses will be
managed to maintain ecological
integrity using edge planning, and
measures such as physical buffers, or
development permit requirements.
D7.1.2 Ensure development is planned and designed to
avoid, minimize and, where unavoidable, mitigate adverse
impacts on wildlife habitat and riparian areas.
D7.1.8 Provide property owners with guidance on retaining
habitat and native plant species.
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
DP3 Development Permit Guidelines: Sensitive
Ecosystems
c)
Include policies that:
Appendix 3 - Surrey 2050
Regional Context Statement | 33
i)
support the consideration of natural
assets and ecosystem services in land
use decision-making and land
management practices
D7.2.1 Use legislative policies and DP3 Sensitive
Ecosystem (see Appendix 2) requirements to help
conserve, enhance, and mitigate impacts on aquatic areas,
riparian corridors, and the Green Infrastructure Network
(GIN).
D7.2.2 Complete a citywide natural asset inventory.
D7.2.3 Use nature-based infrastructure approaches to
design drainage systems in a manner that more closely
reflects pre-development conditions and natural drainage
patterns.
D7.2.4 Mitigate impacts to aquifers and other shared
groundwater resources in collaboration with other levels of
government, neighbouring jurisdictions and affected
interest holders.
D7.3.1 Implement Surrey's Urban Forest Management
Strategy by:
a.
Ensuring adequate space and growing medium is
provided;
b.
Protecting and retaining mature forest stands,
significant trees, and other important natural features;
c.
Maximizing shade tree coverage on City lands and
rights-of-way;
d.
Working towards a 30% tree canopy cover target
(excluding the ALR) by 2038; and
e.
Ensuring equitable canopy coverage across the city.
D7.3.2 Regularly review and update Surrey's Tree
Protection Bylaw to ensure current best practices are
applied in tree protection and retention.
ii)
enable the retention and expansion of
urban
forests using various tools, such as
local tree
canopy cover targets, urban forest
management strategies, tree
regulations, development permit
requirements, land acquisition, street
tree planting, and reforestation or
restoration policies, with consideration
of resilience
D7.3.1 Implement Surrey's Urban Forest Management
Strategy by:
a.
Ensuring adequate space and growing medium is
provided;
b.
Protecting and retaining mature forest stands,
significant trees, and other important natural features;
c.
Maximizing shade tree coverage on City lands and
rights-of-way;
d.
Working towards a 30% tree canopy cover target
(excluding the ALR) by 2038, and
e.
Ensuring equitable canopy coverage across the city.
D7.3.2 Regularly review and update Surrey's Tree
Protection Bylaw to ensure current best practices are
applied in tree protection and retention.
iii)
reduce the spread of invasive species
by
employing best practices, such as the
implementation of soil removal and
deposit bylaws, development permit
requirements, and invasive species
management plans
D7.1.6 Increase biodiversity values through implementation
of the Biodiversity Design Guidelines, development
permitting, public education and relevant bylaws.
Appendix 3 - Surrey 2050
Regional Context Statement | 34
iv)
increase green infrastructure along the
Regional Greenway Network, the Major
Transit Network, community
greenways, and other locations, where
appropriate, and in collaboration with
Metro Vancouver, TransLink, and other
partners
D4.2.2 Ensure new developments are sensitive to their
context to enhance the livability of neighbourhoods and
public spaces.
D7.1.3 Facilitate the protection of the Biodiversity
Conservation Strategy's Green Infrastructure Network (GIN)
and regularly review and adapt policies to ensure its
successful implementation.
D7.1.4 Target ecologically significant lands when protecting
land in the green
infrastructure network.
D7.1.6 Increase biodiversity values through
implementation of the Biodiversity Design Guidelines,
development permitting, public education and relevant
bylaws.
v)
support watershed and ecosystem
planning, the development and
implementation of Integrated
Stormwater Management Plans, and
water conservation objectives.
D7.2.3 Use nature-based infrastructure approaches to
design drainage systems in a manner that more closely
reflects pre-development conditions and natural drainage
patterns.
D7.2.4 Mitigate impacts to aquifers and other shared
groundwater resources in collaboration with other levels of
government, neighbouring jurisdictions and affected
interest holders.
D8.2.5 Require developers to pay for stormwater
extensions, flow control and water quality treatment
facilities, and system upgrades needed to support their
new development.
D8.2.1 Plan and implement on-site and off- site stormwater
management practices that support development and meet
the water quality and biodiversity needs of the watershed.
D8.2.2 Maintain and update Integrated Watershed
Management Plans for each watershed catchment to
ensure infrastructure is addressing the impacts of land use
and development and not harming natural assets.
D8.2.3 Provide, operate and maintain the City's stormwater
drainage system aligning with the region's approach to
stormwater management.
D8.2.4 Where appropriate, integrate stormwater
management facilities into parkland in a functional and
attractive manner while simultaneously retaining and/or
enhancing natural assets.
Strategy 3.3: Advance land use, infrastructure, and human settlement
patterns that reduce energy consumption and greenhouse gas
emissions, create carbon storage opportunities, and improve air quality
Appendix 3 - Surrey 2050
Regional Context Statement | 35
Policy 3.3.7
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify how local land use and
transportation policies will
contribute to meeting the regional
greenhouse gas emission reduction
target of 45% below 2010 levels by
the year 2030 and achieving a
carbon neutral region by the year
2050
See RCS Section titled "Metro 2050 Regional Growth Strategy
Targets" above.
b)
identify policies, actions, incentives,
and / or strategies that reduce
energy consumption and
greenhouse gas emissions, create
carbon storage opportunities, and
improve air quality from land use,
infrastructure, and settlement
patterns, such as:
D6.2.1 Partner with senior governments, industries,
organizations, businesses, and residents to work towards
reducing Surrey's community greenhouse gas (GHG)
emissions from non-agricultural and non-industrial activities,
with the goal of achieving a 45% reduction in GHG emissions
below 2010 levels by 2030 and to net zero before 2050.
D6.2.2 Update Secondary Plans and the Zoning By-Law
regularly to incorporate complete communities design
principles. (See also Growth)
D6.2.3 Support the advancement to zero-carbon energy in all
buildings by:
a.
Advocating to third-party utilities and the province for
affordable zero-carbon energy;
b.
Collaborating with BC Hydro to enable provision of
sufficient electrical supply; and
c.
Developing a decarbonization plan for the District Energy
System.
D6.2.4 Support the phase-out of operational greenhouse gas
emissions and increase energy efficiency for all new buildings
through Energy Step Code and Zero Carbon Step Code
requirements.
