City of Surrey PLANNING & DEVELOPMENT REPORT File:

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1 City of Surrey PLANNING & DEVELOPMENT REPORT File: Planning Report Date: April 23, 2018 PROPOSAL: NCP Amendment from Urban Single Family Residential to Single Family Small Lots and for changes to the local road network. Rezoning from RA to RF-13 to allow subdivision into six (6) single family small lots. LOCATION: ZONING: OCP DESIGNATION: NCP DESIGNATION: Street Street RA Urban Urban Single Family Residential

2 Staff Report to Council File: Planning & Development Report Page 2 RECOMMENDATION SUMMARY By-law Introduction and set date for Public Hearing for Rezoning. DEVIATION FROM PLANS, POLICIES OR REGULATIONS The applicant proposes an amendment to the East Newton South Neighbourhood Concept Plan (NCP) from "Urban Single Family Residential" to "Single Family Small Lots" and for changes to the local road network. RATIONALE OF RECOMMENDATION The proposal complies with the Official Community Plan (OCP) Designation for the site. The proposed density and building form are appropriate for this part of East Newton South. Under Development Application No , for lands to the south of the subject property, the applicant provided a concept plan based on the "Single Family Residential (12) Zone (RF-12)" for the remainder of the block. In June 2016, Council considered and approved in principle the "Single Family Residential (13) Zone (RF-13)" as a replacement to the RF-12 Zone. The proposal to develop the subject property into small lots (RF-13) was anticipated as a result of the approval of Development Application No The applicant has demonstrated an appropriate land use and road pattern that can facilitate the development of the remainder of the block, based on similar RF-13 zoning.

3 Staff Report to Council File: Planning & Development Report Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the subject site from "One-Acre Residential Zone (RA)" to "Single Family Residential (13) Zone (RF-13)" and a date be set for Public Hearing. 2. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) (f) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering; submission of a subdivision layout to the satisfaction of the Approving Officer; submission of a finalized tree survey and a statement regarding tree preservation to the satisfaction of the City Landscape Architect; the applicant satisfy the deficiency in tree replacement on the site, to the satisfaction of the Planning and Development Department; demolition of existing buildings and structures to the satisfaction of the Planning and Development Department; and registration of a Section 219 Restrictive Covenant for "no build" on portions of proposed Lot 6 (hooked across 68A Avenue) until future consolidation with the adjacent property ( Street). 3. Council pass a resolution to amend the East Newton South NCP to redesignate the land from "Urban Single Family Residential" to "Single Family Small Lots" and for changes to the local road network when the project is considered for final adoption. REFERRALS Engineering: School District: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as outlined in Appendix III. Projected number of students from this development: 2 Elementary students at Georges Vanier Elementary School 1 Secondary students at Frank Hurt Secondary School (Appendix IV) The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by early 2020.

4 Staff Report to Council File: Parks, Recreation & Culture: Planning & Development Report The Parks, Recreation, and Culture Department has no concerns with the proposal. Page 4 SITE CHARACTERISTICS Existing Land Use: Two Single Family dwellings on small acreage lots. Adjacent Area: Direction Existing Use NCP Designation Existing Zone North (Across lane): Single family dwellings Urban Single Family Residential East (Across 148 Street): Single family Urban Single Family dwellings Residential South: Single family dwelling Urban Single Family Residential West: Single family dwelling Urban Single Family Residential RF, RA RF, RA RA RA JUSTIFICATION FOR PLAN AMENDMENT The East Newton South Neighbourhood Concept Plan (NCP) designates the site as "Urban Single Family Residential". An NCP amendment to "Single Family Small Lots" is required to facilitate the applicant's proposal. A similar rezoning and subdivision application under Development Application No was previously approved and another conditionally approved under Development Application No within the same block as the subject site. Under application No , the applicant provided a concept plan which proposed subdivision under the "Single Family Residential (12) Zone (RF-12)" for the remaining larger lots located in the block bounded by 68 Avenue, 147 Street, 69 Avenue and 148 Street. The applicant has demonstrated an appropriate land use and road pattern that can facilitate the development of the remainder of the block, based on a similar proposal for Single Family Residential 13 (RF-13) zoning. The changes to the road network are supported by Engineering (Transportation) staff. The proposed small lots add to the range of lot sizes and housing choice in the surrounding neighbourhood.

