PH4 - Marcon Homes Cross Breeze

THE CORPORATION OF THE TOWNSHIP OF LANGLEY
LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842

AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661
AMENDMENT (MARCON HOMES (CROSSBREEZE) LTD.) BYLAW 2009 NO. 4719
EXPLANATORY NOTE
Bylaw No. 4719 amends the Murrayville Community Plan by redesignating four lots with a
total area of 1.31 ha (3.23 acre) located at the northwest corner of 56 Avenue and 210A
Street from Commercial to Multi Family Four. The bylaw also designates the site as part
Development Permit Area A.
The amendment will facilitate development of two four storey strata apartment buildings with
a total of 236 units.
LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842
AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661
A Bylaw to amend Langley Official Community Plan Bylaw 1979 No. 1842
WHEREAS the Municipal Council of the Corporation of the Township of Langley deems it
necessary and desirable to amend Langley Official Community Plan Bylaw 1979 No. 1842
Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661;
NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in
Open Meeting Assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as the “Langley Official Community Plan Bylaw 1979 No. 1842
Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment (Marcon
Homes (Crossbreeze) Ltd.) Bylaw 2009 No. 4719.
2. The Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville
Community Plan) Bylaw 1988 No. 2661 is hereby amended by:
a. Adding under Section 3.1 after “Multi Family Three” the words “Multi Family Four”;
b. Adding under Section 3.3 Residential Policies the following after subsection (8)(a)
and adjusting the subsequent section numbers accordingly:
(9) Areas designated Multi Family Four on Map 2 shall have a maximum
permitted density of 200 units per ha (81 units per acre).
3. The “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville
Community Plan) Bylaw 1988 No. 2661” as amended is hereby further amended by
redesignating lands described as:
Lots 28, 29 and 30 District Lot 306 Group 2 New Westminster District Plan 36805 and
Lot 1 Except: Part on Plan 61677 District Lot 306 Group 2 New Westminster District Plan
7851
as set out on Schedule “A” attached to and forming part of this Bylaw from “Commercial”
to “Multi Family Four” on Map 2, and by amending Map 3 (Development Permit Areas) to
include the lands shown on Schedule “A” as part of “Development Permit Area A”.
READ A FIRST TIME the 16 day of February , 2009

READ A SECOND TIME the 16 day of February , 2009
PUBLIC HEARING HELD the day of , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the
Deputy Township
Mayor Clerk
Bylaw 4719
Page 2 …
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

EXPLANATORY NOTE
Bylaw No. 4720 rezones property located north of 56 Avenue and west of 210A Street from
Suburban Residential SR-1 to a new Comprehensive Development Zone CD-72 to permit
development of two apartment buildings (236 units).
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500
WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning Bylaw
1987 No. 2500” as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in
Open Meeting Assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987
No. 2500 Amendment (Marcon Homes (Crossbreeze) Ltd.) Bylaw 2009 No. 4720”.
2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by:
a. Adding to Section 104.1 – Zones the words “Comprehensive Development Zone

CD-72” after the words “Comprehensive Development Zone CD-71”
b. Adding to Section 110 after the words “CD-71- 4000 m2” the words “CD-72 –
5000 m2”
c. By adding after Section 971 “Comprehensive Development Zone CD-71” the
following as Section 972 “Comprehensive Development Zone CD-72”
972 – Comprehensive Development Zone CD-72
Uses Permitted
972.1 In the CD-72 Zone only the following uses are permitted and all other
uses are prohibited:
(1) accessory buildings and uses
(2) accessory home occupations subject to Section 104.3(l)
(3) apartments
Density
972.2 The maximum gross density permitted shall not exceed 200 units per
hectare (81units per acre).
Lot Coverage
972.3 The maximum permitted lot coverage of buildings and structures shall be
in accordance with the provisions of a Development Permit.
Siting of Buildings and Structures

972.4 Buildings and structures shall be sited in accordance with the provisions
of a Development Permit.
Bylaw No. 4720
Page 2
Height of Buildings and Structures

972.5 Except as provided for in Section 104.5 the height of buildings and
structures shall be in accordance with a Development Permit.
Parking and Loading

972.6 Parking and loading shall be provided in accordance with Section 107.
Subdivision Requirements
972.7 All lots created by subdivision shall comply with Section 110 of this Bylaw
and the Township of Langley “Subdivision and Development Control
Bylaw”.
Landscaping, Screening and Fencing

972.8 Landscaping areas, landscaping screens and fencing shall be provided in
accordance with the Development Permit.
Development Permit Requirements

972.9 An application for a Development Permit shall be submitted to Council for
its consideration prior to issuance of a building permit.
3. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as:
Lots 28, 29 and 30 District Lot 306 Group 2 New Westminster District Plan 36805 and
Lot 1 Except: Part on Plan 61677 District Lot 306 Group 2 New Westminster District
Plan 7851
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-72.
READ A FIRST TIME the 16 day of February , 2009

