Semiahmoo Town Centre Plan

STCP approved by Coucil

On January 31, 2022 the Plan was approved by the previous Council.

Details of the vote

The vote was 4 - 3 with Councillor Patton declaring a conflict because her office is located on the edge of the Mall site; Councillor Pettigrew was on a leave of absence. Those voting in favour; Mayor McCallum, Councillors Elford, Guerra, and Nagra; those voting against the approval were Councillors Annis, Hundial and Locke. We thank them for their suppoort.

Council comments

Mayor McCallum didn't like the location of the bus layover.

Councillor Nagra thought there should be sites for hotels.

Details of the Plan

Here is a link to the plan; Semiahmoo Town Centre Plan

Pay particular attention to maps on page 10 (Land Use) and page 11 (Building Heights)

More information is available in Corporate Report R025 Semiahmoo Town Centre Plan

Next Steps

Look for future development applications and plan to speak at the public hearings.

Summary of SRA Concerns Previously Expressed to Council and Planning

1. Reduce amount of overall growth – tripling residential units and population is excessive growth for a small town centre with no planned access to rapid transit lines except buses and little hope of becoming a complete community.

2. Require a distinctive, "green" character, so that redevelopment will not produce another bland high-rise cluster.

3. Encourage carbon zero initiatives, including mass timber construction with its lower height limits

4. Mitigate adverse impacts of massive, tall buildings on nearby residential areas

5. Prepare detailed urban design studies, as promised for Stage 2, to optimize location of towers and consider overall urban form options.

6. The City has made some 20 changes to building heights between Stage 1 and 2, and we suggest:

Substantially reduce maximum building heights in the high-rise designated areas where they impact on nearby residential areas. Follow White Rock’s lead in setting a maximum height of 12 storeys, or at least a range of 24 storeys at 16th Ave. down to 12 storeys at 18th Ave. (not 28 decreasing to 20 storeys as now proposed)
Reduce building heights in the mid-rise designated areas which transition down to low density areas. 12 storeys is too high, and should only be allowed where not overlooking or overshadowing existing residential areas.
Reduce maximum building heights in the proposed Medical District - 12 storeys in a new outlying pocket overlooking a single family area is too much. Suggest 6 storeys instead.
Revisit and justify 8-storey nodes now proposed at 152 St./20th Ave.

7. Redistribute the growth proposed in the STCP that would allow Phase 1 of the Semiahmoo Mall redevelopment proposal (the three towers rezoning application, coming to Council in the next few months), to minimize adverse impacts on nearby residential areas (suggest 12 storey maximum). Revisit the developers’ urban design concept for redeveloping the Mall.

8. In the Extension Areas, fully consult with residents before making changes from Stage 1 land use designations and heights.

9. Create development permit guidelines for urban design specific to Semiahmoo situation and not the same as the rest of Surrey.

10. Do more to reduce local traffic congestion in the next 15 years than extending one road into the mall.

11. Do additional public engagement to allow public input to fresh urban design studies and redevelopment options and ensure that public opinion really does support all aspects of the STCP.

City staff are working on Stage 2 of the plan which is intended to finalize the land use designations, densities, heights, and to add sections on urban design guidelines, infrastructure and financing. We are anticipating several changes from the previously approved Stage 1. City staff have advised there will be a limited opportunity for some final public input in the week before the completed plan is to be voted on by Surrey Council early in 2022.

click to read the SRA concerns

click on Semiahmoo Town Centre to connect to the City of Surrey's information on the plan.

click on Corporate Report R049 to read the details of Stage 1 plus City staff recommendations; page 22 shows the land use map with proposed building heights

Please email your questions and/or concerns to semi.res.assoc@gmail.com

Some general thoughts on the Plan's content

Maps

Check where you live. Do you understand how the proposed plan will change your area? Will a 24 storey building block your sunshine?

Infrastructure

Should our community accept higher densities with resulting increase in population without the infrastructure to accommodate such growth?

Sense of Community

What should our community look like? Do you want an indoor mall or do you like the Grandview Main Street shopping model? Do you like the look of White Rock's tall buildings? Or, would you prefer more sensible heights of 6 to 12 storey's?

S R A