Fleetwood Plan

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Where we are in the Fleetwood Plan process

A plan for Fleetwood is underway. The plan will guide growth and change over the next 30 years as SkyTrain extends along Fraser Highway to Langley. Last year with your input an updated plan was endorsed by Council. More changes are now needed before Council finalizes the plan.


New Housing Legislation and the Plan

In November 2023 the Province passed legislation to increase the supply of housing in BC. The legislation affects the Fleetwood Plan in two ways:

  1. Introduces Transit Oriented Areas (TOAs) – The legislation identifies TOAs within 800 m of existing and future SkyTrain stations. In these TOAs, there are minimum height and density standards and changes to parking requirements.

  1. Introduces Small-Scale Multi-Unit Housing (SSMUH) - Outside the TOAs the new legislation expands the type of housing allowed in single family and duplex zones.

The Fleetwood Plan is being updated to reflect these new changes.

Learn more about the legislation and the changes to the Clayton Corridor Plan under Updates.

Where we are in the Fleetwood Plan process

A plan for Fleetwood is underway. The plan will guide growth and change over the next 30 years as SkyTrain extends along Fraser Highway to Langley. Last year with your input an updated plan was endorsed by Council. More changes are now needed before Council finalizes the plan.


New Housing Legislation and the Plan

In November 2023 the Province passed legislation to increase the supply of housing in BC. The legislation affects the Fleetwood Plan in two ways:

  1. Introduces Transit Oriented Areas (TOAs) – The legislation identifies TOAs within 800 m of existing and future SkyTrain stations. In these TOAs, there are minimum height and density standards and changes to parking requirements.

  1. Introduces Small-Scale Multi-Unit Housing (SSMUH) - Outside the TOAs the new legislation expands the type of housing allowed in single family and duplex zones.

The Fleetwood Plan is being updated to reflect these new changes.

Learn more about the legislation and the changes to the Clayton Corridor Plan under Updates.

Ask your question here

Do you have a question about the Fleetwood Plan or the planning process? We would be happy to respond to your question and will get back to you.

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  • Share Hi!My property is currently proposed for Mid Rise. I understand we have the right to sell or hold as per our need.Do we have any dates to understand how the rezone would proceed in terms of development. Would there be any intimation from city or builder about it?This would help us to prepare and have our backups or plan ready. Thanks, Nina on Facebook Share Hi!My property is currently proposed for Mid Rise. I understand we have the right to sell or hold as per our need.Do we have any dates to understand how the rezone would proceed in terms of development. Would there be any intimation from city or builder about it?This would help us to prepare and have our backups or plan ready. Thanks, Nina on Twitter Share Hi!My property is currently proposed for Mid Rise. I understand we have the right to sell or hold as per our need.Do we have any dates to understand how the rezone would proceed in terms of development. Would there be any intimation from city or builder about it?This would help us to prepare and have our backups or plan ready. Thanks, Nina on Linkedin Email Hi!My property is currently proposed for Mid Rise. I understand we have the right to sell or hold as per our need.Do we have any dates to understand how the rezone would proceed in terms of development. Would there be any intimation from city or builder about it?This would help us to prepare and have our backups or plan ready. Thanks, Nina link

    Hi!My property is currently proposed for Mid Rise. I understand we have the right to sell or hold as per our need.Do we have any dates to understand how the rezone would proceed in terms of development. Would there be any intimation from city or builder about it?This would help us to prepare and have our backups or plan ready. Thanks, Nina

    Nina asked about 1 year ago

    Hi Nina,

    The Fleetwood Plan will contain new land use designations to guide redevelopment of land over the next 30 years. Within that time frame, not all land will re-develop.

    The zoning for properties will remain the same as it currently is today. The property's zone outlines how and what the property can be used for today. For example: residential, commercial or a mix of both.

    When the property owner wants to re-develop their lot, they would make an application to the City to rezone to a different zone that is consistent with the land use designation shown in the Fleetwood Plan. This redevelopment change could happen in the short, medium or long term depending on a range of different factors.

