Campbell Heights Local Area Plans
Review the employment land strategies for future land uses in Campbell Heights.
Campbell Heights a large employment land area in south-east Surrey, along the border with Langley. Campbell Heights provides employment opportunities for a growing workforce through the designation of business park and industrial uses.
The area is separated into two Local Area Plans (LAPs) that provide direction on the type and density of development, transportation and utility infrastructure, parks and the environment.
- Campbell Heights LAP was approved by Council in 2000 and is currently building out.
- South Campbell Heights LAP is an in-progress land use plan (Stage 1) that is currently being considered for a Regional Growth Strategy Amendment.
South Campbell Heights
Following the Stage 1 plan approval and initial OCP and bylaw amendment considerations, the City submitted a Metro Vancouver Regional Growth Strategy (RGS) amendment application to the Metro Vancouver Board for consideration.
In May, 2018, the RGS amendment application was referred back to the City to consider an alternate amendment. Staff are currently considering land use options.
This Campbell Heights plan areas designate land uses for the broader Campbell Heights industrial and business park area, generally located east of 184 Street, south of 44 Avenue and west of 196 Street, along the border with the Township of Langley.
The approved Campbell Heights LAP encompasses an area of about 798 hectares (1,971) of land. The South Campbell Heights LAP, if approved, includes lands that are outside of the agricultural land reserve ("ALR") and south of the existing Campbell Heights Business Park near the Township of Langley border, encompassing an approximate area of an additional 245 hectares (600 acres).
Process & Timeline
Step 1: Getting Started
The Local Area Plan process was initiated on September 8, 2014 and began with the commissioning of two background studies:
- an environmental study (including an archaeological assessment and groundwater review); and
- a market demand study, focused on the regional and local need for employment lands.
The Terms of Reference for these studies was approved on December 1, 2014 by Council through Corporate Report No. R19. These background studies provided key information that advised the land use planning process. See the South Campbell Heights Environmental Study Results.
Step 2: Developing the Plan
The development of the draft plan was supported by a community consultation process, including a stakeholder committee comprised of local landowners and representatives of environmental and community groups with interests in the area. Consultation opportunities included:
- Landowners meeting (April 14, 2016)
- Public open house #1 (May 31, 2016)
- Four stakeholder committee meetings (Spring 2016 - Winter 2017)
- Public open house #2 (June 28, 2017)
At the second open house information outlining the planning process, findings of the background studies, draft Planning Principles, and the proposed Land Use Concept were presented and discussed. Input was used to make final refinement to the Stage 1 land use concept which approved by Council with Corporate Report R171 in July, 2017.
Step 3: Refining the Plan
Following Stage 1 approval of the plan, Council endorsed Corporate Report R201 which granted third reading to the necessary OCP amendments and bylaw readings that were consistent with the Stage 1 land use concept.
From there, staff prepared and submitted an application to amend the Metro Vancouver Regional Growth Strategy (RGS), including potential adjustments to the Urban Containment Boundary (UCB). Metro Vancouver Board approval is required before the required OCP amendment can be considered by Council for Final Adoption.
In May, 2018, the Metro Vancouver Board referred the South Campbell Heights RGS amendment application back to the City of Surrey to consider alternates. Staff are currently considering options.
Step 4: Completing the Plan
Once the necessary Metro Vancouver RGS and the City OCP amendments are completed staff will seek Council’s authorization to proceed with Stage 2 of the Local Area Plan process. Stage 2 will include a detailed servicing and transportation strategy to support the approved land uses, detailed design and development policies and guidelines, Aquifer Protection Measures, and a financial strategy.
The Campbell Heights area was originally considered within the South-East Surrey Local Area Plan which was prepared in 1980. The Plan envisaged business park and industrial development in this area to provide employment opportunities for the growing workforce.
Campbell Heights LAP
In 1999 Council endorsed Corporate Report R2108 which approved a review process for Campbell Heights, with the intent of developing a more refined and relevant employment lands plan for the area.
In 2000 Council endorsed Corporate Report C018 which approved the Local Area Plan for Campbell Heights, including the Land Use Concept Plan. Council also endorsed Corporate Report C017 which approved the engineering servicing plan and financial strategies as specified in the Campbell Heights Industrial Area
In, 2003 Council endorsed Corporate Report L008 which provided an overview of the work, to date, on proposed amendments to the Campbell Heights LAP to include an allowance for a portion of the land in the Campbell Heights area to be used for "high-end" light impact industrial uses.
Later in 2003 Council also endorsed Corporate Report L013 which outlined the steps required to implement the first phase of industrial development in Campbell Heights, including the pre-zoning of some lands, preparation of design guidelines and the development of a design review and approval process.
In January 2004 Council endorsed Corporate Report L001 which approved design guidelines and a review Process as the basis for evaluating site-specific development proposals within the Campbell Heights Business Park.
South Campbell Heights LAP
In September, 2014, Council endorsed Corporate Report R152 which Authorize staff to conduct background studies, including an environmental study, a market demand assessment and engineering servicing studies in advance of a Local Area Planning process for the South Campbell Heights Special Study Area.
The “Special Study Area” designation is outlined in both the Metro Vancouver Regional Growth Strategy and Surrey's Official Community Plan indicating it as an area of the City where future land planning is projected, potentially leading to changes from current land use in the future. All of the lands within the area are currently outside of the Greater Vancouver Sewerage & Drainage District's Fraser Sewerage Area and the Regional Growth Boundary.
In September, 2015, Council endorsed Corporate Report R187 which initiated a Local Area Planning process for the South Campbell Heights Area.
In July, 2017 Council endorsed Corporate Report R171 which approved the Stage 1 South Campbell Heights Land Use Plan, and an amendment to the Campbell Heights LAP to be consistent with the South Campbell Heights LAP.
In November, 2017 Council endorsed Corporate Report R201 which gave third reading to "Surrey Official Community Plan Bylaw, 2013, No. 18020, Amendment Bylaw, 2017, No. 19362", as documented in Corporate Report. The bylaw amendments proposed are related to the approval of the Stage 1 South Campbell Heights Land Use Plan adopted by City Council on July 24, 2017.
Third reading of the OCP amendment bylaw followed a public hearing which was held on the draft bylaw on October 23, 2017. An application for amendment to the Metro Vancouver Regional Growth Strategy (RGS) was subsequently submitted to the Metro Vancouver Board for consideration.
In May, 2018, the Metro Vancouver Board referred the South Campbell Heights RGS amendment application back to the City of Surrey to consider alternates.
South Campbell Heights
Markus Kischnick MCIP, RPP
Community Planning Division