D6.2.5 Encourage building and landscape design features that
conserve energy and water, reduce GHG emissions, and
mitigate extreme heat in urban areas through the DP1 Form
and Character guidelines (see Appendix 2) and other design
measures.
D6.2.6 Explore opportunities to incentivize developments that
exceed minimum regulatory requirements for energy efficiency
and zero-carbon performance.
D6.2.7 Encourage construction practices and technologies that
reduce embodied carbon and improve the climate resilience of
new buildings.
D6.2.8 Support affordable zero-carbon resilience retrofits of
existing buildings by:
a.
Advocating to senior levels of government for regulations,
funding and supportive programs; and
b.
Developing a comprehensive existing building strategy.
Appendix 3 - Surrey 2050
Regional Context Statement | 36
D6.2.9 Encourage transportation practices, policies and
standards that prioritize walking, cycling and transit, and
incorporate nature-based infrastructure, such as street trees.
D6.2.10 Support the transition to zero- and low-emission
vehicles by:
a.
Exploring increasing access to electric vehicle charging in
new developments; and
b.
Encouraging private industry and public sector
organizations to develop or expand their electric vehicle
charging infrastructure.
D6.2.13 Work toward zero-waste and a circular economy
through regional collaboration, programs, and services.
i)
existing building retrofits and
construction of new buildings to
meet energy and greenhouse gas
performance guidelines or
standards (e.g. BC Energy Step
Code, passive design), the
electrification of building heating
systems, green demolition
requirements, embodied emissions
policies, zero-carbon district energy
systems, and energy recovery and
renewable energy generation
technologies, such as solar panels
and geoexchange systems, and
zero emission vehicle charging
infrastructure
D6.2.3 Support the advancement to zero-carbon energy in all
buildings by:
a.
Advocating to third-party utilities and the province for
affordable zero-carbon energy;
b.
Collaborating with BC Hydro to enable provision of
sufficient electrical supply; and
c.
Developing a decarbonization plan for the District Energy
System. (See also Utilities)
D6.2.4 Support the phase-out of operational greenhouse gas
emissions and increase energy efficiency for all new buildings
through Energy Step Code and Zero Carbon Step Code
requirements.
D6.2.5 Encourage building and landscape design features that
conserve energy and water, reduce GHG emissions, and
mitigate extreme heat in urban areas through the DP1 Form
and Character Guidelines (see Appendix 2) and other design
measures.
D6.2.6 Explore opportunities to incentivize developments that
exceed minimum regulatory requirements for energy efficiency
and zero-carbon performance.
D6.2.7 Encourage construction practices and technologies that
reduce embodied carbon and improve the climate resilience of
new buildings.
D6.2.9 Encourage transportation practices, policies, and
standards that prioritize walking, cycling and transit, and
incorporate nature-based infrastructure, such as street trees.
D6.2.10 Support the transition to zero- and low-emission
vehicles by:
Exploring increasing access to electric vehicle charging in new
developments; and
Encouraging private industry and public sector organizations to
develop or expand their electric vehicle charging infrastructure.
D8.5.5 Provide thermal energy to new buildings in City Centre
through financially sustainable District Energy Systems.
Appendix 3 - Surrey 2050
Regional Context Statement | 37
D8.5.6 Develop a decarbonization plan for the District Energy
System.
D8.5.4 Work with senior levels of government, crown
corporations and private partners to deliver major infrastructure
improvements, including transportation, communication, and
utility infrastructure.
ii)
community design, infrastructure,
and programs that encourage
transit, cycling, rolling and walking
D2.1.2 Promote a robust street network that:
a.
Supports multi-modal transportation options/multiple travel
options;
b.
Connects public spaces; and
c.
Discourages cul-de-sacs and large blocks.
D2.1.3 Ensure new developments provide transportation
infrastructure as specified by the City's engineering design
standards to serve the site and connect seamlessly with the
surrounding transportation network.
D2.2.1 Improve pedestrian safety and comfort through design
strategies, including:
a.
Ensuring sidewalks are built to current standards;
b.
Increasing mid-block crossing opportunities where
appropriate;
d.
Expanding crosswalks where warranted; and
e.
Managing vehicle speeds and volumes on local roads and
in neighbourhoods.
D2.2.2 Establish and complete a core cycling network that is
connected and safe.
D2.2.3 Locate bicycle and micromobility-supportive facilities
near rapid transit stations, bus exchanges and appropriate
locations along transit corridors.
D2.2.4 Implement the Sidewalk Action Plan that prioritizes safe
pedestrian access to schools, bus stops and rapid transit
stations, parks and daily needs such as grocery stores.
D2.3.1 Support the development of City Centre as the major
transit hub for the South of Fraser region.
D2.3.2 Support the planning and development of a grid-based
transit network in Surrey that connects City Centre, Town
Centres, planned neighbourhoods and neighbouring
communities.
D2.3.3 Identify and incorporate transit priority measures in road
and intersection projects.
D2.3.4 Collaborate and/or partner with TransLink to ensure
transit infrastructure and stations are human-scaled, fully
accessible, highly visible, well-connected to the street
network, and designed to incorporate public art.
D2.3.5 Advocate, at all levels of government, for increased
transit service for Surrey.
Appendix 3 - Surrey 2050
Regional Context Statement | 38
D2.3.6 Collaborate with TransLink, other levels of government
and neighbouring jurisdictions to expand rapid transit
consistent with Metro Vancouver's Regional Transportation
Strategy and any future area transport plan for south of the
Fraser.
D2.3.7 Ensure Surrey residents have safe and comfortable
access to public transit by:
a.
Prioritizing the sidewalk network within 400 metres of bus
stops, where appropriate;
b.
Expanding the availability of bus shelters; and
c.
Ensuring all bus stops are accessible.
D2.3.8 Work with TransLink to improve transit service in
Surrey, including:
a.
Expanding rapid transit service and the Frequent Transit
Network;
b.
Expanding local bus service;
c.
Implementing transit priority measures;
d.
Improving the safety, convenience, attractiveness and
accessibility of transit at stations, stops and exchanges;
and
e.
Continuously improving rider safety on transit.
c)
focus infrastructure and amenity
investments in Urban Centres and
Frequent Transit Development
Areas, and at appropriate locations
along Major Transit Growth
Corridors
D3.1.1 Designate sufficient land in City Centre to
accommodate long-term office space demand.
D3.1.2 Support the growth of major institutions in City Centre
including universities and hospitals.
D3.1.3 Establish a vibrant entertainment district that draws
visitors from throughout the region and explore tools to
incentivize entertainment and hospitality businesses.
D3.1.4 Encourage the development of conference facilities in
City Centre.