    If you have additional questions, please feel free to reach out to fleetwoodplan@surrey.ca

  • Share It would be a great public private partnership to design the new high-rise buildings to incorporate daycare and schools in the plan on ground floor, then utilizing green space surrounding the buildings for playgrounds. on Facebook Share It would be a great public private partnership to design the new high-rise buildings to incorporate daycare and schools in the plan on ground floor, then utilizing green space surrounding the buildings for playgrounds. on Twitter Share It would be a great public private partnership to design the new high-rise buildings to incorporate daycare and schools in the plan on ground floor, then utilizing green space surrounding the buildings for playgrounds. on Linkedin Email It would be a great public private partnership to design the new high-rise buildings to incorporate daycare and schools in the plan on ground floor, then utilizing green space surrounding the buildings for playgrounds. link

    It would be a great public private partnership to design the new high-rise buildings to incorporate daycare and schools in the plan on ground floor, then utilizing green space surrounding the buildings for playgrounds.

    Zoe Kirk asked about 1 year ago

    Hi Zoe,

    Thank you for your question. 

    The draft Fleetwood Plan aims to ensure that ground floors and podiums of future buildings incorporate commercial, retail, and institutional uses. The plan requires that development under the four mixed use designations - Core, High Rise, Mid Rise, Low Rise - include at minimum between 0.25 FAR and 0.75 FAR of of non-residential use (e.g., commercial and daycare). 

    Additional requirements for non residential uses near planned SkyTrain Stations will be subject to further review and refinement through the Stage 2 Planning Process. 

    Kind Regards,

    John

  • Share Hope your planning team is taking into account the 1200 (official figure) - 1500 (likely number) new immigrants joining the Surrey population every month ? The success of this whole venture depends on factors beyond standard planning parameters or historical data that you may be considering. Is the Fleetwood plan rigid or open to evolve and adapt to the ever-increasing growth ? on Facebook Share Hope your planning team is taking into account the 1200 (official figure) - 1500 (likely number) new immigrants joining the Surrey population every month ? The success of this whole venture depends on factors beyond standard planning parameters or historical data that you may be considering. Is the Fleetwood plan rigid or open to evolve and adapt to the ever-increasing growth ? on Twitter Share Hope your planning team is taking into account the 1200 (official figure) - 1500 (likely number) new immigrants joining the Surrey population every month ? The success of this whole venture depends on factors beyond standard planning parameters or historical data that you may be considering. Is the Fleetwood plan rigid or open to evolve and adapt to the ever-increasing growth ? on Linkedin Email Hope your planning team is taking into account the 1200 (official figure) - 1500 (likely number) new immigrants joining the Surrey population every month ? The success of this whole venture depends on factors beyond standard planning parameters or historical data that you may be considering. Is the Fleetwood plan rigid or open to evolve and adapt to the ever-increasing growth ? link

    Hope your planning team is taking into account the 1200 (official figure) - 1500 (likely number) new immigrants joining the Surrey population every month ? The success of this whole venture depends on factors beyond standard planning parameters or historical data that you may be considering. Is the Fleetwood plan rigid or open to evolve and adapt to the ever-increasing growth ?

    AM asked about 1 year ago

    Hi, 

    Thank you for your question and interest in the Fleetwood Plan. 

    As part of the planning process, the City considered long term population and immigration projections to ensure the City has capacity for growth at the plan level and as part of the Metro Vancouver Regional Growth Strategy. In addition, the City has completed market supply and demand studies in 2019 and 2022 for Fleetwood to get a better idea of what the market may support in the next 10, 20, 30, and 40+ years. The assessment provided analysis of market demand for residential and commercial/employment land uses along the corridor in anticipation of future SkyTrain stations. 


    Link to the 2022 market study for Fleetwood for your reference. 

    The plans in the City area are intended to be contingent and provide a certain amount of flexibility through density bonus for future market changes and adjustments. Plans are also revered from time to time as needed. 

    If you would like to discuss specific or other items related to the Fleetwood Plan please feel free to reach out to us directly. 

    King Regards,

    John 

  • Share Will there be any changes to the properties designated as parkland from Stage 1 in Stage 2 (ex. removing park zoning or changing park zoning to different properties)? on Facebook Share Will there be any changes to the properties designated as parkland from Stage 1 in Stage 2 (ex. removing park zoning or changing park zoning to different properties)? on Twitter Share Will there be any changes to the properties designated as parkland from Stage 1 in Stage 2 (ex. removing park zoning or changing park zoning to different properties)? on Linkedin Email Will there be any changes to the properties designated as parkland from Stage 1 in Stage 2 (ex. removing park zoning or changing park zoning to different properties)? link

    Will there be any changes to the properties designated as parkland from Stage 1 in Stage 2 (ex. removing park zoning or changing park zoning to different properties)?

    Ky asked about 1 year ago

    Hi Ky,

    Thank you for your question and interest in the Fleetwood Plan.

