Surrey planning report 7922-0149-00

Staff Report to Council Application No.: 7922-0149-00 Planning & Development Report Page 16 • Since the Stage 1 endorsement, the applicant has changed the proposal to include 26 additional townhouse units (171 units in total), though the proposed land-use amendment to the NCP remains the same (proposed land use remains "Multiple Residential 15-25 upa"). See table on page 6 of this report for a comparison of the 2019 Stage 1 land-use consideration and the current proposal. • Pre-notification letters were sent on August 10, 2022, and the Development Proposal Signs were installed on the same day. Staff received more than 75 responses from neighbours who oppose the application, in addition to a petition signed by over 700 residents. The applicant also provided 118 form letters in support of the application that have been signed by area residents (staff comments in italics): o Many neighbours are fundamentally opposed to townhouses at this location, with new single family subdivisions already established to the north, east and west. Of the residents who are opposed to townhomes, many would support the development of the subject site for single family homes, while some others believe that it should not be developed at all. (The subject properties are designated for development in the Sunnyside Heights Neighbourhood Concept Plan [NCP]. The existing land-use designations are "Cluster Residential 6-10 upa" and "Low Density Residential 6-10 upa." While the intent of the “Low Density Residential” designation is single family development, the “Cluster Residential” designation is intended to support lower density townhomes alongside open space for tree preservation. The NCP has always envisioned some townhouse development on this site, but not at the density that the applicant is proposing. Staff note that the proposed land-use designation of Multiple Residential 15-25 upa was endorsed by Council for this site as part of a Stage 1 report, however, the public did not have the opportunity to comment on land use at that stage of the process.) o Many neighbours believe that development proposed is too dense. They understand that Council previously endorsed approximately 145 townhouse units for this site under the proposed "Multiple Residential 15-25 upa" designation, but they do not support the more recent changes to the application that have seen the number of units increase to 171. (Although the proposed land use designation has remained the same at "Multiple Residential 15-25 upa" in both the 2019 Stage 1 scheme and the current application, the proposed elimination of the flex road has led to an increase in developable area. With the elimination of the road, the applicant proposes 26 additional units.) o School capacity is a concern that was raised by many residents who oppose the proposed development. Edgewood Elementary School opened in September 2021 and was at 100% capacity. Portable classrooms are required to accommodate the existing students. Residents are concerned about potential strain on the school system that could be brought on by this development and others in the area. (The School District conducted a detailed review of this proposal prior to the 2019 Stage 1 Planning Report [see Appendix III]. They determined that the number of projected school children would be comparable between a single family development and a townhouse development on this site, due to the fact that single family homes frequently have permitted secondary suites. If the application is approved, the earliest projected completion date would be 2024, which would coincide with the anticipated opening of the future Ta’Talu Elementary School south of 20 Avenue. While the development site is not expected to be within the Ta’Talu Elementary catchment area, the opening of the future school would relieve some of the existing pressure on Edgewood Elementary by providing an alternate school for current Edgewood students who live south of 20 Avenue.)

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