Draft - Official Community Plan - Surrey 2050

Schedule A

Surrey 2050 | 1

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 | A2

Land Acknowledgement

Surrey is located on the traditional territories of the Se’mya’me (Semiahmoo), q̓ i c̓ ə y̓ (Katzie), q w̓ ɑ :n ƛ̓ə n̓ (Kwantlen), k ʷ ik ʷə ƛ̓ ə m (Kwikwetlem), qiqéyt (Qayqayt), and sc ə w̓ a θ ə n m ə stey ə x ʷ (Tsawwassen) First Nations.

We acknowledge the profound connection they have to the lands and waters in and around Surrey.

Surrey 2050 | A3

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 E2

Governance Framework Regional Growth Strategy

E5 E6

E3

Implementation Tools

E7

E4

OCP Amendments

E10

E5

Legislatively Required OCP Updates

E12

E6

Infrastructure and Amenity Delivery

E13

Surrey 2050 | A4

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

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

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

Surrey 2050 | A5

Part A – Introduction

Surrey 2050 | A6

Surrey 2050 | A7

Part A – Introduction

Introduction

Shaping Surrey 2050

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.

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 Surre y’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.

Surrey 2050 | A8

Part A – Introduction

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

Surrey 2050 | A9

Part A – Introduction

List of Figures

A3

City Priorities Diagram

Surrey 2050 | A10

Part A – Introduction

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

Surrey 2050 | A11

Part A – Introduction

Surrey City Centre

Surrey 2050 | A12

Part A – Introduction

Surrey 2050 | A13

Part A – Introduction

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.

Surrey 2050 | A14

Part A – Introduction

Crescent Beach

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 ho me. 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.

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.

Surrey 2050 | A15

Part A – Introduction

Holland Park in City Centre

Surrey 2050 | A16

Part A – Introduction

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

Surrey 2050 | A17

Part A – Introduction

CITY PRIORITIES

3.1. Housing for All

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.

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.

Top: Surrey Central SkyTrain Station Bottom Left: Fraser River log transportation Bottom Right: Aerial photo of residential area

Surrey 2050 | A18

Part A – Introduction

CITY PRIORITIES CONTINUED

3.3. A Vibrant Downtown

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.

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.

Surrey 2050 | A19

Part A – Introduction

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 li vability 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

Surrey 2050 | A20

Part A – Introduction

Surrey 2050 | A21

Part B Growth Framework

Surrey 2050 | B 1

Part B – Growth Strategy

Growth Strategy

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).

The Growth Strategy describes how the City will accommodate population growth, intensify employment lands, and protect natural areas.

Surrey 2050 | B2

Part C – Land Use Designations

C hapter Overview

B1

City Structure 1.1 Grow Complete Communities 1.2 Grow NearTransit 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

Surrey 2050 | B 1

Part B – Growth Strategy

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

Surrey 2050 | B2

Part B Growth Framework

Aerial view of Fleetwood

Surrey 2050 | B 3

Part B – Growth Strategy

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.

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

The City Structure Map (see Figure B1) illustrates how these elements and the objectives of the growth strategy come together, city-wide.

Surrey 2050 | B4

Part B Growth Framework

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).

Surrey 2050 | B 5

Part B – Growth Strategy

OBJECTIVE

1.1 Grow Complete Communities

While differing in character and built environment, all complete communities have the following common features:

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.

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)

•

•

•

•

•

Surrey 2050 | B6

Part B -- Growth Framework

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).

Surrey 2050 | B 7

Part B – Growth Strategy

OBJECTIVE

1.2 Grow Near Transit

1.2.1 Directing Growth to the Existing Transit Network

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.

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 RapidTransit 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.

Surrey 2050 | B8

Part B -- Growth Framework

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).

Surrey 2050 | B 9

Part B – Growth Strategy

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

1.3.2 Employment 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.

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).

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).

Surrey 2050 | B10

Part B -- Growth Framework

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).

Surrey 2050 | B 11

Part B – Growth Strategy

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

1.4.2 Agricultural Lands

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.

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 D7: Natural Assets, Biodiversity, & Nature Based Infrastructure.

See D5: Agriculture & Food Systems.

Surrey 2050 | B12

Part B -- Growth Framework

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).

Surrey 2050 | B 13

Part B – Growth Strategy

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

Unplanned 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:

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 .

City Centre ,

•

Town Centres , and

•

Planned Neighbourhoods

•

Surrey 2050 | B14

Part B -- Growth Framework

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).

Surrey 2050 | B 15

Part B – Growth Strategy

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

Surrey 2050 | B16

Part B -- Growth Framework

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.

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.

Planned neighbourhoods are generally supported by the following designations:

Urban I Urban II Urban III

Low-Rise I Low-Rise II

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

Surrey 2050 | B 17

Part C – Land Use Designations

Part C – Land Use Designations

Land Use Designations

Land Use Designations

Land use designations are shown in Map F1 in Part F. Designation requirements are outlined in C1 C8.

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.

Surrey 2050 | C2

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 Suburban Designations 3.1 Suburban I 3.2 Suburban II Urban Designations 4.1 Urban I 4.2 Urban II 4.3 Urban III Low-Rise Designations 5.1 Low-Rise I 5.2 Low-Rise II Mid-Rise Designations 6.1 Mid-Rise I 6.2 Mid-Rise II High-Rise Designations 7.1 High-Rise I 7.2 High-Rise II

C3

C4

C5

C6

C7

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

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

Surrey 2050 | C4

Part C – Land Use Designations

Figure C: Land Use Designation Map

Map is intended for illustrative purposes only. See Map F1: Land Use Designations (Part F).

Surrey 2050 | C5

Part C – Land Use Designations

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

Surrey 2050 | C6

Part C – Land Use Designations

C2 Agricultural & Rural Designations

2.1 Agricultural (AGR)

2.1.1 Intent

For property not within the ALR , permitted uses are farming and those uses compatible with farming.

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.

2.1.2 Implementing Zones

The following zones are consistent with the Agricultural designation:

Zone(s)

Description

A1, A2

Agriculture

Figure C2.1: Agricultural Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C7

Part C – Land Use Designations

2.2 Rural (RUR)

2.2.1 Intent

2.2.2 Implementing Zones

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 .

The following zones are consistent with the Rural designation:

Zone(s)

Description

A1, A2

Agriculture

RA

Acreage Residential

Figure C2.2: Rural Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C8

Part C – Land Use Designations

2.3 Suburban-Urban Reserve (SUR)

2.3.1 Intent

2.3.2 Implementing Zones

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 .

The following zones are consistent with Suburban-Urban Reserve designation:

Zone(s)

Description

RA

Acreage Residential

Figure C2.3: Suburban-Urban Reserve Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C9

Part C – Land Use Designations

C3 Suburban Designations

3.1 Suburban I (SUB1)

3.1.1 Intent

3.1.2 Implementing Zones

The Suburban I designation is intended to support suburban residential neighbourhoods with lots that are generally a half-acre (0.2 ha) or

The following zones are consistent with the Suburban I designation:

Zone(s) Description R1

greater in size, neighbourhood-serving commercial, and complementary uses.

Small-Scale Multi-Unit Housing

C-4 1

Commercial

1 Subject to appropriate interfaces and access.

3.2 Suburban II (SUB2)

3.2.1 Intent

3.3.2 Implementing Zones

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.

The following zones are consistent with the Suburban II designation

Zone(s) Description

R1, R2

Small-Scale Multi-Unit Housing

C-4

Commercial

1 Subject to appropriate interfaces and access.

Figure C3: Suburban Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C10

Part C – Land Use Designations

C4 Urban Designations

4.1 Urban I (URB1)

4.1.1 Intent

4.1.2 Implementing Zones

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.

The following zones are consistent with the Urban I designation:

Zone(s)

Description

R3, R4, R5, R5-S, R6

Small-Scale Multi-Unit Housing

MR3

Rowhouses

MR1, MR2

Townhouses

Low-Rise Apartment (4-storey) with minimum commercial requirements

MR6-C 1

C-5 2 , C-8 2 , C-8A 2 , C-8B 2

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.