5 Staff Report to Council File: Planning & Development Report Page 5 DEVELOPMENT CONSIDERATIONS Background The subject site is located on the west side of 148 Street, north of 68 Avenue in the East Newton area. The site is designated "Urban" in the Official Community Plan (OCP) and "Urban Single Family Residential" in the East Newton South Neighbourhood Concept Plan (NCP). The site consists of two properties and is approximately 0.44 hectares (1.10 acres) in size. Both properties are zoned "One-Acre Residential Zone (RA)". Current Proposal The applicant is proposing an amendment to the East Newton South NCP from "Urban Single Family Residential" to "Single Family Small Lots" and for changes to the local road network and to rezone the property from "One Acre Residential Zone (RA)" to "Single Family Residential (13) Zone (RF-13)" in order to allow subdivision into six (6) single family small lots. All six (6) proposed lots conform to the minimum requirements of the RF-13 Zone in terms of lot area, width and depth. The lots range in size from 382 square metres (4,111 sq. ft.) to 463 square metres (4,984 sq. ft.). The lot widths range from 14 metres (46 ft.) to approximately 18.6 metres (61 ft.). The applicant proposes changes to the local road network. Specifically, the applicant proposes to extend 68A Avenue east-west across the subject property. Based on the concept plan for the remainder of the block, the reconfigured 68A Avenue will connect to 147 Street. Proposed Lots 1-6 will front onto the future 68A Avenue and take driveway access from the existing rear lane. The applicant and the owner of the adjacent property to the south ( Street) have not been able to agree to terms that would see the southern property developed concurrently with the subject site. As a result the owner of the subject application has agreed to register a "nobuild" Restrictive Covenant over a portion of proposed Lot 6 which will be "hooked" across 68A Avenue, in order to facilitate the future development of the adjacent property to the south ( Street). Details of this arrangement are discussed below. Remnant "Hooked" Lot The applicant proposes an amendment to the East Newton South NCP road network by introducing a new east-west road, 68A Avenue, through Street, which will leave a small 3.0 metre-wide (9.8 ft.) remnant piece of land of approximately 316 square metres (3,401 sq. ft.) running along the entire southern boundary of the subject site, on the south side of the new 68A Avenue. The proposed development will also leave a single remnant lot ( Street) along 148 Street with further development potential. The proposed amendment to the East Newton South NCP road network will require the property at Street to develop lots that front onto the new 68A Avenue. As a portion of Lot 6 will contain the remnant "hooked" portion on the south side of 68A Avenue, the

6 Staff Report to Council File: Planning & Development Report Page 6 property at Street will need to purchase the remnant "hooked" portion to gain legal frontage onto 68A Avenue. As part of the subject development application, staff encouraged the applicant to purchase and consolidate Street with the subject properties. The applicant has advised staff that they have contacted the neighbouring property owners (of Street) about purchasing the property and have made multiple offers based on a market appraisal of the land value. However, the owners of Street have stated they are not interested in selling their property to the applicant and intend to retain the property at this time. Therefore, Lot 6 will contain a remnant "hooked" portion on the south side of 68A Avenue. Consequently, a "no-build Restrictive Covenant will be placed over the remnant "hooked" portion of Lot 6 and will be hooked across 68A Avenue. An Option to Purchase Agreement will be registered on title for Lot 6 in order to facilitate the purchase of the remnant "hooked" portion and allow future development of the adjacent property ( Street). The Option to Purchase Agreement will be registered in favour of the applicant s related company. At the time that the property at Street wishes to develop, the property owner at Street may purchase the original Option to Purchase established through this application at fair market value. While staff s preference would have been to see the properties developed concurrently, the registration of the no-build restrictive covenant and Option to Purchase Agreement will preserve the future subdivision potential of Street. Building Design Guidelines and Lot Grading The applicant for the subject site has retained Tejeshwar Singh of Simplex Consultants Ltd. as the Design Consultant. The Design Consultant conducted a character study of the surrounding homes and based on the findings of the study, proposed a set of building design guidelines (Appendix V). Styles recommended for this site include "Neo-Traditional" and "Traditional West Coast". Style range is not restricted in the building scheme but should be reasonably compatible with other homes in the immediate area. A preliminary lot grading plan was submitted by Hub Engineering Inc. dated November 28, The information has been reviewed by staff and found to be generally acceptable. Based on the preliminary lot grading plan, in-ground basements are proposed on all lots and will be achieved with minimal cut or fill. PRE-NOTIFICATION Pre-notification letters were sent to surrounding property owners on November 27, 2017 and Development Proposal Signs were installed on December 12, To date staff have received no responses on the proposal.