D3.1.5 Support the clustering of arts and culture facilities and
organizations within City Centre.
D3.1.6 Locate high-density residential development in City
Centre to support businesses and provide housing nearby for
the workforce.
D3.1.7 Invest in high-quality public spaces that support City
Centre's role as the principal gathering place in the city and
ensure public spaces are designed for year-round use and a
variety of events and activities.
D3.1.8 Advocate for convenient transit access to City Centre
from all parts of Surrey and the wider region.
D3.1.9 Foster partnerships between government, local
businesses, cultural organizations and developers to promote
the vibrancy of City Centre.
Appendix 3 - Surrey 2050
Regional Context Statement | 39
D3.3.1 Encourage and support the location of local-serving
office, commercial and service space in Town Centres and
mixed-use neighbourhood centres, particularly near transit and
active transportation networks.
Strategy 3.4 Advance land use, infrastructure, and human settlement
patterns that improve resilience to climate change impacts and natural
hazards
Policy 3.4.5
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
include policies that minimize
risks associated
with climate change and
natural hazards in existing
communities through tools
such as heat and air quality
response plans, seismic
retrofit policies, and flood-
proofing policies
D6.3.1 Manage the risks posed by steep or unstable slopes and
coastal or riverine flooding through implementation of the DP2
Hazard Lands Development Permit Area and its associated
guidelines (see Appendix 2).
D6.3.2 Collaborate with senior levels of government and key
stakeholders regarding floodplain management, dyking standards,
and coastal flood strategies for vulnerable areas.
D6.3.3 Integrate emergency preparedness management plan
considerations into land use planning to mitigate and prepare for
risks through an understanding of local hazards and their potential
impacts.
D6.3.5 Increase capacity to respond to extreme weather events and
other emergencies by working with partners to support resilience
hubs and integrate cooling, clean air, and warming resources in key
areas of the city.
b)
include policies that
discourage new development
in current and future
hazardous
areas to the extent possible
through tools such as land use
plans, hazard-specific
Development Permit Areas,
and managed retreat policies,
and where development in
hazardous areas is
unavoidable, mitigate risks
D6.3.1 Manage the risks posed by steep or unstable slopes and
coastal or riverine flooding through implementation of the DP2
Hazard Lands Development Permit Area and its associated
guidelines).
D6.3.4 Mitigate earthquake-related risks and impacts by:
a.
Evaluating seismic and liquefaction risk to identify vulnerable
areas; and
b.
Integrating hazard mapping into land use planning and updating
relevant policies and guidelines for new construction.
Policy 3.4.6
Sec
Policy
Incorporate climate change
and natural
hazard risk assessments into
planning and location
decisions for new municipal
utilities, assets, operations,
and community services.
D6.3 Reduce the vulnerability of development and the community to
hazards.
D6.3.4 Mitigate earthquake-related risks and impacts by:
a.
Evaluating seismic and liquefaction risk to identify vulnerable
areas; and
b.
Integrating hazard mapping into land use planning and updating
relevant policies and guidelines for new construction.
Appendix 3 - Surrey 2050
Regional Context Statement | 40
Policy 3.4.7
Sec
Policy
Integrate emergency
management, utility
planning, and climate change
adaptation principles when
preparing land use plans,
transportation plans, and
growth management policies.
D6.3.1 Manage the risks posed by steep or unstable slopes and
coastal or riverine flooding through implementation of the DP2
Hazard Lands Development Permit Area and its associated
guidelines.
D6.3.2 Collaborate with senior levels of government and key
stakeholders regarding floodplain management, dyking standards,
and coastal flood strategies for vulnerable areas.
D6.3.3 Integrate emergency preparedness management plan
considerations into land use planning to mitigate and prepare for
risks through an understanding of local hazards and their potential
impacts.
Policy 3.4.8
Sec
Policy
Adopt appropriate planning
standards,
guidelines, and best practices
related to climate change and
natural hazards, such as flood
hazard management
guidelines and wildland urban
interface fire risk reduction
principles.
D6.3.1 Manage the risks posed by steep or unstable slopes and
coastal or riverine flooding through implementation of the DP2
Hazard Lands Development Permit Area and its associated
guidelines).
D6.3.2 Collaborate with senior levels of government and key
stakeholders regarding floodplain management, dyking standards,
and coastal flood strategies for vulnerable areas.
D6.3.3 Integrate emergency preparedness management plan
considerations into land use planning to mitigate and prepare for
risks through an understanding of local hazards and their potential
impacts.
Appendix 3 - Surrey 2050
Regional Context Statement | 41
Metro 2050 Goal 4: Provide Diverse
and Affordable Housing Choices
Goal 4 Targets
Policy with Target
Applicable OCP Policies
Supplementary
Information
4.2.7 a) indicate how, within the local context, contribute
toward the regional target of having at least 15% of
newly completed housing units built within all Urban
Centres, Frequent Transit Development Areas and Major
Transit Growth Corridors combined, to the year 2050, be
affordable rental housing units (recognizing that
developing affordable rental housing units in transit-
oriented locations throughout the urban area is
supported)
See RCS Section titled "Metro
2050 Regional Growth
Strategy Targets" above.
Strategy 4.1 Expand the supply and diversity of housing to meet a
variety of needs
Policy 4.1.8
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
indicate how you will work
towards meeting
estimated future housing
needs and demand, as
determined in their housing
needs report or assessment
D1.1.5 Ensure that land use designations, zoning and permitted
densities align with the 20-year housing need identified in the latest
Housing Needs Report.
D1.1.4 Continually ensure that OCP designations, housing policies and
zoning regulations align with current and emerging market conditions.
b)
articulate how local plans
and policies will meet the
need for diverse (in tenure,
size, and type) and
affordable housing options
D1.2.1 Expand opportunities for multi-generational housing, aging in
community, and family-friendly housing through small-scale multi-unit
housing, row housing and townhouses.
D1.2.2 Encourage and incentivize family-friendly housing in new
apartment buildings in City Centre, Town Centres, and other growth
areas.
D1.2.3 Work on developing an up-to-date inventory of accessible and
adaptable units.
D1.2.4 Broaden the availability of adaptable housing units across all
unit types.
D1.2.5 Explore minimum accessible unit requirements, particularly in
City Centre, Town Centres and transit corridors.
Appendix 3 - Surrey 2050
Regional Context Statement | 42
D1.2.6 Encourage and permit student housing on the campuses of
post-secondary educational institutions.
c)
identify policies and actions
that contribute to the
following outcomes
i)
increased supply of
adequate, suitable, and
affordable housing to meet a
variety of needs
along the housing continuum
D1.3.4 Explore tools and/or mechanisms to support the development
of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.5.1 Support non-market housing projects in all communities and
encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services and
amenities.
D1.5.2 Prioritize Indigenous-led non-market housing projects.
D1.5.3 Use regulatory tools such as "as-of-right" zoning, inclusionary
zoning and bonus density to increase the supply of non-market rental
housing.
D1.5.4 Support the development of non-market housing by:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges;
d.
Contributing land; or
e.
Providing other incentives.
D1.5.5 Develop a land acquisition and funding strategy to acquire sites
for non-market housing.
D1.5.7 Partner with BC Housing, Provincial and Federal agencies, non-
profit organizations, and private developers to provide non-market
housing that will meet the current and future needs of residents.
ii)
increased supply of family-
friendly, age-friendly, and
accessible housing
D1.2.1 Expand opportunities for multi-generational housing, aging in
community, and family-friendly housing, through small-scale multi-unit
housing, row housing and townhouses.
D1.2.2 Encourage and incentivize family-friendly housing in new
apartment buildings in City Centre, Town Centres and transit corridors
D1.2.3 Work on developing an up-to-date inventory of accessible and
adaptable units.
D1.2.4 Broaden the availability of adaptable housing units across all
unit types.
D1.2.5 Explore minimum accessible unit requirements, particularly in
City Centre, Town Centres and transit corridors.
D1.2.6 Encourage and permit student housing on the campuses of
post-secondary educational institutions.
Appendix 3 - Surrey 2050
Regional Context Statement | 43
iii)
increased diversity of
housing tenure options,
such as attainable
homeownership, rental, co-
op housing, rent-to-own
models, and cohousing
D1.2.6 Encourage and permit student housing on the campuses of
post-secondary educational institutions.
D1.3.1 Target a healthy vacancy rate of approximately 4 percent for
purpose-built rental housing citywide.
D1.3.2 Maintain or increase the number of rental units and bedrooms
when existing purpose-built rental housing sites are redeveloped.
D1.3.3 Advocate to senior governments for policy and taxation
changes that will encourage the construction of purpose-built rental
apartments.
D1.3.4 Explore tools and/or mechanisms to support the development
of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.5.3 Use regulatory tools such as "as-of-right" zoning, inclusionary
zoning and bonus density to increase the supply of non-market rental
housing.
D1.3.4 Explore tools and/or mechanisms to support the development
of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.5.3 Use regulatory tools such as "as-of-right" zoning, inclusionary
zoning and bonus density to increase the supply of non-market rental
housing.
iv)
increased density and supply
of diverse
ground-oriented and infill
housing forms in
low-density neighbourhoods,
such as duplex,
four-plex, townhouse,
laneway/coach houses, and
apartments, particularly in
proximity to transit
D1.2.1 Expand opportunities for multi-generational housing, aging in
community, and family-friendly housing through small-scale multi-unit
housing, row housing and townhouses.
v)
integration of land use and
transportation
planning such that
households can reduce their
combined housing and
transportation costs
D1.5.6 Provide opportunities for the co-location of non-market
housing with new civic facilities, such as recreation centres, libraries
and fire halls.
D1.5.1 Support non-market housing projects in all communities and
encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services and
amenities.
Appendix 3 - Surrey 2050
Regional Context Statement | 44
vi)
increased social
connectedness in multi-unit
housing
D4.1.3 Ensure new multi-family, mixed-use, commercial and
institutional development supports social connection, universal
accessibility, and safety by:
a.
Applying Crime Prevention through Environmental Design
(CPTED) principles to design for safety and comfort;
b.
Integrating, connecting and maximizing access for all users;
c.
Promoting vibrant, active and pedestrian-friendly public and
private environments;
d.
Designing for flexibility of uses and resiliency in changing
contexts; and
e. Responding appropriately to environmental features to create a
"Sense of Place".
vii)
integrated housing within
neighbourhood
contexts and high quality
urban design
The OCP DP1 Development Permit Guidelines: Form and Character
apply to all areas of the city and provide guidance for all types of
development.
viii)
existing and future housing
stock that is low
carbon and resilient to
climate change impacts
and natural hazards
D6.2.3 Support the advancement to zero-carbon energy in all buildings
by:
a.
Advocating to third-party utilities and the province for affordable
zero-carbon energy;
b.
Collaborating with BC Hydro to enable provision of sufficient
electrical supply; and
c.
Developing a decarbonization plan for the District Energy System.
(See also Utilities)
D6.2.5 Encourage building and landscape design features that
conserve energy and water, reduce GHG emissions, and mitigate
extreme heat in urban areas through the DP1 Form and Character
Guidelines (see Appendix 2) and other design measures.
D6.2.6 Explore opportunities to incentivize developments that exceed
minimum regulatory requirements for energy efficiency and zero-
carbon performance.
D6.2.7 Encourage construction practices and technologies that reduce
embodied carbon and improve the climate resilience of new buildings.
D6.2.8 Support affordable zero-carbon resilience retrofits of existing
buildings by:
a.
Advocating to senior levels of government for regulations,
funding and supportive programs; and
b.
Developing a comprehensive existing building strategy.
Policy 4.1.9
Sec
Policy
Supplementary Information
Prepare and implement housing strategies or action plans that:
a)
are aligned with housing
needs reports or
assessments, and reviewed
or updated every 5-10 years
to ensure that housing
strategies or action plans are
based on recent evidence
and responsive to current
and future housing needs
D1.1.5 Ensure that land use designations, zoning and permitted
densities align with the 20-year housing need identified in the latest
Housing Needs Report.
Surrey Affordable Housing Strategy was completed in 2018. An
update to the Strategy is planned to commence mid-2026.
b)
are based on an assessment
of local housing
D1.1.4 Continually ensure that OCP designations, housing policies and
zoning regulations align with current and emerging market conditions.
Appendix 3 - Surrey 2050
Regional Context Statement | 45
market conditions, by
tenure, including assessing
housing supply, demand,
and affordability
c)
identify housing priorities,
based on the
assessment of local housing
market conditions,
household incomes,
changing population and
household demographics,
climate change and
natural hazards resilience,
and key categories of local
housing need, including
specific statements about
special needs housing and
the housing needs of equity-
seeking groups
D1.2.2 Encourage and incentivize family-friendly housing in new
apartment buildings in City Centre, Town Centres, and other growth
areas.
D1.2.4 Broaden the availability of adaptable
housing units across all unit types.
D1.2.5 Explore minimum accessible unit requirements, particularly in
City Centre, Town Centres and transit corridors.
D1.2.6 Encourage and permit student housing on the campuses of
post-secondary educational institutions.
D1.5.2 Prioritize Indigenous-led non-market housing projects.
d)
identify implementation
measures within their
jurisdiction and financial
capabilities, including actions
set out in Action 4.1.8
D1.1.1 Streamline and expedite the development process by:
a.
Considering additional delegation of authority to City approving
officers;
b.
Expediting the application review process;
c.
Expanding the use of professional reliance; or
d.
Using technology and artificial intelligence.
D1.1.3 Simplify the building process by expanding the use of:
a.
Standardized housing designs;
b.
Prefabricated dwelling units; or
c.
Other simplified and easily replicated residential building forms.
D1.3.4 Explore tools and/or mechanisms to support the development
of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.2.1 Expand opportunities for multi-generational housing, aging in
community, and family-friendly housing through small-scale multi-unit
housing, row housing and townhouses.
D1.2.2 Encourage and incentivize family-friendly housing in new
apartment buildings in City Centre, Town Centres, and other growth
areas.
D1.2.4 Broaden the availability of adaptable housing units across all
unit types.
D1.2.5 Explore minimum accessible unit requirements, particularly in
City Centre, Town Centres and transit corridors.
D1.3.4 Explore tools and/or mechanisms to support the development
of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
Appendix 3 - Surrey 2050
Regional Context Statement | 46
d.
Providing financial or non-financial incentives.
D1.5.1 Support non-market housing projects in all communities and
encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services and
amenities.
D1.5.3 Use regulatory tools such as "as-of-right" zoning, inclusionary
zoning and bonus density to increase the supply of non-market rental
housing.
D1.5.4 Support the development of non-market housing by:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges;
d.
Contributing land; or
e.
Providing other incentives.
Strategy 4.2 Protect tenants and expand, retain, and renew rental
housing supply
Policy 4.2.7
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
indicate how they will, within
their local context, contribute
toward the regional target of
having at least 15% of newly
completed housing units built
within all Urban Centres,
Frequent Transit Development
Areas and Major Transit Growth
Corridors combined, to the year
2050, be affordable rental
housing units (recognizing that
developing affordable rental
housing units in transit-oriented
locations throughout the urban
area is supported)
See RCS Section titled "Metro 2050 Regional Growth Strategy
Targets" above.
b)
articulate how local plans and
policies will mitigate impacts on
renter households, particularly
during redevelopment or
densification of Urban Centres
and
Frequent Transit Development
Areas
D1.4.2 Require that tenants must be informed, assisted and
compensated in order for redevelopment of purpose-built rental
sites to be permitted.
D1.4.3 Ensure redevelopment of existing manufactured home
sites is only permitted when residents are informed, assisted, and
compensated.
c)
identify the use of regulatory
tools that protect and preserve
rental housing
D1.3.1 Target a healthy vacancy rate of approximately 4 percent
for purpose-built rental housing citywide.
Appendix 3 - Surrey 2050
Regional Context Statement | 47
D1.3.2 Maintain or increase the number of rental units and
bedrooms when existing purpose-built rental housing sites are
redeveloped.
D1.4.1 Ensure conversion of purpose-built rental apartment
buildings or co-operative housing into stratified condominiums is
only permitted when city-wide vacancy rates are above 4 percent
in alignment with City policies.
D1.4.4 Regularly review and update the City's bylaws and policies
in relation to rental housing redevelopment, manufactured home
park redevelopment and tenant protection.
D1.4.5 Update the City's Rental Premises Standards of
Maintenance Bylaw.
d)
identify policies and actions that
contribute to the following
outcomes:
i)
increased supply of affordable
rental housing in proximity to
transit and on publicly-owned
land
D1.5.1 Support non-market housing projects in all communities
and encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services and
amenities.
D1.5.5 Develop a land acquisition and funding strategy to acquire
sites for non-market housing.
ii)
increased supply of market and
below-market
rental housing through the
renewal of aging
purpose-built rental housing and
prevention of
net rental unit loss
D1.3.2 Maintain or increase the number of rental units and
bedrooms when existing purpose-built rental housing sites are
redeveloped.
D1.4.1 Ensure conversion of purpose-built rental apartment
buildings or co-operative housing into stratified condominiums is
only permitted when city-wide vacancy rates are above 4 percent
in alignment with City policies.
iii)
protection and renewal of
existing non-market
rental housing
D1.4.1 Ensure conversion of purpose-built rental apartment
buildings or co-operative housing into stratified condominiums is
only permitted when city-wide vacancy rates are above 4 percent
in alignment with City policies.
D1.4.5 Update the City's Rental Premises Standards of
Maintenance Bylaw.
iv)
mitigated impacts on renter
households due to
renovation or redevelopment,
and strengthened protections
for tenants
D1.4.2 Require that tenants must be informed, assisted and
compensated in order for redevelopment of purpose-built rental
sites to be permitted.
D1.4.3 Ensure redevelopment of existing manufactured home
sites is only permitted when residents are informed, assisted, and
compensated.
D1.4.4 Regularly review and update the City's bylaws and policies
in relation to rental housing redevelopment, manufactured home
park redevelopment and tenant protection.
v)
reduced energy use and
greenhouse gas emissions from
existing and future rental
D6.2.4 Support the phase-out of operational greenhouse gas
emissions and increase energy efficiency for all new buildings
Appendix 3 - Surrey 2050
Regional Context Statement | 48
housing stock, while considering
impacts on tenants and
affordability
through Energy Step Code and Zero Carbon Step Code
requirements.
D6.2.5 Encourage building and landscape design features that
conserve energy and water, reduce GHG emissions, and mitigate
extreme heat in urban areas through the DP1 Form and Character
Guidelines (see Appendix 2) and other design measures.
D6.2.6 Explore opportunities to incentivize developments that
exceed minimum regulatory requirements for energy efficiency
and zero-carbon performance.
D6.2.7 Encourage construction practices and technologies that
reduce embodied carbon and improve the climate resilience of
new buildings.
D6.2.8 Support affordable zero-carbon resilience retrofits of
existing buildings by:
Advocating to senior levels of government for regulations, funding
and supportive programs; and
Developing a comprehensive existing building strategy.
Policy 4.2.8
Sec
Policy
Supplementary Information
Prepare and implement housing strategies or action plans that:
a)
encourage the supply of new
rental housing and mitigate or
limit the loss of existing rental
housing stock
Surrey Affordable Housing Strategy was completed in 2018. An
update to the Strategy is planned to commence mid-2026.
D1.3.1 Target a healthy vacancy rate of approximately 4 percent
for purpose-built rental housing citywide.