    We are now in Stage 2 of the Fleetwood Plan process. The Parks and Open Space concept will continue to be refined throughout the planning process. This is one of many planning components that are necessary to develop a final and comprehensive Plan. This includes but is not limited to:

    • Preparation of a detailed engineering servicing plan and financial strategy 
    • Finalizing the transportation concept 
    • Conducting further market supply and demand review and updating growth projections


    It is noted that the review of the issues above may result in refinements to overall land use designations (including parks), densities, and road locations. 

    Throughout the Stage 2 plan process, there will be more opportunities for the public to help shape and refine the plan. 

    I want to note that once finalized, the Fleetwood Plan will note rezone properties. The Fleetwood Plan land use designations reflect the long term anticipated future development pattern in a given area, while zoning and the zoning bylaw regulate property development and its allowable use. 

    Regards,

    John

  • Share What will the land on 164 st and Fraser Hwy used for on Facebook Share What will the land on 164 st and Fraser Hwy used for on Twitter Share What will the land on 164 st and Fraser Hwy used for on Linkedin Email What will the land on 164 st and Fraser Hwy used for link

    What will the land on 164 st and Fraser Hwy used for

    Eva asked over 1 year ago

    Hello Eva,

    The corner of 164 Street and Fraser Highway in the Fleetwood Stage 1 Plan is currently designated as “Low-Rise Mixed Use” at the Northwest, Southwest and Southeast corners, and as “Special Study Area” in the Northeast corner, attached to what is currently Bonnie Schrenk Park.  The Low-Rise Mixed Use designation would allow future Apartment buildings supported with ground floor townhouse or active ground floor commercial and related amenity spaces, with buildings between 4-6 Storeys.  Redevelopment through rezoning would be required in those areas, which may take several years, depending on age of buildings, market conditions etc, and is ultimately up to the owner in terms of redevelopment timing.  The future Skytrain Guideway is north running along Fraser Highway at this location, with a future skytrain station expected further east at the intersection of 166st and Fraser Highway near the Surrey Sport and Leisure Centre entrance.

    The Special Study Area designation is an area that has a yet undermined future land use, and is currently owned by the City, but with any future development intended to advance City objectives to grow community and or civic amenities, and/or support affordable housing and or employment through comprehensive transit oriented development.  At this time those lands are currently identified for future Park or Civic use long term, but that is being reviewed by the City.

    As part of the Stage 2 Plan, currently underway ,and expected to be completed in 2024, final land uses and resolution of the special study area designation will be determined. For more information please review the Stage 1 Fleetwood Plan Corporate Report, and stay tuned for future updates on the Fleetwood Engagement Page.

    Regards,

    Markus

  • Share I’m wondering why on 94th Ave between 156 and 152 only the south side seems to be in the Fleetwood plan, the houses on the north side don’t seem to be included in the plan although the Fleetwood boundary goes to 96th Ave. There seems to be a swath from 100 Ave to North side of 94 Avenue between 156 and 162 that is not included in the Fleetwood plan or the Guildford plan? on Facebook Share I’m wondering why on 94th Ave between 156 and 152 only the south side seems to be in the Fleetwood plan, the houses on the north side don’t seem to be included in the plan although the Fleetwood boundary goes to 96th Ave. There seems to be a swath from 100 Ave to North side of 94 Avenue between 156 and 162 that is not included in the Fleetwood plan or the Guildford plan? on Twitter Share I’m wondering why on 94th Ave between 156 and 152 only the south side seems to be in the Fleetwood plan, the houses on the north side don’t seem to be included in the plan although the Fleetwood boundary goes to 96th Ave. There seems to be a swath from 100 Ave to North side of 94 Avenue between 156 and 162 that is not included in the Fleetwood plan or the Guildford plan? on Linkedin Email I’m wondering why on 94th Ave between 156 and 152 only the south side seems to be in the Fleetwood plan, the houses on the north side don’t seem to be included in the plan although the Fleetwood boundary goes to 96th Ave. There seems to be a swath from 100 Ave to North side of 94 Avenue between 156 and 162 that is not included in the Fleetwood plan or the Guildford plan? link

    I’m wondering why on 94th Ave between 156 and 152 only the south side seems to be in the Fleetwood plan, the houses on the north side don’t seem to be included in the plan although the Fleetwood boundary goes to 96th Ave. There seems to be a swath from 100 Ave to North side of 94 Avenue between 156 and 162 that is not included in the Fleetwood plan or the Guildford plan?