7 Staff Report to Council File: Planning & Development Report Page 7 TREES Jeff Ross, ISA Certified Arborist of Mike Fadum and Associates Ltd. prepared an Arborist Assessment for the subject property. They have been reviewed by the City s Landscape Architect and deemed acceptable. The table below provides a summary of the tree retention and removal by tree species: Table 1: Summary of Tree Preservation by Tree Species: Tree Species Existing Remove Retain Alder and Cottonwood Trees Alder/Cottonwood Deciduous Trees (excluding Alder and Cottonwood Trees) Birch Birch, Paper Cherry Maple, Bigleaf Maple, Crimson King Maple, Norway Maple, Redleaf Japanese Coniferous Trees Western Red Cedar Douglas Fir Total (excluding Alder and Cottonwood Trees) Total Replacement Trees Proposed (excluding Boulevard Street Trees) Total Retained and Replacement Trees Contribution to the Green City Fund $6,800 The Arborist Assessment states that there are a total of seventeen (17) protected trees on the site, excluding Alder and Cottonwood trees. Two (2) existing trees, approximately 10% of the total trees on the site, are Alder and Cottonwood trees. It was determined that one (1) tree can be retained as part of this development proposal. The proposed tree retention was assessed taking into consideration the location of services, building footprints, road dedication and proposed lot grading. For those trees that cannot be retained, the applicant will be required to plant trees on a 1 to 1 replacement ratio for Alder and Cottonwood trees, and a 2 to 1 replacement ratio for all other trees. This will require a total of thirty-four (34) replacement trees on the site. Since only seventeen (17) replacement trees can be accommodated on the site (based on an average of 3 trees per lot), the deficit of seventeen (17) replacement trees will require a cash-in-lieu payment of $6,800, representing $400 per tree, to the Green City Fund, in accordance with the City s Tree Protection By-law.

8 Staff Report to Council File: Planning & Development Report Page 8 In summary, eighteen (18) trees are proposed to be retained or replaced on the site with a contribution of $6,800 to the Green City Fund. SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on January 31, The table below summarizes the applicable development features of the proposal based on the seven (7) criteria listed in the Surrey Sustainable Development Checklist. Sustainability Criteria 1. Site Context & Location (A1-A2) 2. Density & Diversity (B1-B7) 3. Ecology & Stewardship (C1-C4) 4. Sustainable Transport & Mobility (D1-D2) 5. Accessibility & Safety (E1-E3) 6. Green Certification (F1) 7. Education & Awareness (G1-G4) Sustainable Development Features Summary The subject property is located on the west side of 148 Street, north of 68 Avenue in the East Newton South NCP Area. The subject property is designated "Urban Single Family Residential" in the NCP. The application proposes a unit density of 22.2 units per hectare (8.9 units per acre). The proposed RF-13 Zone permits a maximum of 28 units per hectare (11.5 units per acre). The development incorporates the following Low Impact Development Standards: o Roof downspout disconnection; o Dry swales; and o Sediment control devices The applicant proposes to plant 17 replacement trees. n/a The design of the site incorporates Crime Prevention Through Environmental Design "CPTED" principles by providing well-lit sidewalks and houses fronting the street. n/a Pre-notification letters were sent to surrounding property owners on November 27, 2017 and Development Proposal Signs were installed on December 12, A Public Hearing will be held for the proposed rezoning application, should Council be supportive of the proposal.

