Surrey planning report 7922-0129-00

Staff Report to Council Application No.: 7922-0129-00 Planning & Development Report Page 2 RECOMMENDATION SUMMARY The Planning & Development Department recommends that this application be denied. However, if Council is of the view that there is merit to proceeding with an application that proposes an urban form of development, Council could refer the application back to staff to explore urban development options that respond more sensitively to concerns regarding neighbourhood character/density, land development and drainage engineering requirements, school capacity issues, park requirements, and neighbourhood concerns. This would require a reduction in density from what is currently proposed. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Proposing an OCP Amendment from Suburban Density Exception Area (2 upa) to Urban. • Proposing an amendment to the Central Semiahmoo Peninsula Local Area Plan (LAP) from Half-acre gross density to new Urban land use designations, which are not currently included in the LAP. RATIONALE OF RECOMMENDATION • The proposal is a significant departure from the land use designations of the Official Community Plan (OCP) and the Central Semiahmoo Peninsula Local Area Plan (LAP). • The proposal is out of character with the existing suburban residential neighbourhood. The area is characterized by large suburban lots with most being approximately one acre in size. • Significant opposition has been expressed by area residents. Area residents have expressed concern that the proposal is out of context with the existing neighbourhood, about increased traffic, strain on existing infrastructure, and removal of existing mature trees. • Staff note that there may be rationale to consider future urban development in the Semiahmoo Peninsula. The local area is well-served by existing neighbourhood amenities including schools, parks, community services and local businesses. Urban development is aligned with the City’s and the Province’s goals of increasing housing supply. However, without a broader land use and infrastructure review and policy planning process for the wider neighbourhood, the proposal is not supportable. • There are a number of close-by planned urban areas in South Surrey, including Rosemary Heights, Grandview Heights, the King George Corridor South and Semiahmoo Town Centre, which have available capacity to accommodate urban development and which would be more appropriate to accommodate growth at this time.

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