    Lynn asked over 1 year ago

    Hi Lynn, 

    Thanks for your questions about the Fleetwood Plan Boundary.  Surrey is generally divided into 6 Community Areas which include Cloverdale, Fleetwood, Guildford, Newton, South Surrey, & Whalley . (See Surrey Communities map). 

    The Fleetwood Plan Boundary is smaller and more focused then that of the broader Fleetwood Community Area.  This is generally case for land use plans throughout the city for which there are many plans identified in the 6 different communities. The secondary Plan boundary for Fleetwood focuses on areas within the Fleetwood Town Centre, and then more generally approximately 1,000 metres of SkyTrain Line and future Stations, as the intention is to consider land near Fraser Hwy that is expected to have intensified land uses to support transit-oriented development over the short and medium term (next 10-25 years).  

    Areas outside the plan boundary like those north of 94 Ave are further away from Fraser highway and Skytrain and generally made up of existing lower density single family neighbourhoods further away from existing and future services and transit with less change expected in the short or medium term.  These areas are governed more broadly by the Official Community Plan, in terms of land use potential, and are designated as “URBAN”, which is intended to support low and medium density residential neighbourhoods consisting of detached and some semi-detached lands.  

    For more information on the Fleetwood Stage 1 Plan and Boundary you can review Corporate Report R049.

    Regards,

    John

  • Share Will there be further extension to the Plan Boundaries at east side of 92nd Ave. and 156th St.? Thank you! on Facebook Share Will there be further extension to the Plan Boundaries at east side of 92nd Ave. and 156th St.? Thank you! on Twitter Share Will there be further extension to the Plan Boundaries at east side of 92nd Ave. and 156th St.? Thank you! on Linkedin Email Will there be further extension to the Plan Boundaries at east side of 92nd Ave. and 156th St.? Thank you! link

    Will there be further extension to the Plan Boundaries at east side of 92nd Ave. and 156th St.? Thank you!

    Lucy asked almost 2 years ago

    Hi Lucy,

    Thank you for your question. 

    Currently there is no intention to expand the Fleetwood Plan boundary at this time.

    Regards,

    John 

  • Share My property is currently proposed for future park space. I understand we have the right to sell to the city when we feel comfortable and ready to sell if the property remains zoned as residential. However, could these properties ever be rezoned essentially limiting and forcing properties to sell? Why have none of the properties planned for future park space been notified of these changes/plan? Is there a date that the city would like to see all these plans come to fruition? Ie. turning my property into a park? on Facebook Share My property is currently proposed for future park space. I understand we have the right to sell to the city when we feel comfortable and ready to sell if the property remains zoned as residential. However, could these properties ever be rezoned essentially limiting and forcing properties to sell? Why have none of the properties planned for future park space been notified of these changes/plan? Is there a date that the city would like to see all these plans come to fruition? Ie. turning my property into a park? on Twitter Share My property is currently proposed for future park space. I understand we have the right to sell to the city when we feel comfortable and ready to sell if the property remains zoned as residential. However, could these properties ever be rezoned essentially limiting and forcing properties to sell? Why have none of the properties planned for future park space been notified of these changes/plan? Is there a date that the city would like to see all these plans come to fruition? Ie. turning my property into a park? on Linkedin Email My property is currently proposed for future park space. I understand we have the right to sell to the city when we feel comfortable and ready to sell if the property remains zoned as residential. However, could these properties ever be rezoned essentially limiting and forcing properties to sell? Why have none of the properties planned for future park space been notified of these changes/plan? Is there a date that the city would like to see all these plans come to fruition? Ie. turning my property into a park? link

    My property is currently proposed for future park space. I understand we have the right to sell to the city when we feel comfortable and ready to sell if the property remains zoned as residential. However, could these properties ever be rezoned essentially limiting and forcing properties to sell? Why have none of the properties planned for future park space been notified of these changes/plan? Is there a date that the city would like to see all these plans come to fruition? Ie. turning my property into a park?

    Jenn asked almost 2 years ago

    Hello Jenn,

    The Fleetwood Plan and proposed land use designations in the Stage 1 Plan are identified to guide future development application decisions (rezoning applications) in the area. Land use designations reflect the long term anticipated future development pattern in a given area, while zoning and the zoning bylaw regulate property development and its allowable use. The Parks and Open Space designation signifies that the City is interested in purchasing your property at some time. It does not rezone your property or change what you are permitted to do with your property under its' current zoning.  That means  if a property is currently Single Family zoned it remains single family zoned. The City may look at purchasing your property at fair market value after the Fleetwood Plan is finalized, and only if you decide to sell to the City. The City does not force someone to sell. You can own and stay at your property as long as you wish. You may also sell to another interested party at any time under the current zoning. Fair market value will be determined by an independent appraiser if you decide to sell to the city. This process involves assessing the highest and best use of the land (which typically excludes the park use) based on site characteristics, neighborhood context, land use designations, and development potential of surrounding properties.