9 Staff Report to Council File: Planning & Development Report Page 9 INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Appendix II. Appendix III. Appendix IV. Appendix V. Appendix VI. Appendix VII. Lot Owners and Action Summary (Confidential) and Project Data Sheets Proposed Subdivision Layout Engineering Summary School District Comments Building Design Guidelines Summary Summary of Tree Survey and Tree Preservation Proposed NCP Amendment original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development KS/da

10 APPENDIX I HAS BEEN REMOVED AS IT CONTAINS CONFIDENTIAL INFORMATION

11 SUBDIVISION DATA SHEET APPENDIX I Requires Project Data Proposed GROSS SITE AREA Acres 1.10 Hectares 0.44 NUMBER OF LOTS Existing 2 Proposed 6 SIZE OF LOTS Range of lot widths (metres) 14 m 19.5 m Range of lot areas (square metres) 336 m m 2 Proposed Zoning: RF-13 DENSITY Lots/Hectare & Lots/Acre (Gross) Lots/Hectare & Lots/Acre (Net) SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building Estimated Road, Lane & Driveway Coverage Total Site Coverage 13.6 uph/5.4 upa 22.2 uph/8.9 upa 50% PARKLAND Area (square metres) % of Gross Site Required PARKLAND 5% money in lieu YES TREE SURVEY/ASSESSMENT MODEL BUILDING SCHEME HERITAGE SITE Retention FRASER HEALTH Approval DEV. VARIANCE PERMIT required Road Length/Standards Works and Services Building Retention Others YES YES NO NO NO NO NO NO

12 Appendix II

13 _1_SURREY ~ the future lives here. Appendix III INTER-OFFICE MEMO TO: FROM: Manager, Area Planning & Development - South Surrey Division Planning and Development Department Development Project Engineer, Engineering Department DATE: Jan 16, 2018 PROJECT FILE: RE: Engineering Requirements Location: St NCP AMENDMENT There are no engineering requirements relative to the NCP Amendment. REZONE/SUBDMSION Property and Right-of-Way Requirements Dedicate m along 148 Street toward the ultimate 24.0 m Collector Road allowance. Dedicate 3.0 m x 3.0 m corner cut at the 148 Street and Lane intersection. Dedicate 3.0 m x 3.0 m corner cut at the 148 Street and 68A Avenue intersection. Dedicate an ultimate 18.0 m for 68A Avenue toward the Local Road allowance. Register 0.5 m Statutory Right-of-Way (SRW) along 148 Street and 68A Avenue frontages. Dedicate 148 Street as road (without compensation), Bylaw Road (file 26026) for the east 33 feet of the northwest quarter Section 15 Township 2 (PIO ) for an ultimate 20.4 m Collector Road. Works and Services Construct Lane toward the Residential Lane standard. Construct 68A Avenue toward Local Road standard. Register a Restrictive Covenant (RC) for driveway access to 148 Street. Register an RC for the onsite mitigation features as determined through detailed design. Construct water, sanitary, and storm mains along 68A Avenue to service the development. Upsize existing sanitary main along the Lane, at City's expense. A Servicing Agreement is required prior to Rezone/Subdivision. ~-- Tommy Buchmann, P.Eng. Development Project Engineer NOTE: Detailed Land Development Engineering Review available on file

14 Planning January School Enrolment Projections and Planning Update: The following tables illustrate the enrolment projections (with current/approved ministry capacity) for the elementary and secondary schools serving the proposed development. As of September 2017, George Vanier Elementary is operating at 101% capacity. This school has traditionally accepted out of catchment overflow students from TE Scott, Chimney Hill and MB Sanford. Our projections are showing that this trend will continue modestly in the next 5 years. There are currently no plans to increase the capacity of this school. THE IMPACT ON SCHOOLS APPLICATION #: SUMMARY The proposed 6 single family lots Georges Vanier Elementary are estimated to have the following impact on the following schools: 590 Frank Hurt Secondary continues to accept overflow from Sullivan Heights Secondary that currently has capped in-catchment enrollment to the school. Currently, Frank Hurt is operating at 100% capacity and it is projected that over the next 10 years this number will grow to 132%. As a result, as part of the District s 2018/19 Capital Plan submission to the Ministry of Education, there is a capital request to construct a 400 capacity addition targeted to open September The Ministry has yet to approve capital funding for this project. Projected # of students for this development: Elementary Students: 2 Secondary Students: Enrolment Nominal Capacity September 2017 Enrolment/School Capacity Georges Vanier Elementary Enrolment (K/1-7): 86 K Operating Capacity (K/1-7) 38 K Frank Hurt Secondary Enrolment (8-12): 1258 Frank Hurt Secondary Capacity (8-12): 1250 Maximum Operating Capacity*(8-12); Projected cumulative impact of development Nominal Capacity (8-12): subject project) in the subject catchment areas: Elementary Students: 4 Secondary Students: 57 Total New Students: Enrolment Capacity Maximum Operating Capacity * Nominal Capacity is estimated by multiplying the number of enrolling spaces by 25 students. Maximum operating capacity is estimated by multipying the number of enrolling spaces by 27 students.