READ A SECOND TIME the 16 day of February , 2009
PUBLIC HEARING HELD the day of , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the
Deputy Township
Mayor Clerk
Bylaw No. 4720
Page 3
REPORT TO
MAYOR AND COUNCIL
PRESENTED: FEBRUARY 16, 2009 - REGULAR MEETING REPORT: 09-16

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-12-0026
SUBJECT: REZONING AND COMMUNITY PLAN AMENDMENT
APPLICATION NO. 100063 AND
DEVELOPMENT PERMIT NO. 100559
(MARCON HOMES (CROSSBREEZE) LTD.)
PROPOSAL:
Application to amend the Murrayville Community Plan
from Commercial to Multi Family Four and rezone from
Suburban Residential Zone SR-1 to Comprehensive
Development Zone CD-72, and for the issuance of
Development Permit No. 100559 to permit two
apartment buildings (each four (4) storeys) with a total
of 236 units on a 1.31 ha (3.23 acre) site located at the
northwest corner of 56 Avenue and 210A Street.
RECOMMENDATION SUMMARY:
That Council give first and second reading to Bylaws
No. 4719 and 4720, with the completion of nine (9)
conditions; and issuance of Development Permit No.
100559 (subject to four (4) conditions) at the time of
final reading; and that staff be authorized to
schedule the required Public Hearing for the
rezoning and Development Permit
concurrently.
RATIONALE:
The development proposal is
supported by staff as it complements
the existing multiple family residential
development pattern on adjacent sites.
The proposal is also consistent with
the Sustainability Charter’s objective of
developing compact and mixed use
neighbourhoods; as the Community
Plan’s objective of providing a wide
range of housing options for the
community.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100063
AND DEVELOPMENT PERMIT NO. 100559
Page 2 . . .
RECOMMENDATION(S):
That Council give first and second reading to Rezoning Bylaw No. 4720 (and accompanying
Murrayville Community Plan Amendment Bylaw No. 4719) rezoning 1.31 ha (3.23 acres) of land
located at the northwest corner of 56 Avenue and 210A Street to Comprehensive Development
Zone CD-72 to facilitate development of 236 apartment units, subject to the following
development prerequisites being satisfied prior to final reading:
1. Applicant entering into a Servicing Agreement with the Township to secure required road
and utility upgrades and extensions in accordance with the Township’s Subdivision and
Development Control Bylaw, and the Erosion and Sediment Control Bylaw, to the
acceptance of the General Manager of Engineering;
2. Completion of a traffic impact study to the acceptance of the General Manager of
Engineering;
3. Provision of road dedication (2.44 metres on 56 Avenue and a corner truncation at the 56
Avenue / 210A Street intersection) in accordance with Schedule P-1 of the Township’s
Subdivision and Development Control Bylaw (Policy Section) as amended to reflect this
requirement to the acceptance of the General Manager of Engineering;
4. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.
4470 including provision of a final tree management plan incorporating tree retention,
replacement and protection details, to the acceptance of the Manager of Parks Design and
Development;
5. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of the parkade, elevator, pedestrian
connections, amenity areas, playgrounds, and lighting) by a qualified CPTED professional
(in consultation with the Langley RCMP), to the acceptance of the Director of Community
Development, including incorporation of the CPTED recommendations into the final
development plans;
6. Landscape plans being finalized to reflect on-site compliance with the Child Friendly
Amenity Area requirement, to the acceptance of the Manager of Parks Design and
Development;
7. Register a restrictive covenant prohibiting access to the site from 56 Avenue and prohibiting
off-street parking on 56 Avenue abutting the site, to the acceptance of the General Manager
of Engineering;
8. Receipt of final approval from Transport Canada and NAV Canada regarding height of
buildings and the use of cranes during the construction process;
9. Payment of supplemental Rezoning Application fee, Integrated Site Design Concept (ISDC)
Review fee, and Site Servicing Review fee;
That Council at time of final reading of Bylaw No. 4720 authorize issuance of Development
Permit No. 100559 subject to the following conditions:
a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Final on-site landscaping plans being in substantial compliance with Schedules “O” and “P”,
and in compliance with the Township’s Tree Protection Bylaw, Child Friendly Amenity Area
requirement and Street Tree and Boulevard Treatment policy, subject to final acceptance of
the Manager of Parks Design and Development;
c) On-site landscaping to be secured by letter of credit at the building permit stage;
d) All garbage facilities to be located within buildings or screened; and further
Page 3 . . .
That Council authorize staff to schedule the required public hearing for the Community Plan
amendment and Rezoning Bylaws in conjunction with Development Permit No. 100559.
EXECUTIVE SUMMARY:
Rositch Hemphill and Associates has applied (on behalf of Marcon Homes (Crossbreeze) Ltd.)
to amend the Murrayville Community Plan and rezone property to permit development of two
apartment buildings containing a total of 236 apartment units at the northwest corner of 56
Avenue and 210A Street. Additional details are contained in the materials provided as
attachments to this report. Staff are recommending that Council consider the Community Plan
amendment and rezoning request subject to completion of nine (9) development prerequisites
and issuance of Development Permit No. 100559. Staff are supportive of the development
proposal on the basis of it meeting the Official Community Plan’s objective of providing a range
of housing options for the community, and it being complementary to adjacent multi-family
development and commercial land uses.
PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
the Marcon Homes (Crossbreeze) Ltd. Community Plan amendment, rezoning and
Development Permit applications.
Page 4 . . .
SUBJECT
Page 5 . . .
ZONING BYLAW NO. 2500