D1.3.2 Maintain or increase the number of rental units and
bedrooms when existing purpose-built rental housing sites are
redeveloped.
D1.3.4 Explore tools and/or mechanisms to support the
development of new purpose-built rental housing, including:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges; or
d.
Providing financial or non-financial incentives.
D1.4.1 Ensure conversion of purpose-built rental apartment
buildings or co-operative housing into stratified condominiums is
only permitted when city-wide vacancy rates are above 4 percent
in alignment with City policies.
D1.4.5 Update the City's Rental Premises Standards of
Maintenance Bylaw.
b)
encourage tenant protections
and assistance for renter
households impacted by
renovation or redevelopment of
existing purpose-built rental
housing
D1.4.2 Require that tenants must be informed, assisted and
compensated in order for redevelopment of purpose-built rental
sites to be permitted.
D1.4.3 Ensure redevelopment of existing manufactured home
sites is only permitted when residents are informed, assisted, and
compensated.
Appendix 3 - Surrey 2050
Regional Context Statement | 49
D1.4.4 Regularly review and update the City's bylaws and policies
in relation to rental housing redevelopment, manufactured home
park redevelopment and tenant protection.
c)
cooperate with and facilitate the
activities of Metro Vancouver
Housing under Action 4.2.2
The City continues to explore opportunities to deliver housing in
partnership with non-profit housing providers.
Strategy 4.3 Meet the housing needs of lower income households and
populations experiencing or at risk of homelessness
Policy 4.3.7
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
indicate how they will
collaborate with the Federal
Government, the Province, and
other partners, to assist in
increasing the supply of
permanent, affordable, and
supportive housing units
D1.3.3 Advocate to senior governments for policy and taxation
changes that will encourage the construction of purpose-built
rental apartments.
D1.5.2 Prioritize Indigenous-led non-market housing projects.
D1.5.7 Partner with BC Housing, Provincial and Federal agencies,
non-profit organizations, and private developers to provide non-
market housing that will meet the current and future needs of
residents.
b)
identify policies and actions to
partner with other levels of
government and non-profit
organizations in order to create
pathways out of homelessness
and contribute to meeting the
housing and support needs of
populations experiencing or at
risk of homelessness
D1.5.7 Partner with BC Housing, Provincial and Federal agencies,
non-profit organizations, and private developers to provide non-
market housing that will meet the current and future needs of
residents.
Policy 4.3.8
Sec
Policy
Supplementary Information
Prepare and implement housing strategies or action plans that
a)
identify opportunities to
participate in programs with
other levels of government to
secure additional housing units
to meet the housing needs of
lower
income households
D1.3.3 Advocate to senior governments for policy and taxation
changes that will encourage the construction of purpose-built
rental apartments.
D1.5.7 Partner with BC Housing, Provincial and Federal agencies,
non-profit organizations, and private developers to provide non-
market housing that will meet the current and future needs of
residents.
b)
identify strategies to increase
community acceptance and
communicate the benefits of
affordable and supportive
housing development
Surrey's A Pathway to Home: Surrey Homelessness Prevention +
Response Plan includes the following action: Address stigma and
foster community buy-in for non-market housing developments.
c)
are aligned with or integrate
plans to address
homelessness, and identify
strategies to reduce the total
number of households that are
in core housing need and
Surrey Affordable Housing Strategy was completed in 2018. An
update to the Strategy is planned to commence mid-2026.
D1.5.1 Support non-market housing projects in all communities
and encourage them in locations:
a.
With access to transit routes;
b.
Within Transit Oriented Areas;
Appendix 3 - Surrey 2050
Regional Context Statement | 50
populations experiencing or at
risk of homelessness
c.
In the City Centre, Town Centres and transit corridors; and
d.
With access to shopping, civic facilities and other services and
amenities.
D1.5.2 Prioritize Indigenous-led non-market housing projects.
D1.5.3 Use regulatory tools such as "as-of-right" zoning,
inclusionary zoning and bonus density to increase the supply of
non-market rental housing.
D1.5.4 Support the development of non-market housing by:
a.
Expediting applications;
b.
Reducing parking requirements;
c.
Waiving development fees and charges;
d.
Contributing land; or
e.
Providing other incentives.
D1.5.5 Develop a land acquisition and funding strategy to acquire
sites for non-market housing.
D1.5.6 Provide opportunities for the co-location of non-market
housing with new civic facilities, such as recreation centres,
libraries and fire halls.
D1.5.7 Partner with BC Housing, Provincial and Federal agencies,
non-profit organizations, and private developers to provide non-
market housing that will meet the current and future needs of
residents.
Appendix 3 - Surrey 2050
Regional Context Statement | 51
Metro 2050 Goal 5: Support
Sustainable Transportation Choices
Strategy 5.1 Coordinate land use and transportation to encourage
transit, multiple-occupancy vehicles, cycling and walking
Policy 5.1.14
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify land use and transportation
policies and actions to encourage a
greater share of trips made by transit,
shared mobility options, cycling,
walking, and rolling
D2.1.2 Promote a robust street network that:
a.
Supports multi-modal transportation options/multiple
travel options;
b.
Connects public spaces; and
c.
Discourages cul-de-sacs and large blocks.
D2.1.3 Ensure new developments provide transportation
infrastructure as specified by the City's engineering design
standards to serve the site and connect seamlessly with
the surrounding transportation network.
D2.2.1 Improve pedestrian safety and comfort through
design strategies, including:
a.
Ensuring sidewalks are built to current standards;
b.
Increasing mid-block crossing opportunities where
appropriate;
c.
Expanding crosswalks where warranted; and
d.
Managing vehicle speeds and volumes on local roads
and in neighbourhoods.
D2.2.2 Establish and complete a core cycling network that
is connected and safe.
D2.2.3 Locate bicycle and micromobility-supportive facilities
near rapid transit stations, bus exchanges and appropriate
locations along transit corridors.
D2.2.4 Implement the Sidewalk Action Plan that prioritizes
safe pedestrian access to schools, bus stops and rapid
transit stations, parks and daily needs such as grocery
stores.
D2.3.1 Support the development of City Centre as the
major transit hub for the South of Fraser region.
D2.3.2 Support the planning and development of a grid-
based transit network in Surrey that connects City Centre,
Town Centres, planned neighbourhoods and neighbouring
communities.
Appendix 3 - Surrey 2050
Regional Context Statement | 52
D2.3.3 Identify and incorporate transit priority measures in
road and intersection projects.
D2.3.4 Collaborate and/or partner with TransLink to ensure
transit infrastructure and stations are human-scaled, fully
accessible, highly visible, well-connected to the street
network, and designed to incorporate public art.
D2.3.5 Advocate, at all levels of government, for increased
transit service for Surrey.
D2.3.6 Collaborate with TransLink, other levels of
government and neighbouring jurisdictions to expand rapid
transit consistent with Metro Vancouver's Regional
Transportation Strategy and any future area transport plan
for south of the Fraser.
D2.3.7 Ensure Surrey residents have safe and comfortable
access to public transit by:
a.
Prioritizing the sidewalk network within 400 metres of
bus stops, where appropriate;
b.
Expanding the availability of bus shelters; and
c.
Ensuring all bus stops are accessible.
D2.3.8 Work with TransLink to improve transit service in
Surrey, including:
a.
Expanding rapid transit service and the Frequent
Transit Network;
b.
Expanding local bus service;
c.
Implementing transit priority measures;
d.
Improving the safety, convenience, attractiveness and
accessibility of transit at stations, stops and
exchanges; and
e.
Continuously improving rider safety on transit.
b)
support the development and
implementation of transportation
demand management strategies, such
as: parking pricing and supply
measures, transit priority measures,
end-of-trip facilities for active
transportation and micro-mobility, and
shared mobility services
D2.4.7 Formalize a clear and consistent approach to
delivering transportation demand management measures.
D2.2.3 Locate bicycle and micromobility-supportive facilities
near rapid transit stations, bus exchanges and appropriate
locations along transit corridors.
D2.1.3 Ensure new developments provide transportation
infrastructure as specified by the City's engineering design
standards to serve the site and connect seamlessly with
the surrounding transportation network.
D2.3.3 Identify and incorporate transit priority measures in
road and intersection projects.
D2.3.8 Work with TransLink to improve transit service in
Surrey, including:
a.
Expanding rapid transit service and the Frequent
Transit Network;
b.
Expanding local bus service;
c.
Implementing transit priority measures;
Appendix 3 - Surrey 2050
Regional Context Statement | 53
d.
Improving the safety, convenience, attractiveness and
accessibility of transit at stations, stops and
exchanges; and
e.
Continuously improving rider safety on transit.
c)
manage and enhance municipal
infrastructure
in support of transit, multiple-
occupancy vehicles, cycling, walking,
and rolling
D2.1.1 Ensure the City's transportation design standards
guide the development of a network that:
a.
Prioritizes the movement of people efficiently;
b.
Aligns with current industry standards;
c.
Prioritizes road safety; and
d.
Is practical to build and maintain.
D2.1.2 Promote a robust street network that:
a.
Supports multi-modal transportation options/multiple
travel options;
b.
Connects public spaces; and
c.
Discourages cul-de-sacs and large blocks.
D2.2.1 Improve pedestrian safety and comfort through
design strategies, including:
a.
Ensuring sidewalks are built to current standards;
b.
Increasing mid-block crossing opportunities where
appropriate;
c.
Expanding crosswalks where warranted; and
d.
Managing vehicle speeds and volumes on local roads
and in neighbourhoods.
D2.2.2 Establish and complete a core cycling network that
is connected and safe.
D2.2.4 Implement the Sidewalk Action Plan that prioritizes
safe pedestrian access to schools, bus stops and rapid
transit stations, parks and daily needs such as grocery
stores.
D2.3.3 Identify and incorporate transit priority measures in
road and intersection projects.
D2.3.7 Ensure Surrey residents have safe and comfortable
access to public transit by:
a.
Prioritizing the sidewalk network within 400 metres of
bus stops, where appropriate;
b.
Expanding the availability of bus shelters; and
c.
Ensuring all bus stops are accessible.
D2.4.1 Identify and eliminate critical road network gaps and
points of congestion through strategic network, road and
intersection improvement projects.
D2.4.2 Facilitate consistent flows of traffic by:
Restricting the number of driveways that directly access
arterial roads along high-volume streets; and
Exploring traffic control options that improve safety and
maintain the flow of traffic.
d)
support the transition to zero-emission
vehicles
D6.2.10 Support the transition to zero- and low-emission
vehicles by:
Appendix 3 - Surrey 2050
Regional Context Statement | 54
a.
Exploring increasing access to electric vehicle charging
in new developments; and
b.
Encouraging private industry and public sector
organizations to develop or expand their electric
vehicle charging infrastructure.
e)
support implementation of the Regional
Greenway Network and Major Bikeway
Network, as identified in Map 10
D2.2.2 Establish and complete a core cycling network that
is connected and safe.
f)
support implementation of local active
transportation and micro-mobility
facilities that provide direct,
comfortable, all ages and abilities
connections to the Regional Greenway
Network, Major Bikeway Network,
transit services, and everyday
destinations
D2.1.3 Ensure new developments provide transportation
infrastructure as specified by the City's engineering design
standards to serve the site and connect seamlessly with
the surrounding transportation network.
D2.2.3 Locate bicycle and micromobility-supportive facilities
near rapid transit stations, bus exchanges and appropriate
locations along transit corridors.
Strategy 5.2 Coordinate land use and transportation to support the safe
and efficient movement of vehicles for passengers, goods, and services
Policy 5.2.6
Sec
Policy
Applicable OCP Policies
Adopt Regional Context Statements that:
a)
identify routes on a map for the safe
and efficient movement of goods and
service vehicles to, from, and within
Urban Centres; Frequent Transit
Development Areas; Major Transit
Growth Corridors; Industrial,
Employment, and Agricultural lands;
ports; airports; and international border
crossings
See RCS Map 3.
b)
identify land use and related policies
and actions that support the
optimization and safety of goods
movement via roads, highways,
railways, aviation, short sea shipping,
and active transportation
D2.4.3 Establish a curb space access strategy to:
a.
Reduce congestion;
b.
Optimize on-street parking demand;
c.
Support goods movement; and
d.
Improve safety.
D2.4.4 Facilitate efficient goods movement through the use
of designated truck routes.
D2.4.8 Collaborate with senior levels of government and
TransLink to improve efficiencies along goods movement
corridors, including those accessing port facilities,
international border crossings, rail lines and major river
crossings.
c)
support the development of local and
regional
transportation system management
strategies,
such as the provision of information to
operators of goods and service vehicles
D2.4.7 Formalize a clear and consistent approach to
delivering transportation demand management measures.
Appendix 3 - Surrey 2050
Regional Context Statement | 55
for efficient travel decisions,
management of traffic flow using
transit priority measures, coordinated
traffic signalization, and lane
management
d)
identify policies and actions that
support the
protection of rail rights-of-way, truck
routes, and access points to navigable
waterways in order to reserve the
potential for goods movement
D2.4.3 Establish a curb space access strategy to:
a.
Reduce congestion;
b.
Optimize on-street parking demand;
c.
Support goods movement; and
d.
Improve safety.
D2.4.4 Facilitate efficient goods movement through the use
of designated truck routes.
D2.4.8 Collaborate with senior levels of government and
TransLink to improve efficiencies along goods movement
corridors, including those accessing port facilities,
international border crossings, rail lines and major river
crossings.
e)
identify policies and actions to mitigate
public
exposure to unhealthy levels of noise,
vibration, and air pollution associated
with the Major Road Network, Major
Transit Network, railways, truck routes,
and Federal / Provincial Highways
The OCP DP1 Development Permit Guidelines: Form and
Character guidelines provide guidance on residential
livability.
f)
identify policies and actions that
anticipate the land and infrastructure
requirements for goods movement and
drayage, such as truck parking, zero-
emission vehicle charging
infrastructure, and e-commerce
distribution centres, and mitigate any
negative impacts of these uses on
neighbourhoods
D6.2.10 Support the transition to zero- and low-emission
vehicles by:
a.
Exploring increasing access to electric vehicle charging
in new developments; and
b.
Encouraging private industry and public sector
organizations to develop or expand their electric
vehicle charging infrastructure.
Appendix 3 - Surrey 2050
Regional Context Statement | 56
Metro 2050 Implementation
Metro 2050 Implementation Policies
City of Surrey
Response
6.2.7
A member jurisdiction may include language in its Regional Context
Statement that permits amendments to the municipality's Official
Community Plan to adjust the boundaries of regional land use
designations within the Urban Containment Boundary, as follows:
a) the member jurisdiction may re-designate land from one regional
land use designation to another regional land use designation, only if
the aggregate area of all proximate sites so re-designated does not
exceed one (1) hectare;
b) notwithstanding section 6.2.7 (a), for sites that are greater than
one (1) hectare and less than three (3) hectares in area, the member
jurisdiction may redesignate land:
-
from Industrial to General Urban regional land use designation, if
the site is contiguous with an Industrial site and the developable
portion of the site will be predominantly within 150 metres of an
existing or approved rail rapid transit station; or
-
from Industrial to Employment regional land use designation if the
developable portion of the site will be predominantly within 250
metres of an existing or approved rail rapid transit station,
provided that:
-
the re-designation does not impede rail, waterway, road, or
highway access for industrial uses; and
-
the aggregate area of all proximate sites so re-designated
does not exceed three (3) hectares;
c) the aggregate area of land affected by all re-designations under
section 6.2.7 (a) and (b) together cannot exceed two (2) percent of the
member jurisdiction's total lands within each applicable regional land
use designation as of July 29, 2011.
The OCP permits
such
amendments.
6.2.8
A member jurisdiction may include language in its Regional Context
Statement that permits amendments to its Official Community Plan
to adjust the boundaries of Urban Centres and Frequent Transit
Development Areas, provided such boundary adjustments meet
the guidelines set out in Table 3 (Guidelines for Urban Centres and
Frequent Transit Development Areas) of the Regional Growth Strategy.
The OCP permits
such
amendments.
6.2.9
Member jurisdictions will notify Metro Vancouver, in writing, of any
and all adjustments, as permitted by sections 6.2.7 and 6.2.8, within
thirty (30) days after the member jurisdiction has adopted its Official
Community Plan amendment bylaw.
The City of Surrey
will implement
Metro 2050
Section 6.2.9.
6.2.10
If a member jurisdiction includes language in its Regional Context
Statement that permits amendments to its Official Community Plan
to adjust the boundaries of regional land use designations within the
Urban Containment Boundary or the boundaries of Urban Centres
and Frequent Transit Development Areas, as permitted by sections
6.2.7 and 6.2.8 respectively, the prescribed adjustments do not require
a new Regional Context Statement or consideration by the Metro
Vancouver Regional District (MVRD) Board. All other adjustments to
regional land use designation boundaries require an amendment to the
member jurisdiction's Regional Context Statement, which must be
submitted to the MVRD Board for acceptance in accordance with the
requirements of the Local Government Act.
The OCP permits
such
amendments.
Appendix 3 - Surrey 2050
Regional Context Statement | 57
Tables and Maps
Table 1. Population, Dwelling Units and Employment Growth
Projections
Section 1.1.9 b) of Metro 2050 requires member jurisdictions adopt RCSs that "provide member
jurisdiction population, dwelling unit, and employment projections, with reference to guidelines contained
in Table 1, and demonstrate how local plans will work towards accommodating the projected growth
within the Urban Containment Boundary in accordance with the regional target of focusing 98% of
residential growth inside the UCB." An RCS should illustrate efforts to align the OCP with the member
jurisdiction and regional projections over time. RCSs should indicate growth projections for the same
time periods as indicated in Metro 2050: i.e. to 2030, 2040, and 2050.
2021
2030
2040
2050
Population
597,133
802,163
927,947
1,073,452
Dwelling Units
194,980
241,660
288,760
332,990
Employment
211,590
270,840
328,440
380,510
Table 2. Population, Dwelling Unit and Employment Target in Urban
Centres and FTDAs
Section 1.2.24 a) of Metro 2050 requires member jurisdictions adopt RCSs that "provide dwelling unit
and employment projections that indicate the member jurisdiction's share of planned growth and
contribute to achieving the regional share of growth for Urban Centres and Frequent Transit Development
Areas as set out in Table 2."
Proportion of new units
Surrey Metro Core
40%
Urban Centres/Town Centres:
Guildford
Fleetwood
Newton
Cloverdale
Semiahmoo
20%
FTDAs:
104 Avenue West
Fleetwood West
Clayton
Strawberry Hill
Grandview
20%
Refined employment growth targets by Urban Centres and FTDAs will be determined in the forthcoming
update to Surrey's Employment Lands Strategy.
Appendix 3 - Surrey 2050
Regional Context Statement | 58
RCS Map1: Regional Land Use Designations and Urban Containment
Boundary
Appendix 3 - Surrey 2050
Regional Context Statement | 59
RCS Map 2: Urban Centres and FTDAs
Appendix 3 - Surrey 2050
Regional Context Statement | 60
RCS Map 3: Goods Movement Network
Appendix 4 - Surrey 2050
OCP Bylaw Amendments | 1
Appendix 4 - Surrey 2050
OCP Bylaw Amendments | 2
Appendix 4 - Surrey 2050
OCP Bylaw Amendments | 3
OCP Bylaw Amendments
Adoption Date
Bylaw No.
Type
Details
xxxx
xxxx
xxx
xxxxxx