15 Appendix V BUILDING GUIDELINES SUMMARY Surrey Project #: Project Location: Street, Surrey, B.C. Design Consultant: Simplex Consultants Ltd., (Tejeshwar Singh, b.t.arch, AScT, CRD, at.aibc) This building scheme draft is proposed for the above noted project and has been filed with the City Clerk. Below is the Residential Character Study and the Design Guidelines summary which highlights the important features and forms the basis of the draft Building Scheme. 1. Residential Character 1.1 General Description of the Existing and/or Emerging Residential Character of the Subject Site: The area surrounding the subject property consists of homes built approximately 5-7 years ago along with a handful of older homes built about years ago. The style of the homes in the area traditional west coast and neo-traditional which range from 2500sf up to 3000 sf. The subject property is located on a main road. Homes in the neighborhood include the following: The context homes surrounding the property which are approximately 5-7 years old "traditional west coast" style homes with mid-scale massing characteristics. These homes have various roof pitches from 6:12 up to 10:12. Roof surfaces are asphalt shingles and the cladding is hardi with stone or brick accents. These newer homes can be used as context homes. There are some older neo-traditional style homes that are approximately year old with roof pitches of 4:12 up to 8:12. These homes are comprised of simple rectangular shapes with low-slope common gable roofs, covered with interlocking tab type asphalt shingle roof surfaces. The homes are clad with mainly siding or stucco. 1.2 Features of the Existing and Surrounding Dwelling Homes Significant to the Proposed Building Scheme: 1) Context styles of homes for the proposed building scheme are neo-traditional. 2) All context homes are 2 and 3 storey homes. 3) Front entrances are 1 storey in height. 4) Massing: Old homes are mostly traditional west coast or ranchers context. 5) Exterior cladding: variation of wall cladding materials allows for a wide range of Simplex Consultants Ltd. 1

16 selection for cladding. 6) Roof surface: variation of roofing materials allows for a wide range of selection for roofing. 7) Roof pitch is a minimum 6:12 for the newer context homes. Dwelling Types/Locations: 2 and 3 storey split levels. Exterior Treatment /Materials: Context homes are clad in stucco, or vinyl siding, and have a stone or brick accent veneer. Roof Pitch and Materials: A variety of roofing products have been used, and a variety could be permitted. Window/Door Details: Rectangle or arched. Streetscape: The neighborhood is fairly new with a similar character within each dwelling. Homes include West Coast Modern style 2 and 3 storey homes that meet modern massing design, modem trim and detailing standards, and modem roofing and construction materials standards. Landscapes range from "modest old urban" to "moderate modern urban". 2. Proposed Design Guidelines 2.1 Proposed Design Solutions: Dwelling Types/Location: 2 storey or 3 storey split levels. Interfacing Treatment with existing dwellings Strong relationship with neighboring "context homes" including new homes will be of a similar home type and size. Similar massing characteristics, roof types, roof pitches, roofing materials, and siding materials. Restrictions on Dwellings None. Exterior Materials: Colours: Stucco, Vinyl, Hardiplank, Brick, and Stone. "Natural" colours such as browns, greens, clays, and other earth-tones, and "Neutral" colors such as grey, white, and cream are permitted. "Primary" colors in subdued tones such as navy blue, or forest green can be considered as approved by the consultant. Colours such as pink, rose, peach, salmon are not permitted. Simplex Consultants Ltd. 2

17 Roof Pitch: Minimum roof pitch must be 6:12. Roof Materials: Shake profile concrete roof tiles, and shake profile asphalt shingles with a raised ridge caps are permitted in Grey, Brown, or Black. In-ground basements: Permitted subject to determination that service invert locations are sufficiently below grade. Basements will appear underground from the front. Landscaping: Landscaping: Moderate modem urban standard: minimum 25 shrubs of a minimum 3 gallon pot size. Sod from street to face of home. Driveways: exposed aggregate, interlocking masonry pavers, stamped concrete, or broom or brush-finished concrete. Tree Planting Deposit: $1,000 (to developer) 50% will be refunded after inspection by developer - Remaining 50% one year after completion of construction Compliance Deposit: $5,000 (to developer) Summary prepared and submitted by: Simplex Consultants Ltd. Date: January 23, 2018 Reviewed and Approved by: Tejeshwar Singh, b.t.arch, AScT, CRD, at.aibc Date: January 23, 2018 Simplex Consultants Ltd. 3

18 Appendix VI MIKE FADUM AND ASSOCIATES LTD. VEGETATION CONSULTANTS Tree Preservation Summary Surrey Project No: Address: 6851/ Street Registered Arborist: Jeff Ross #PN 7991A On Site Trees Number of Trees Protected Trees Identified (on site and shared trees, including trees within boulevards and proposed streets 19 and lanes, but excluding trees in proposed open space or riparian areas) Protected Trees to be Removed 18 Protected Trees to be Retained 1 (excluding trees within proposed open space or riparian areas) Total Replacement Trees Required: Alder & Cottonwood Trees Requiring 1 to 1 Replacement Ratio 2 X one (1) = 2 34 All other Trees Requiring 2 to 1 Replacement Ratio 16 X two (2) = 32 Replacement Trees Proposed 17 Replacement Trees in Deficit 17 Protected Trees to be Retained in Proposed [Open Space / Riparian Areas] NA Off Site Trees Number of Trees Protected Off Site Trees to be Removed 2 Total Replacement Trees Required: Alder & Cottonwood Trees Requiring 1 to 1 Replacement Ratio 1 X one (1) = 1 All other Trees Requiring 2 to 1 Replacement Ratio 1 X two (2) = 2 Replacement Trees Proposed Replacement Trees in Deficit 3 TBD TBD Summary report and plan prepared and submitted by: Mike Fadum and Associates Ltd. Signature of Arborist: Date: September 8, 2017 Mike Fadum and Associates Ltd. #105, Street, Surrey, BC, V3W 0A6 Phone Fax

19 144 St 144A St 146 St 150 St 149 St 149A St 145 St 145 St 147A St 150A St 145A St 145B St St 146A 147A St 148A St 145A St 146B St 150 St 150A St 151A St 152 St Fg W 151 St 150B St 146 St 149 St 149A St 149 St 151 St 73 Ave 147 St 72A Ave 73 Ave 72A Ave St 150A 73 Ave 152 St 72 Ave 144B St 71 Ave 70A Ave 147 St 71A Ave 71 Ave 70B Ave 70A Ave 71 Ave 70A Ave 71A Ave 70 Ave 148 St 70 Ave 147 St 69A Ave 69 Ave 148A St 69A Ave 69 Ave 150B St 69 Ave 68A Ave 68A Ave 144B St 67B Ave 67B Ave 67A Ave 68 Ave 67A Ave 67 Ave 67A Ave 67A Ave 67 Ave 151A St 67 Ave Hyland Rd Upland Rd 66A Ave 152A St 66 Ave 66 Ave 151 Street Linkage Between 68th AVE and 68A AVE Proposed to be eliminated. Consult with Planning Dept.\(Sept. 2002) 65A Ave Bc Hydro (Newton) Rwy 64 Ave 146 St Hyland Rd HALF ACRE SINGLE FAMILY RESIDENTIAL URBAN SINGLE FAMILY RESIDENTIAL SINGLE FAMILY SMALL LOTS INSTITUTIONAL (RELIGIOUS ASSEMBLIES, SCHOOL) INSTITUTIONAL / TOWNHOUSES NEIGHBOURHOOD / LOCAL COMMERCIAL SEMI-DETACHED LOW DENSITY COMPACT HOUSING (max. 10 upa) TOWNHOUSES (max. 15 upa) Townhouses (max. 20 u.p.a.) MEDIUM TO HIGH DENSITY TOWNHOUSES (max. 30 upa) G G G G ELEMENTARY SCHOOL PARKS AND OPEN SPACE CEMETERY LANDSCAPE BUFFER STRIPS EAST NEWTON SOUTH LAND USE PLAN CITY OF SURREY - PLANNING & DEVELOPMENT DEPARTMENT Approved By Council December 15,1997 Amended 18 December 2017 This map is provided as general reference only. The City of Surrey makes no warrantees, express or implied, as to the fitness of the information for any purpose, or to the results obtained by individuals using the information and is not responsible for any action taken in reliance on the information contained herein.