Page 6 . . .
Preliminary Site Plan – SUBMITTED BY APPLICANT

Page 7 . . .
Rendering – SUBMITTED BY APPLICANT

Page 8 . . .
ADDITIONAL INFORMATION:
REFERENCE:
Owner/ Applicant: Marcon Homes (Crossbreeze) Ltd.
20689 – 56 Avenue
Langley BC V3A 3Y9
Architect: Rositch Hemphill and Associates

10 – 120 Powell Street
Vancouver BC V6A 1G1
Legal Description: Lots 28, 29 and 30 District Lot 306 Group 2

New Westminster District Plan 36805 and
Lot 1 Except: Part on Plan 61677 District Lot 306
Group 2 New Westminster District Plan 7851
Location: 5655 – 210A Street (Lot 28)

5615 – 210A Street (Lot 29)
21009 – 56 Avenue (Lot 30)
20971 – 56 Avenue (Lot 1)
Area: 0.37 ha (0.91 acre) – Lot 28

0.35 ha (0.87 acre) – Lot 29
0.35 ha (0.87 acre) – Lot 30
0.24 ha (0.58 acre) – Lot 1
1.31 ha (3.23 acres) – Total Area
Existing Zoning: Suburban Residential Zone SR-1
Proposed Zoning: Comprehensive Development Zone CD-72
Murrayville Community Plan Commercial

(existing):
Murrayville Community Plan Multi Family Four

(proposed): (maximum density 200 units per ha /
81 units per acre)
E.S.A. Designation: E.S.A.# 065 – Langley City and South Willoughby

(Rating - #3)
Page 9 . . .
DISCUSSION / ANALYSIS:
The four subject properties (1.31 ha / 3.23 acres total area) are located to the north of 56
Avenue and west of 210A Street, adjacent to the City of Langley boundary. Lot 1 is vacant, and
the other three properties (bordering 210A Street) each contain a house and are currently used
for suburban residential purposes. All of the existing buildings will be removed to accommodate
the proposed development.
Surrounding land uses include:
• the Twin Rinks building (ice arena with restaurant/pub, sports medicine clinic, and Kintec
Foot Labs) to the northwest (located on the Langley Bypass in the City of Langley);
• 210A Street to the east (currently built to a suburban standard to the south edge of Lot
28; the road adjacent to Lot 28 is dedicated but not constructed); beyond 210A Street is
the Blue Heron Estates garden apartments development (single floor adult oriented
residences located in two storey buildings; zoned Multiple Family Residential RM-2,
designated Multi Family One in the Murrayville Community Plan);
• 56 Avenue to the south, which is the boundary with the City of Langley; beyond is a
Super Save Gas bar / Jiffy Lube (adjacent to the Langley Bypass) and an apartment
building (Riverwalk), with the Riverwynde townhouse development to the south;
• Lands on the west side of the Langley Bypass (located in the City of Langley) have been
developed for multiple family residential purposes; north of 56 Avenue is the Bayberry
Estates development (part of the “Meadows” neighbourhood); south of 56 Avenue are
multiple family residential buildings (including the Kinsmen Garden Estates housing
project).
Proposed Murrayville Community Plan Amendment (Bylaw 4719):

The four subject properties are currently designated for Commercial purposes in the Murrayville
Community Plan. As the site is located in close proximity to the intersection of Langley Bypass
and 56 Avenue, the intent of this designation would have been to accommodate commercial
uses serving the surrounding neighbourhood and passing traffic.
Bylaw 4719 proposes to redesignate the site from Commercial to a new Multi Family Four
designation to permit multiple family residential (apartment) development The proposed
development is consistent with the Township’s Sustainability Charter and community plan
objectives and is complementary to existing multiple family uses to the east (Blue Heron Estates
garden apartments) and south (Riverwalk apartments). Bylaw 4719 also designates the subject
lands as part of “Development Permit Area A” (Residential).
A letter submitted by the applicant’s architect provides the following rationale in support of the
proposed Community Plan amendment:
“The required access from 210A Street and the multifamily residential
bordering on its east and south sides make commercial uses for this site
more difficult and has been deemed not appropriate by the proponent.
Further, recently built commercial developments in the City of Langley to the
southwest eliminate both the need and the viability of a commercial use on
the subject property.
Page 10 . . .
The Planning Objectives for the Murrayville Community Plan including these
objectives, which this proposal meets:
(2) To encourage the development of the community primarily as