    Having parks and public open space available as Fleetwood’s population grows is important to creating a livable and vibrant community, as such, the City has a strong desire to work with property owners to acquire park designated properties over time as identified in the plan. However, just like all properties in the plan area, property owners may seek amendments to their land use designation through a development proposal and application to the City. The merits of the proposal and application would be reviewed by staff and presented to Council for their consideration of granting the amendment. 

    The overall Fleetwood Plan is projected for a 25+ year build out, to account for growth and development expected to take place over that time. Parks will seek to acquire and develop parks as they come available during this time period or longer. Parks recognizes that some areas may redevelop quickly and some owners of park designated properties will be interested in selling earlier but also understands that some will stay the same for a number of years. As such, there is no specific timeline when your property may be acquired and further developed into a park.

    Please note that the City does not send letters to individual property owners outlining the specific proposed land use designations on their property, but has provided mailouts and postcards to land owners regarding the plan and process for survey and engagement purposes.  The Fleetwood plan webpage includes interactive and online map of the proposed land use maps.  You can also view individual parcel designations in the plan by viewing or COSMOS map, and selecting “Fleetwood Plan” under Stage 1 Land Use Plans.

    https://cosmos.surrey.ca/external/

    For more information on Parks Planning in Fleetwood you may contact Adam Rossi – Parks Planner at adam.rossi@surrey.ca

    Best Regards,

    Markus

  • Share What does urban residential mean? Is that single family homes? If that is the case why are some single family homes marked as single family homes when they are on the edge of 'the plan' as opposed to being excluded from the plan. on Facebook Share What does urban residential mean? Is that single family homes? If that is the case why are some single family homes marked as single family homes when they are on the edge of 'the plan' as opposed to being excluded from the plan. on Twitter Share What does urban residential mean? Is that single family homes? If that is the case why are some single family homes marked as single family homes when they are on the edge of 'the plan' as opposed to being excluded from the plan. on Linkedin Email What does urban residential mean? Is that single family homes? If that is the case why are some single family homes marked as single family homes when they are on the edge of 'the plan' as opposed to being excluded from the plan. link

    What does urban residential mean? Is that single family homes? If that is the case why are some single family homes marked as single family homes when they are on the edge of 'the plan' as opposed to being excluded from the plan.

    t1son asked about 2 years ago

    Hi,

    The intent of the Urban Residential designation is to encourage a range of residential building forms in addition to single-detached homes. This may include duplexes, rowhouses and/or lower density townhouses. Laneways and coach houses may be considered in some areas with an existing lane. 

    Generally land use designations set out expectations and provide a level of certainty for proposals and future development. 

    Regards,

    John

  • Share We have seen responses of what happens to would happen when properties are designated new parklands. What of properties that are designated as a new road? on Facebook Share We have seen responses of what happens to would happen when properties are designated new parklands. What of properties that are designated as a new road? on Twitter Share We have seen responses of what happens to would happen when properties are designated new parklands. What of properties that are designated as a new road? on Linkedin Email We have seen responses of what happens to would happen when properties are designated new parklands. What of properties that are designated as a new road? link

    We have seen responses of what happens to would happen when properties are designated new parklands. What of properties that are designated as a new road?

    Rich asked about 2 years ago

    Hi Rich, 

    Dedication of land for road or lane widening can be a condition of future re-development through any rezoning application, where new roads or lanes or road widening is shown in the Plan. The owner of a parcel of land that is subject of a proposed rezoning application must provide, without compensation, to the city land for roads or public utilities as part of the approval of development. The dedication, therefore, is provided without compensation and is typically secured through rezoning / subdivision development applications.  

    Road dedication is typically split on a Property Line with half of a road or lane provided when both properties do not develop simultaneously. The Fleetwood Plan includes a proposed road network plan, that may indicate the size of Road Right-of-Way dedication required and locations of widenings or proposed new roads. 

    For more information regarding specific road dedication requirements and City process, you may contact Alix Rosti at Alix.Rosti@surrey.ca

    Best Regards,

    John  

Page last updated: 22 May 2024, 10:17 AM