Figure C4.1 Urban I Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C11

Part C – Land Use Designations

4.2 Urban II (URB2)

4.2.1 Intent

4.2.2 Implementing Zones

The following zones are consistent with the Urban II designation:

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.

Zone(s)

Description

R3, R4, R5, R5-S, R6

Small-Scale Multi-Unit Housing

MR3

Rowhouses

MR1, MR2, MR4, MR5

Townhouses

Low-Rise Apartment (4 storey) Low-Rise Apartment (4 storey) with minimum commercial requirements

MR6

MR6-C 1

C-5 2 , C-8 2 , C-8A 2 , C-8B 2

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.

Figure C4.2: Urban II Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C12

Part C – Land Use Designations

4.3 Urban III (URB3)

4.3.1 Intent

4.3.2 Implementing Zones

The following zones are consistent with the Urban III designation:

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.

Zone(s) Description

R7

Small-Scale Multi-Unit Housing, Rowhouse, Townhouse, and/or Low Rise Residential Low-Rise Apartments with open space.

Figure C4.3: Urban III Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C13

Part C – Land Use Designations

C5 Low-Rise Designations

5.1 Low-Rise I (LOW1)

5.1.1 Intent

5.1.2 Implementing Zones

The following zones are consistent with the Low-Rise I designation:

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.

Zone(s)

Description

MR4, MR5

Townhouses

MR6

Low-Rise Apartment (4-storey)

MR7

Low-Rise Apartment (6-8 storey)

C-5 1 , C-8 1 , C-8A 1 , C-8B 1

Commercial

1 Subject to appropriate interfaces and access.

5.2 Low-Rise II (LOW2)

5.2.1 Intent

5.2.2 Implementing Zones

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 . 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). 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 following zones are consistent with the Low-Rise II designation:

Zone(s)

Description

Low-Rise Apartment (4-storey) with minimum commercial requirements Low-Rise Apartment (6-8-storey) with minimum commercial requirements

MR6-C

MR7-C, C-15

C-8, C-8A, C-8B

Commercial

Surrey 2050 | C14

Part C – Land Use Designations

Figure C5: Low-Rise Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C15

Part C – Land Use Designations

C6 Mid-Rise Designations

6.1 Mid-Rise I (MID1)

6.1.1 Intent

6.1.2 Implementing Zones

The following zones are consistent with the Mid Rise I designation:

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.

Zone(s) Description

MR7

Low-Rise Apartment (6-8 storey)

MR8

Mid-Rise Apartment

6.2 Mid-Rise II (MID2)

6.2.1 Intent

6.2.2 Implementing Zones

The following zones are consistent with the Mid Rise II designation:

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).

Zone(s)

Description

Low-Rise Apartment (6-8 storey) with minimum commercial requirements

MR7-C, C-15

Mid-Rise Apartment with minimum commercial requirements

MR8-C

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 .

Surrey 2050 | C16

Part C – Land Use Designations

Figure C6: Mid-Rise Diagram

Diagram does not reflect detailed zoning requirements and applicable development permit guidelines.

Surrey 2050 | C17

Part C – Land Use Designations

C7 High-Rise Designations

7.1 High-Rise I (HI1)

7.1.1 Intent

7.1.2 Implementing Zones

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.

The following zones are consistent with the High-Rise I designation:

Zone(s) Description

MR7

Low-Rise Apartment (6-8 storey)

MR8

Mid-Rise Apartment

MR9

High-Rise Apartment

MR10 1

City Centre High-Rise Apartment

1 Within City Centre

7.2 High-Rise II (HI2)

7.2.1 Intent

7.2.2 Implementing Zones

The following zones are consistent with the High Rise II designation:

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 . 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). 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

Zone(s)

Description

Low-Rise Apartment (6-8 storey) with minimum commercial requirements

MR7-C, C-15

Mid-Rise Apartment with minimum commercial requirements High-Rise Apartment with minimum commercial requirements

MR8-C

MR9-C

City Centre High-Rise Apartment with minimum commercial requirements

MR10-C 1 , C-35 1

1 Within City Centre

Surrey 2050 | C18