a residential area with a variety of housing types and densities
suitable to a range of life-style.
(3) To provide for several fully serviced higher density residential
areas.
The site is on or adjacent to two major arterial roads and major bus routes. It
is within walking distance of shopping and services in Langley City.
Recreational and educational facilities are within one and two blocks from the
site.
This is the last developable property in the western edge of Murrayville. It is

important to make the best use of the land, which in this case is multiple-
family residential condominiums. It is also important to provide the highest
density appropriate to its surroundings. The City of Langley has recently
increased the allowable density in the adjacent area to a level consistent with
this development’s proposed density.”
Staff support the proposed Community Plan amendment as the proposed development is
consistent with the Official Community Plan’s objective of providing a range of housing options
for the community, and it being complementary to adjacent multi-family development and
commercial land uses.
Proposed Zoning (Bylaw 4720):

The application proposes to rezone the site from Suburban Residential Zone SR-1 to a new
Comprehensive Development Zone CD-72. The CD-72 zone is being created to specifically
accommodate the proposed development, and will permit apartment uses with a maximum
gross density of 200 units per hectare (81 units per acre) to match the new “Multi Family Four”
designation of the site in the Murrayville Community Plan. The overall density of the proposed
development will be 180 units per ha (73 units per acre).
Proposed Development:
The proposed development consists of two four (4) storey apartment buildings located above a
parking structure, with all vehicular access from a parkade entrance on 210A Street. The
southerly building (Building A) is proposed parallel to 56 Avenue, with its lobby area accessed
from 56 Avenue and containing 108 apartments. The northerly building (Building B) is an “L”
shaped structure with its lobby area accessed from 210A Street and containing 128 apartments.
The mix of apartments includes one bedroom, one bedroom and den, and two bedroom units.
The overall site density proposed is approximately 180 units per ha (73 units per acre). This
density is similar to that of the “Hawthorne” apartment building currently under construction by
the same developer in Walnut Grove at 8915 – 202 Street.
Page 11 . . .
A “Design Rationale” submitted by Rositch Hemphill and Associates in support of the proposal
states:
“There are three building components, the northern two of which are joined at
the entry to form a unified building. The two, joined components in the northern
portion of the site form a modified L that continues the civic grid while
maximizing views to the north and sun exposure to the suites. The southern
building provides a street wall and principal entrance along 56 Avenue.
The buildings sit on a common parkade, the top of which has been set to meet
the minimum elevation for the flood protection covenant. The parkade has been
set back from 56 Avenue to allow for stepped stone walls and significant
landscaping. A set of grand stairs lead to each building entrance, and an
inclined, landscaped pathway provides an easy transition from sidewalk
elevation to the front door. The parkade is also set back from the northwest and
east property lines to allow for significant planting in front of the walls.
The entrance to the parkade is centred on the cul-de-sac of 210A Street

directly across from the entrance to the co-op housing project (Blue Heron
Estates).”
Parking:
A total of 357 parking spaces are proposed (all within the parking structure) consisting of 322
resident parking spaces and 35 visitor parking spaces. The proposed parking arrangement
complies with the Township’s Zoning Bylaw provisions.
Development Permit:
As the subject area is designated as a mandatory Development Permit area, the applicant has
also applied for a Development Permit. In accordance with Council’s policy, supporting
materials have been submitted detailing the proposed development’s form, character and siting.
Development Permit guidelines relevant to the site are contained in the Murrayville Community
Plan (see Attachment A). Proposed Development Permit No. 100559 is attached to this report
(see Attachment B).
Supporting materials provided by the project architect indicate the proposed building elevations
will feature heavy profile asphalt shingle roofs, with the building exterior clad in a variety of vinyl
siding (horizontal treatments), cedar shake shingles and exposed wood trusses (on gable ends),
cultured stone (on entry feature and select areas), aluminum deck guardrails and handrails
(black powder coating finish) and wood trim and brackets. The “Design Rationale” states:
“The large gable and low-sloped roofs recall a reference to a country style of
design. The dramatic stone and glass gatehouses, the gable roof entries and
the stone turret ends of buildings add a cosmopolitan influence.
The low-sloped roofs create a rhythm to the buildings, punctuated by the

entrances in the middle and the stately stone and balcony treatments at each
end. The parkade walls provide a varied palette of architectural concrete,
stepped planter walls and significant rows of columnar vegetation.
Page 12 . . .
The buildings have been designed so that the entry points, central to each
building, also provide views of and resident access to the common courtyard
areas. First floor suites have access to private yards with garden gates leading
to pathways and common open spaces.”
The proposed building height (4 storeys above a parking level), site coverage and building siting
comply with the provisions of the CD-72 zone (which has been specifically created to
accommodate the development). The proposed development in staff’s opinion complies with
the Residential Development Permit guidelines for the area (see Attachment A) which will apply
to the site following adoption of the proposed Murrayville Community Plan amendment (Bylaw
4719).
Garbage and recycling facilities are proposed within the parking structure. This has also been
secured through a condition incorporated into Development Permit No. 100559 requiring
garbage facilities to be located within the proposed buildings.
As the site is located in an area affected by the Langley Airport Zoning Regulations, the
applicant will be required to obtain approvals from Transport Canada related to the height of the
building and the use of cranes during the construction process. This requirement has been
included in the development prerequisites to be completed prior to final reading of the rezoning
bylaw.
Given the development’s use of a parking structure and its location near commercial
developments and Langley Secondary School, staff have included as a development
prerequisite the requirement for a CPTED (Crime Prevention Through Environmental Design)
report. The CPTED report will identify measures to be incorporated into the final design of the
development to assist in preventing crime and will specifically review the design and operation
of the parkade, elevators, pedestrian connections, amenity areas, playgrounds and lighting.
Consultation with the Langley RCMP will also be required.
Environmental:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the Langley City and South Willoughby area. There are no watercourses on the
site. The applicant will be required to provide erosion and sediment control measures in
accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the General
Manager of Engineering. As part of the required Servicing Agreement, the applicant will be
required to provide full urban services as well as a stormwater management plan. The provision
of these items and compliance with the Township’s Tree Protection Bylaw satisfy the
management guidelines identified in the Township’s Environmentally Sensitive Areas Study.
Staff also note that the “Design Rationale” provided by the project architect states the following:
“The proposed development is consistent with the Township’s sustainability

charter as it incorporates higher density housing that provides a diverse
range of housing types ranging from affordable one bedroom suites to larger
two bedroom and den suites. The proposed development will incorporate
high efficiency electric heating and electric fireplaces as well as recycling
facilities. Each unit will be assigned a secure bike locker space in the
underground parkade to promote the use of bicycles.
Page 13 . . .
The development has also been appropriately located in an area already

highly serviced by transit, with bus stops located right next to the lobby
entrances. These routes will connect to the central Langley transit exchange,
Willowbrook Mall Area and Surrey Central Sky Train station. With transfers
residents can access virtually anywhere in the Lower Mainland, including all
major universities.”
Landscaping:
The majority of the land area of the site will be occupied by the parking structure, with the
apartment buildings located above. As a result, the landscaping plan indicates plantings in the
form of street trees and boulevard treatment along 56 Avenue and 210A Street (in accordance
with Township policy), as well as decorative plantings around the perimeter of the parkade
structure (designed to screen the exposed portion of the parkade and enhance its appearance).
The plan also proposes landscaped courtyard areas and common space on the main level (i.e.
above the parkade), including pathways leading to childrens play areas. Apartments on the
main level will also have private outdoor patio/yard areas. The project architect’s “Design
Rationale” states:
“The lush landscaped podium level utilizes native plants which are drought
tolerant and provide habitat value along the perimeter of the site and in
retaining wall planters. Native plants are also integrated throughout the
podium level with some more ornamental planting. The landscape is intended
to be low maintenance, which requires fewer pesticides and fertilizers. The
development also provides community garden spaces associated with the play
areas, where children and residents will be able to grow their own herbs,
vegetables and fruits.
The design of the buildings allows for easy access to and lots of views to the
common open space, providing good security. The design also maximizes
views to the North Shore mountains and the nearby green tributaries.”
Tree Protection/ Replacement:

An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants. The
submitted information indicates that 137 significant trees exist on the site, 117 of which are
proposed to be removed. A total of 20 significant trees are proposed to be retained on-site (7
along the western property line, 7 in the northeastern corner of the site, and a further 6 trees
being relocated to the northeast corner from other parts of the site). In accordance with the
Township’s Tree Protection Bylaw 37 replacement trees are required to be planted on-site. The
applicant is proposing to plant 129 replacement trees, as well as street trees along adjacent
street frontages. An assessment of existing vegetation provided by the applicant’s architect
states:
“A grove of trees at the north end and east sides of the site will be retained,
and several existing significant trees will be relocated on the site. The parkade
has been designed to allow the retention of a number of significant trees along
the property line next to the Canlan Rinks, and has been set back from the
property line to allow for the planting of dense vegetation.
Page 14 . . .
The most significant trees which may be considered retainable are those
located along the south property line. The Township’s own requirement for the
widening of 56 Avenue will remove those trees. For the trees that are
removed, the landscape design not only replaces the trees, but adds a green
rhythm that builds on the success of the landscaping for the Riverwynde
townhouse project on the Bypass just south of 56 Avenue. This project’s tree
replacement program exceeds the Township’s replacement bylaw by more
than 90 trees.”
Street trees will also be planted adjacent to 56 Avenue and 210A Street (in compliance with the
Township’s Boulevard Treatment and Street Tree policy). Final tree retention, protection, and
replacement plans are subject to the final acceptance of the Manager of Parks Design and
Development. This requirement has been included in the list of development prerequisites to be
completed prior to final reading of the rezoning bylaw.
Servicing:
The development site will be required to provide full municipal services in accordance with the
Township’s Subdivision and Development Control Bylaw. Prior to final reading, the proponent
will be required to enter into a servicing agreement to secure provision of utilities (sanitary and
storm sewer and water service), and improvements to 210A Street and 56 Avenue adjacent to
the site. Road widening dedication (2.44 metres along 56 Avenue, corner truncation at 56
Avenue / 210A Street intersection, and completion of 210A Street cul de sac bulb) will also be
provided prior to consideration of final reading of the rezoning bylaw. Access to the site will be
from 210A Street, with no vehicle access permitted from 56 Avenue.
In the event that servicing of the site must be through City of Langley servicing lines (rather than
through Township facilities), approvals may be required from the City. The City has also
requested submission of a traffic impact study from the applicant in order to assess the need for
road improvements in the area, including the possible provision of a westbound turning lane on
56 Avenue at the Langley Bypass. The traffic impact study will be required as part of the
servicing review prior to final reading of the rezoning bylaw.
Transit:
Bus service is currently provided along 56 Avenue adjacent to the site by the 502 (Surrey
Central / Langley Centre/ Brookswood/ Aldergrove) and on both 56 Avenue and Langley Bypass
by the C64 (Willowbrook / Langley Centre) route.
Schools:
Although a total of 236 residential units are proposed, it is not anticipated that there will be any
significant impact on either the neighbourhood elementary schools (Douglas Park and
Blacklock) or the community secondary school (Langley Secondary) as the predicted market for
the units does not include families with school age children. The School District was advised of
the proposal and has not voiced any objection to it.
Page 15 . . .
Child Friendly Amenity Area:

Section 111.5 of the Township’s Zoning Bylaw requires provision of one or more “Child Friendly
Amenity Areas” for apartment developments, on the basis of 4 m2 per residential unit. A total
area of 944 m2 (10,161 ft2) of Child Friendly Amenity Area is required based on the 236 units
being proposed. The applicant is proposing two play areas totaling 992 m2 (10,678 ft2) (with
several play structures, seating areas, creative/formal/informal play areas) in the common
landscaped areas in the courtyard between the two buildings (i.e. on the “podium” level above
the parking structure). The architect’s design rationale notes: “The project incorporates two
child-friendly play areas in protected zones, with good visual contact from surrounding suites.
These are enhanced by the expansive greens, landscaping and sitting areas for the benefit of
all residents.”
Parks and Recreation:

The nearest Township facility is Macleod Athletic Park located adjacent to Langley Secondary
School at 216 Street and 56 Avenue. A neighbourhood park in the City of Langley is located
two blocks to the west (north of the Fraser Crossing / Safeway development).
Public Consultation:
The applicant will hold a public information meeting prior to the Township’s Public Hearing to
obtain input and answer questions from residents in the adjacent Blue Heron Estates and
Riverwalk developments.
Development Prerequisites:
Prior to final reading of the rezoning bylaw, the following items must be finalized:
1. Applicant entering into a Servicing Agreement with the Township to secure required road
and utility upgrades and extensions in accordance with the Township’s Subdivision and
Development Control Bylaw, and the Erosion and Sediment Control Bylaw, to the
acceptance of the General Manager of Engineering;
2. Completion of a traffic impact study to the acceptance of the General Manager of
Engineering;
3. Provision of road dedication (2.44 metres on 56 Avenue and a corner truncation at the
56 Avenue / 210A Street intersection) in accordance with Schedule P-1 of the
Township’s Subdivision and Development Control Bylaw (Policy Section) as amended to
reflect this requirement to the acceptance of the General Manager of Engineering;
4. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.
4470 including provision of a final tree management plan incorporating tree retention,
replacement and protection details, to the acceptance of the Manager of Parks Design
and Development;
5. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of the parkade, elevator, pedestrian
connections, amenity areas, playgrounds, and lighting) by a qualified CPTED
professional (in consultation with the Langley RCMP), to the acceptance of the Director
of Community Development, including incorporation of the CPTED recommendations
into the final development plans;
6. Landscape plans being finalized to reflect on-site compliance with the Child Friendly
Amenity Area requirement, to the acceptance of the Manager of Parks Design and
Development;
7. Register a restrictive covenant prohibiting access to the site from 56 Avenue and
prohibiting off-street parking on 56 Avenue abutting the site, to the acceptance of the
General Manager of Engineering;
Page 16 . . .
8. Receipt of final approval from Transport Canada and NAV Canada regarding height of
buildings and the use of cranes during the construction process;
9. Payment of supplemental Rezoning Application fee, Integrated Site Design Concept
(ISDC) Review fee, and Site Servicing Review fee.
POLICY CONSIDERATIONS:
The proposed development is located in an area currently designated for Commercial purposes
in the Murrayville Community Plan. The proposed redesignation of the site to Multi Family Four
is compatible with surrounding land use patterns and is consistent with the Official Community
Plan’s objective of providing a range of housing options for the community. The proposed
residential development complies with this designation.
The subject site is designated a mandatory Development Permit area to permit Council the
opportunity to review the form, character and siting of the proposed development. Staff
recommends that Bylaws No. 4719 and 4720 be given first and second reading, and that
Development Permit No. 100569 be issued subsequent to final reading of Bylaw 4720.
Respectfully submitted,
Robert Knall
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
RK
ATTACHMENT A Murrayville Community Plan Development Permit Guidelines
ATTACHMENT B Development Permit No. 100559:

Schedule A Rendering
Schedule B Character Sketch
Schedule C Context Plan
Schedule D Parkade Plan
Schedule E Building A – Level 1 Floor Plan
Schedule F Building A – Level 2 and 3 Floor Plans
Schedule G Building A – Level 4 Floor Plan
Schedule H Building B – Level 1 Floor Plan
Schedule I Building B – Level 2 and 3 Floor Plans
Schedule J Building B – Level 4 Floor Plan
Schedule K Building A – 56 Avenue Elevation/Material Legend
Schedule L Building B – 210A Street Elevation/Material Legend
Schedule M Building Elevations on 56 Avenue and 210A Street
Schedule N Building Elevations on Langley Bypass
Schedule O Landscape Plan (South)
Schedule P Landscape Plan (North)
Page 17 . . . ATTACHMENT A
(EXCERPT FROM MURRAYVILLE COMMUNITY PLAN:)
3.4 Residential Development Permit Area
Multi Family and adjacent Institutional areas are designated as development permit areas under
Section 945(4)(e) of the Municipal Act to establish objectives and provide guidelines for the form
and character of development. These areas are shown as Development Permit Area A on Map
3.
The objective of the development permit area designation is to ensure safe and attractive
multiple family neighbourhoods and to reduce conflicts with adjacent uses. The development
permit guidelines for this area are:
(a) Development should be designed to integrate with and be compatible with

adjacent development with respect to siting of buildings, exterior finish and
design. Pitched roofs shall be encouraged.
(b) Buildings should be designed and sited so that sun penetration to roads and
adjacent properties is maximized.
(c) Landscaping shall be required to enhance the appearance of the development.

Careful consideration shall be given to retaining as many of the existing trees as
possible. Buildings and parking, loading and storage areas should be screened
from adjacent roads and single family residential development. Garbage
receptacles and other service areas should be screened. A landscaping plan
shall be submitted as part of a development permit application.
(d) Building materials, design and massing shall support the creation of an attractive
residential environment. The use of "untreated" concrete or "unfinished" metal or
aluminum as a final building finish shall not be permitted.
(e) Signs should be designed so that they are compatible with buildings.
(f) Walkways should be developed to ensure convenient access to and from

adjacent commercial and institutional uses. For security, walkways should be
lighted and allow overview from adjacent dwellings.
(g) Ravine and creek areas shall be treated under the provisions of Development
Permit Area F, Section 3.11.
ATTACHMENT B
Development Permit No. 100559
This Permit is issued this _______ day of ____________, 2009 to:
1. NAME: Marcon Homes (Crossbreeze) Ltd.
ADDRESS: 20689 – 56 Avenue

Langley BC V3A 3Y9
2. This permit applies to and only to those lands within the Municipality described as follows and
to any and all buildings, structures and other development thereon:
LEGAL DESCRIPTION: Lots 28, 29 and 30 District Lot 306 Group 2 New Westminster
District Plan 36805 and Lot 1 Except: Part on Plan 61677
District Lot 306 Group 2 New Westminster District Plan
7851
(hereinafter called the “said lands”)
CIVIC ADDRESS: 5615 and 5655 – 210A Street; 21009 and 20971 – 56 Avenue
3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality of
Langley applicable thereto, except as specifically varied or supplemented by this permit as
follows:
a) Building plans being in substantial compliance with Schedules “A” through “N”;
b) Final on-site landscaping plans being in substantial compliance with Schedules “O” and
“P”, and in compliance with the Township’s Tree Protection Bylaw, Child Friendly
Amenity Area requirement and Street Tree and Boulevard Treatment policy, subject to
final acceptance of the Manager of Parks Design and Development;
c) On-site landscaping to be secured by letter of credit at the building permit stage;
d) All garbage facilities to be located within buildings or screened; and further
4. Although not part of the Development Permit requirements, the applicant is advised that prior
to issuance of a building permit the following items will need to be finalized:
e) Payment of supplemental Development Permit application fees.
5. The land described herein shall be developed strictly in accordance with the terms, conditions
and provisions of this Permit and any plans and specifications attached as a Schedule to this
Permit which shall form a part hereof.
This Permit is not a Building Permit. All developments forming part of this Development
Permit shall be substantially commenced within two years after the date the Development
Permit is issued. This permit shall have the force and effect of a restrictive covenant running
with the land and shall come into force on the date of an authorizing resolution passed by
Council.
Development Permit No. 100559
(Marcon Homes (Crossbreeze) Ltd.)
Page 2
It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other
than those in this Permit.
This Permit shall enure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, successors and assigns.
AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF

__________, 2009.
SCHEDULE A – Rendering
SCHEDULE B – Character Sketch
SCHEDULE C – Context Plan
SCHEDULE D – Parkade Plan
SCHEDULE E – Building A – Level 1 Floor Plan
SCHEDULE F – Building A – Level 2 and 3 Floor Plans
SCHEDULE G – Building A – Level 4 Floor Plan
SCHEDULE H – Building B – Level 1 Floor Plan
SCHEDULE I – Building B – Level 2 and 3 Floor Plans
SCHEDULE J – Building B – Level 4 Floor Plan
SCHEDULE K – Building A – 56 Avenue Elevation / Material Legend
SCHEDULE L – Building B – 210A Street Elevation / Material Legend
SCHEDULE M – Building Elevations on 56 Avenue and 210A Street
SCHEDULE N – Building Elevations on Langley Bypass
SCHEDULE O – Landscape Plan (South)
SCHEDULE P – Landscape Plan (North)

SCHEDULE A
RENDERING

SCHEDULE B
CHARACTER SKETCH

SCHEDULE C
CONTEXT PLAN
SCHEDULE D
PARKADE PLAN
SCHEDULE E
BUILDING A – LEVEL 1 FLOOR PLAN
SCHEDULE F
BUILDING 1 – LEVEL 2 AND 3 FLOOR PLANS

SCHEDULE G
BUILDING A – LEVEL 4 FLOOR PLAN

SCHEDULE H
BUILDING B – LEVEL 1 FLOOR PLAN

SCHEDULE I
BUILDING B – LEVEL 2 AND 3 FLOOR PLANS

SCHEDULE J
BUILDING B – LEVEL 4 FLOOR PLAN

SCHEDULE K
BUILDING A – 56 AVENUE ELEVATION/MATERIAL LEGEND

SCHEDULE L
BUILDING B – 210A STREET ELEVATION/MATERIAL LEGEND

SCHEDULE M
BUILDING ELEVATIONS ON 56 AVENUE AND 210A STREET

SCHEDULE N
BUILDING ELEVATIONS ON LANGLEY BYPASS

SCHEDULE O
LANDSCAPE PLAN (SOUTH)

SCHEDULE P
LANDSCAPE PLAN (NORTH)

PH4 - Marcon Homes Cross Breeze

Uploaded by

Document Information

Original Description:

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

PH4 - Marcon Homes Cross Breeze

Uploaded by

Copyright:

Available Formats

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842

READ A FIRST TIME the 16 day of February , 2009

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500

a. Adding to Section 104.1 – Zones the words “Comprehensive Development Zone

972 – Comprehensive Development Zone CD-72

Siting of Buildings and Structures

Height of Buildings and Structures

Parking and Loading

Landscaping, Screening and Fencing

Development Permit Requirements

READ A FIRST TIME the 16 day of February , 2009

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2009 - REGULAR MEETING REPORT: 09-16

ZONING BYLAW NO. 2500

Preliminary Site Plan – SUBMITTED BY APPLICANT

Rendering – SUBMITTED BY APPLICANT

Architect: Rositch Hemphill and Associates

Legal Description: Lots 28, 29 and 30 District Lot 306 Group 2

Location: 5655 – 210A Street (Lot 28)

Area: 0.37 ha (0.91 acre) – Lot 28

Existing Zoning: Suburban Residential Zone SR-1

Proposed Zoning: Comprehensive Development Zone CD-72

Murrayville Community Plan Commercial

Murrayville Community Plan Multi Family Four

E.S.A. Designation: E.S.A.# 065 – Langley City and South Willoughby

Surrounding land uses include:

Proposed Murrayville Community Plan Amendment (Bylaw 4719):

(2) To encourage the development of the community primarily as

This is the last developable property in the western edge of Murrayville. It is

Proposed Zoning (Bylaw 4720):

The entrance to the parkade is centred on the cul-de-sac of 210A Street

The low-sloped roofs create a rhythm to the buildings, punctuated by the

“The proposed development is consistent with the Township’s sustainability

The development has also been appropriately located in an area already

Tree Protection/ Replacement:

Child Friendly Amenity Area:

Parks and Recreation:

ATTACHMENT A Murrayville Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No. 100559:

(EXCERPT FROM MURRAYVILLE COMMUNITY PLAN:)

3.4 Residential Development Permit Area

(a) Development should be designed to integrate with and be compatible with

(c) Landscaping shall be required to enhance the appearance of the development.

(f) Walkways should be developed to ensure convenient access to and from

Development Permit No. 100559

This Permit is issued this _______ day of ____________, 2009 to:

1. NAME: Marcon Homes (Crossbreeze) Ltd.

ADDRESS: 20689 – 56 Avenue

(hereinafter called the “said lands”)

e) Payment of supplemental Development Permit application fees.

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF

You might also like

This Permit is issued this _ day of ______, 2009 to: