3 - Rerg - Royale-North RZ OCP Amend DP

REPORT TO
MAYOR AND COUNCIL
PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-105

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-25-0077
SUBJECT: REZONING AND OFFICIAL COMMUNITY PLAN
AMENDMENT APPLICATION NO. 100067
DEVELOPMENT PERMIT NO. 100580
(ROYALE PROPERTIES (YORKSON NORTH) LTD.)
PROPOSAL:
Application to amend the Willoughby
and Yorkson Plans; rezone a 2.0ha (5.0
acre) site located at 20984-83 Avenue
to Comprehensive Development Zone
CD-77; and issue a Development
Permit to facilitate the construction of
one hundred and two (102) townhouse
units.
RECOMMENDATION SUMMARY:
That Council give 1st and 2nd reading to
Bylaws 4756 and 4757 subject to
eleven (11) development prerequisites;
issuance of Development Permit No.
100580 subject to three (3) conditions;
and that staff be authorized to schedule
the required Public Hearing.
RATIONALE:
Staff are supportive of the development
proposal as it conforms with municipal
planning objectives for the Yorkson
Neighbourhood Plan, complements
adjacent land use designations and
facilitates completion of a critical road
linkage (209/209B Street) at no cost to
the Township.
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
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RECOMMENDATION(S):
That Council give first and second reading to Bylaw No. 4756 to amend the Willoughby Community
Plan and Yorkson Neighbourhood Plan, and Bylaw No.4757 rezoning 2.0ha (5.0 acres) of land
located at 20984-83 Avenue to Comprehensive Development Zone CD-77 to facilitate the
construction of one hundred and two (102) townhouse units, subject to the following development
prerequisites being satisfied prior to final reading;
1. Completion of a Servicing Agreement with the Township confirming servicing capacities and
securing required road and utility upgrades and extensions in accordance with the Township’s
Subdivision and Development Control Bylaw;
2. Provision of road dedication, widenings, truncations and necessary intersection improvements
at 83 Avenue and 209B Street (including securing a one (1) metre road widening for
83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedication for 209B Street
complete with adequate truncations) in accordance with the Subdivision and Development
Control Bylaw to the acceptance of the General Manager of Engineering.
3. Compliance with the Erosion and Sediment Control Bylaw 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 4.5 metre wide greenway dedication and construction along 83 and
81A Avenues to the acceptance of the Manager of Parks Design and Development, including
final acceptance of greenway design, landscape details and security;
6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design and
Development;
7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the Manager
of Parks Design and Development;
8. Registration of a restrictive covenant prohibiting parking on internal streets (other than in clearly
identified parking spaces) and prohibiting garages from being developed for purposes other
than parking of vehicles;
9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of the units to
be adaptive housing in accordance with Council’s Adaptable Housing Policy;
10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and
11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review fees, and
supplemental Rezoning and Development Permit Application fees; and further
That Council at the time of final reading of Bylaws 4756 and 4757 authorize the issuance of
Development Permit No. 100580 for the proposed development subject to the following conditions:
a) Building plans being in substantial compliance with Schedules “A” through “J”;
b) On-site landscaping plans in substantial compliance with Schedule “K” and in compliance with
the Township’s Tree Protection and Street Tree and Boulevard Treatment policies, subject to
final acceptance by the Manager of Parks Design and Development; and
c) Signage plans being in substantial compliance with Schedule “L” and the Township’s Sign
Bylaw; and
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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:
d) Payment of supplemental Development Permit application fees;
e) Payment of applicable development cost charges and Building Permit Administration Fees; and
f) Submission of a site specific stormwater management plan including siltation control to the
acceptance of the Township.
That Council authorize staff to schedule the required Public Hearing in conjunction with
Development Permit No. 100580.
EXECUTIVE SUMMARY:
Royale Properties Ltd. has applied to amend the Willoughby Community Plan and the Yorkson
Neighbourhood Plan, and rezone approximately 2.0ha (5.0 acres) of land at 20984-83 Avenue to
Comprehensive Development Zone CD-77. The Plan amendments and rezoning will facilitate the
construction of one hundred and two (102) townhouse units proposed in accompanying
Development Permit No. 100580. Staff are supportive of the development proposal as it conforms
with municipal planning objectives for Yorkson, complements adjacent land use designations and
facilitates completion of a critical linkage (209/209B Street) at no cost to the Township. Two
readings are recommended for the bylaws subject to eleven (11) development prerequisites being
finalized prior to final reading. The Development Permit (subject to 3 conditions) is being
processed in conjunction with the Community Plan amendments and rezoning application
providing Council the opportunity to review the form, character and siting of the proposed
development.
PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
Community Plan Amendment, Rezoning and Development Permit applications submitted by
Royale Properties Ltd.
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SUBJECT
Page 5
SUBJECT
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TOWNSHIP ZONING BYLAW NO. 2500

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Exterior Colour Rendering – SUBMITTED BY THE APPLICANT

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Site Layout– SUBMITTED BY APPLICANT

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ADDITIONAL INFORMATION:
REFERENCE:
Owner/ Applicant: Royale Properties (Yorkson North) Ltd.
16295 – 36A Avenue
Surrey, BC V3S 0X5
Agent: Integra Architecture Inc.

416 West Pender Street
Vancouver, BC V6B 1T5
Legal Description: Lot 22, Section 25, Township 8, New Westminster

District Plan 1137
Location: 20984 – 83 Avenue
Area: 2.0ha (5.0acres)
Existing Zoning: Suburban Residential Zone SR-2
Proposed Zoning Comprehensive Zone CD-77
Existing Willoughby Community Plan: Mixed Residential
Proposed Willoughby Community Plan: Multi Family
Existing Yorkson Neighbourhood Plan: Mixed Residential (8-10 units per acre)
Proposed Yorkson Neighbourhood Townhouse (15-25 units per acre)

Plan:
E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area

(Rating - #3)
BACKGROUND/HISTORY:
The subject site is currently zoned Residential Zone SR-2 and is designated “Mixed Residential” in
the Willoughby Community Plan (adopted by Council in 1998) and the updated Yorkson
Neighbourhood Plan (adopted by Council in 2008).
In 2007, a Rezoning and Development Permit application was received to develop a 42 compact
lot single family subdivision on the site. After the public hearing and third reading the proponent
decided not to proceed due to economic reasons and the subject property currently remains
undeveloped. Royale Properties (Yorkson North) Ltd. has since purchased the subject site and is
now proceeding with a proposed 102 unit townhouse development.
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DISCUSSION/ANALYSIS:
Community Plan/Zoning Amendments:
Royale Properties (Yorkson North) Ltd. is proposing to construct a one hundred and two (102) unit
townhouse project at 20984-83 Avenue in Yorkson on 2.0ha (5.0 acres) at a gross density of 50.4
units per hectare (20.4 units per acre). In support of the development, the proponent has applied
to:
1. Amend the Willoughby Community Plan from “Mixed Residential” to “Multi Family” ;
2. Amend the Yorkson Neighbourhood Plan from “Mixed Residential” (8-10 units per acre) to
“Townhouse” (15-25 units per acre);
3. Rezone the subject site from Residential Zone SR-2 to Comprehensive Development Zone
CD-77 permitting a gross density of 15-25 units per acre; and
4. Issuance of a Development Permit.
Staff are supportive of the amendments on the basis of:

1. The proposed townhouses are an appropriate land use adjacent to the future school/park
site. The proposed townhouse units are to be family oriented and generate elementary
school age children. The existing school site located next door is expected to be the first
new elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhood
park site (already acquired).
2. The proposed townhouses are complimentary to adjacent land use designations, such as
the Phoenix townhouse and apartment site immediately to the west, and other designated
multi family land to the northwest.
3. The proposed townhouses are better reflective of current land values and housing
affordability. These family units are expected to be marketed starting at approximately
$300,000.
4. The overall number of units in Yorkson is not increased as a result of this townhouse
development. The increased number of units (from 42-102) compensates for units in other
Yorkson developments that did not maximize their density/units. Therefore, there is no net
increase in units.
5. As a result of point 4 above, no increased impact on servicing capacities is anticipated,
however, the proponent is required to verify off-site servicing capacities as a condition of
final reading.
6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue in
an acceptable alignment at no cost to the Township. This road link is considered to be
essential to the road network for the Northeast Phase of Yorkson including the development
of adjacent lands, and has, to date, not been secured by either the Township or the
development community. The subject Royale proposal resolves this problem.
Surrounding land uses include:

North: 83 Avenue beyond which is a property zoned Suburban Residential Zone SR-2 designated
“Mixed Residential” in the Yorkson Neighbourhood Plan and existing single family
residential lots zoned Residential Compact Lot Zone R-CL;
South: 81A Avenue beyond which are properties zoned Suburban Residential Zone SR-2 and
designated “Mixed Residential” in the Yorkson Neighbourhood Plan;
East: 10 acres previously secured for a future elementary school and neighbourhood park; and
West: Properties zoned Suburban Residential SR-2 and designated for “Mixed Residential” and
‘Apartment” in the Yorkson Neighbourhood Plan.
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School Sites:
The Yorkson Neighbourhood Plan states that “the following general prerequisites must be satisfied
prior to the adoption of a rezoning bylaw in any phase:
a. the designated elementary school site indicated for that phase, whether it is located in that
phase or not, must be secured to the acceptance of the School District, subject to Sections
8.2.6 and 8.2.7…”
The proposed development falls within the Northeast Phase of Yorkson. The five acre elementary
school site for this phase was previously secured and is located immediately adjacent (east) of the
development site.
The Yorkson Neighbourhood currently falls within the catchment area of Willoughby Elementary
School (located on the southwest corner of 208 Street and 80 Avenue). In the short term,
elementary students from the proposed development are expected to attend this school until
sufficient numbers are generated to construct additional elementary schools in the Yorkson Plan
area. Tentatively, the school site adjacent to the subject site is scheduled to be the next
elementary school constructed in Yorkson.
Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as
capacity exists at Mountain Secondary School. An expansion of Mountain Secondary has been
identified as a priority in the School District’s capital plan.
Parks and Recreation:

The Yorkson Neighbourhood Plan states that “the following general prerequisites must be satisfied
prior to the adoption of a rezoning bylaw in any phase:
b. the designated neighbourhood park site indicated for that phase, whether it is located in
that phase or not, must be secured to the acceptance of the Township, subject to Sections
8.2.6 and 8.2.7…”
The proposed development falls within the Northeast Phase of Yorkson. The five acre elementary
school site for this phase is immediately adjacent (east) to the development site and was secured
through previous development.
In addition to the future school/park site, playing fields and playground equipment are available at
the Willoughby Elementary School (approximately 600 metres away) and the existing Willoughby
Neighbourhood Park (approximately 1 kilometre away). A child friendly amenity area will also be
provided on the subject townhouse site.
In addition, the proponent has volunteered to provide a one year family pass to Langley recreation
facilities to each townhouse purchaser.
Greenways/ Open Space:

As part of the project, the applicant will be required to dedicate and construct street greenways
(including a pathway and landscaping ) along 81A Avenue and 83 Avenue. Forming part of the
overall neighbourhood greenway network, the proponent in total will be dedicating approximately
551 m2 (0.14 acres) to the Township for this purpose. Prior to final reading the proponent must
secure dedication and construction of the street greenways to the acceptance of the Manager of
Parks Design and Development.
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On February 16, 2009 Council adopted the Neighbourhood Park Land Policy whereby 5% of land
being developed is transferred to the Township, or provision of a cash-in-lieu payment to the
Township equal to 5% of the land being developed is secured. The applicant has proposed to
dedicate approximately 684m2 (3.47% of the developable land) along the east property line to be
added to the future neighbourhood park site. The shortfall (302m2 /1.53%) is proposed to be
secured by provision of a cash-in-lieu payment. The cash-in-lieu payment will be used by the
Township to acquire neighbourhood park elsewhere in Yorkson. Staff are supportive of this
proposal as it will increase the area of the future neighbourhood park site giving greater flexibility in
the park design. Prior to final reading the proponent must satisfy the Neighbourhood Park Land
Policy to the acceptance of the Manager of Parks Design and Development.
Child Friendly Amenity Area:

Section 111.6 of the Township’s Zoning Bylaw requires provision of one or more “Child Friendly
Amenity Areas” for townhouse developments, on the basis of 8m2 per residential unit resulting in a
total of 816m2 (8,783ft2) required. In accordance with these provisions, the applicant is proposing
to locate the child friendly amenity area in the centre of the site. Prior to final reading, the child
friendly amenity area requirements must be secured to the acceptance of the Manager of Parks
Design and Development.
Tree Protection/Replacement:
An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (Froggers
Creek Tree Consultants, Jonathan Losee Ltd. (landscape architect), Hunter Laird Engineering Ltd.
and Integra Architects Ltd.). The submitted information indicates that 23 significant trees exist on
the site with 3 proposed to be retained. In accordance with the Township’s Tree Protection Bylaw,
a total of 141 replacement trees are required to be planted on-site. This calculation excludes street
trees and greenway plantings and gives credit for the three retained trees. Final tree retention,
protection, and replacement plans are subject to final acceptance of the Manager of Parks Design
and Development.
Landscaping:
The on-site landscape plan proposes extensive plantings of flowering shrub and groundcovers
throughout the townhouse site, including trees and planting along the internal private strata road,
81A Avenue and 83 Avenue, adjacent to each townhouse unit and in yard areas. Street frontages
will feature landscaping in planting areas adjacent to the buildings. Wood privacy fencing is
proposed between the rear yards of the units and a low rail fence and pedestrian gates along
81A Avenue, 83 Avenue and 209B Street. A children’s play area (with play equipment and
seating) will be installed near the centre of the site. Street trees and boulevard treatment will be
installed along 81 A Avenue, 83 Avenue and 209B Street in accordance with Township policy. The
proposed landscape plan is attached as Schedule K of the Development Permit. Prior to final
reading the landscape plans must be completed to the acceptance of Manager of Parks Design
and Development.
Servicing:
Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of the
Yorkson Neighbourhood Plan review. Prior to final reading the proponent is required to secure full
municipal services and enter into a servicing agreement in accordance with the Township’s
Subdivision and Development Control Bylaw. In the Northeast Phase of Yorkson an innovative
stormwater management plan is required which includes both on-site and off-site infiltration
facilities in accordance with the Yorkson Creek Water Resources Plan which must be adhered to.
Road widenings of approximately 1.0 metre along 83 Avenue, 11.0 metres along 81A Avenue and
22 metres for 209B Street in accordance with the Subdivision and Development Control Bylaw are
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also required to be secured prior to final reading. A Sediment and Erosion Control plan is also
required in accordance with the Sediment and Erosion Control Bylaw. No increased impact on
servicing capacities is anticipated, however, the proponent is required to verify off-site servicing
capacities as a condition of final reading.
Environmental:
The Northeast Phase of Yorkson has several undeveloped properties containing drainage and
road side ditches. Envirowest Consultants Ltd. was engaged to assess the existing watercourses
and ditches and prepare a comprehensive environmental protection/compensation plan to the
acceptance of DFO. This plan was recently approved by DFO. No watercourses or ditches were
identified on the subject site.
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming part
of the Willoughby and Willowbrook Area. As part of the required Servicing Agreement, the
applicant will be required to provide full urban services. A stormwater management plan and
sediment control measures will also be required as a prerequisite to the rezoning bylaw in
accordance with the Township’s Subdivision and Development Control Bylaw and the Township’s
Erosion and Sediment Control Bylaw.
The provision of these and compliance with the Township’s Tree Protection Bylaw satisfy the
management guidelines identified in the Township’s Environmentally Sensitive Areas Study.
Transit:
Transit has not yet been extended into the Yorkson Neighbourhood. The nearest bus service is
currently provided at approximately 202A Street and 80 Avenue. The road layout of the overall
Yorkson development, however, has been designed to accommodate the provision of future transit
routes in accordance with Translink’s operating policy/procedures, which Council each year is
given an opportunity for input. It is anticipated that transit service will shortly be available on
208 Street one block to the west.
Parking:
A total of 253 parking spaces are proposed on the site plan. They consist of 204 indoor spaces, 27
driveway spaces and 22 visitor spaces. The proposed parking arrangement complies with the
Township’s Zoning Bylaw provisions. The applicant will be required to register a restrictive
covenant prohibiting parking on the internal roadways in the project (other than clearly identified
parking spaces) and prohibit garages from being developed for purposes other than the parking of
vehicles.
Flex and Universal Housing:

In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% of the
units in any residential development are required to provide flex or universal housing. The
proponent has designed specific adaptive housing unit types (type 2-B and type 5-B) to
accommodate the flex/universal housing requirements. These adaptive unit types have been
specifically incorporated into Development Permit No. 100580. Subject to a detailed dimensional
review at the Building Permit stage, the Yorkson Plan requirement has been adhered to.
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Development Permit:
As the site 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 Willoughby Community Plan (see Attachment
A). Proposed Development Permit No. 100580 is attached to this report (see Attachment B).
The proposed development will consist of 102 townhouses situated in clusters of four to six units.
A combination of eight (8) wider units (side by side double garages) and ninety four (94) narrower
units (tandem parking garages) is proposed. The development will consist of ninety four (94) 2
bedroom units and eight (8) 3 bedroom units ranging in size from 139m2 (1,500ft2) to 201m2
(2,164ft2). The units will have garages on the ground floor, living areas on the second floor and
bedrooms on the upper floor. Five (5) of the units (or 5% of the units) have been designed to
comply with the Township’s Flex/Universal Housing (Adaptable) requirements.
Building design incorporates mainly three (3) storey massing. Units fronting 81A Avenue,
83 Avenue and 209B Street have been designed to be ground oriented with entrances facing the
street, with pedestrian connection (via private sidewalk and stairs) to the municipal greenway. The
proposed streetscape treatment will therefore be pedestrian friendly, providing views from the
street and sidewalks into the development.
The buildings feature articulated walls with a variety of window bays and architectural detailing
including steeply pitched roofs incorporating gable ends. Exterior finishing will feature a
combination of materials in neutral and earth tone colours, including stone, wood
trims/fascias/brackets, vinyl, wall shingles, board and batten siding and architectural asphalt roof
shingles.
The proposed building height (3 storeys), site coverage (35%) and building siting comply with the
CD-77 zoning provisions.
The architects’ design rationale states:
“The buildings are traditional in character, respectful of the rural history of Langley. Sloping roofs,
cupola style roof elements are reminders of the simple utilitarian structures of the Fraser Valley.
The simple massing is articulated with a variety of windows and bay windows. Entrance porches at
the ground level welcome both residents and visitors and provide a street presence to complement
the neighbourhood. A mix of board and batten and horizontal siding is accented by shingled wall
and column elements. Warm earth tones are used throughout.
Through the ISDC process, extensive landscaping has been provided and significant trees have
been retained at the northwest corner of the site. In addition to the child friendly play areas, private
outdoor space available to each unit is to be well landscaped in order to ensure that this
development is a positive contribution to the environment.
While not formally being part of the green rating systems such as LEED and Built Green, our client
intends to follow a significant number of green strategies which contribute to neighbourhood
sustainability and a better environment. The townhome building form will provide a diversity of
housing units for the neighbourhood, giving an option for young families or families looking to
downsize. The townhome form is a density which helps to support a good transit system. The
proximity of the site adjacent to the future elementary school and park will encourage pedestrian
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activity and reduce vehicle trips. Creating adaptable housing units based on Langley’s Universal
Housing requirements will give residents an option for persons with disabilities as well as senior’s
who want to remain in their neighbourhood.
Energy efficient lighting such as compact fluorescents or LEDS, energy star appliances including
fridges, washer/dryers, and dishwashers, and electric rather than gas fireplaces will be used to
conserve electricity. High efficiency water fixtures such as dual flush toilets and low flow faucet
aerators in shower heads and kitchen and bathroom faucets will be used to conserve water. All
insulation is to be low or zero formaldehyde. All interior paints are to be low VOC. Drought tolerant
plants and efficient irrigation technology will be implemented to minimize exterior water use.
Development Prerequisites:
1. Completion of a Servicing Agreement with the Township confirming servicing capacities
and securing required road and utility upgrades and extensions in accordance with the
Township’s Subdivision and Development Control Bylaw;
2. Provision of road dedication, widenings, truncations and necessary intersection
improvements at 83 Avenue and 209B Street (including securing a one (1) metre road
widening for 83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedication
for 209B Street complete with adequate truncations) in accordance with the Subdivision
and Development Control Bylaw to the acceptance of the General Manager of Engineering.
3. Compliance with the Erosion and Sediment Control Bylaw 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 4.5 metre wide greenway dedication and construction along 83 and
81A Avenues to the acceptance of the Manager of Parks Design and Development,
including final acceptance of greenway design, landscape details and security;
6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design
and Development;
7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the
Manager of Parks Design and Development;
8. Registration of a restrictive covenant prohibiting parking on internal streets (other than in
clearly identified parking spaces) and prohibiting garages from being developed for
purposes other than parking of vehicles;
9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of the
units to be adaptive housing in accordance with Council’s Adaptable Housing Policy;
10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and
11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review fees, and
supplemental Rezoning and Development Permit Application fees.
POLICY CONSIDERATIONS:
The one hundred and two (102) unit townhouse proposal requires the Willoughby Community Plan,
Yorkson Neighbourhood Plan and Zoning Bylaw to be amended. Staff are supportive of these
amendments on the basis of:
1. The proposed townhouses are an appropriate land use adjacent to the future school/park
site. The proposed townhouse units are to be family oriented and generate elementary
school age children. The existing school site located next door is expected to be the first
new elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhood
park site (already acquired).
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2. The proposed townhouses are complimentary to adjacent land use designations, such as
the Phoenix townhouse and apartment site immediately to the west, and other designated
multi family land to the northwest.
3. The proposed townhouses are better reflective of current land values and housing
affordability. These family units are expected to be marketed starting at approximately
$300,000.
4. The overall number of units in Yorkson is not increased as a result of this townhouse
development. The increased number of units (from 42-102) compensates for units in other
Yorkson developments that did not maximize their density/units. Therefore, there is no net
increase in units.
5. As a result of point 4 above, no increased impact on servicing capacities is anticipated,
however, the proponent is required to verify off-site servicing capacities as a condition of
final reading.
6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue in
an acceptable alignment at no cost to the Township. This road link is considered to be
essential to the road network for the Northeast Phase of Yorkson including the development
of adjacent lands, and has, to date, not been secured by either the Township or the
development community. The subject Royale proposal resolves this problem.
Staff recommend that Bylaw’s 4756 and 4757 be given two readings (subject to 11 development
prerequisites) and that staff be authorized to schedule the Public Hearing in conjunction with the
Development Permit Hearing.
Respectfully submitted,
Mark Neill
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION
MN
ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No.100580 text and Schedules A through L:
Schedule A –Colour Rendering
Schedule B – Site Plan
Schedule C – Typical Building Elevations
Schedule D – Typical Building Elevations
Schedule E – Typical Building Elevations
Schedule F – Typical Building Elevations
Schedule G – Typical Floor Plans
Schedule H – Typical Floor Plans
Schedule I – Typical Floor Plans
Schedule J – Adaptable Floor Plans
Schedule K – Landscape Plan
Schedule L – Signage Plan
ATTACHMENT A
Excerpt from Willoughby Community Plan Bylaw 1998 No. 3800
4.1.2.3 MULTI FAMILY (I.E. APARTMENT, TOWNHOUSE, ROWHOUSE,

DUPLEX, TRIPLEX AND FOURPLEX) DEVELOPMENT
General
The following guidelines apply to all multi-family development.
Site Design
o While providing individual design character, buildings shall be designed to integrate and
complement adjacent developments with respect to siting, setbacks, design, exterior finish,
landscaping and parking areas. Facade and roofline articulation with porches and other projecting
elements is required. Blank or undifferentiated facades shall be avoided.
o Buildings shall be sited and designed to maximize sun penetration to adjacent roads, sidewalks and
properties.
o Buildings sited on corners shall address both street edges, shall express a visually stimulating
‘landmark’ architecture, and be massed to define the intersection.
o On sloping sites, buildings should be massed to create a terraced form of development and provide
view opportunities for a majority of housing units.
o Site planning and landscaping for residential development should take into account established
principles of Crime Prevention Through Environmental Design (CPTED) – including opportunities
for neighbourhood surveillance of pathways, landscaped areas and roadways and provision of
defensible space that is clearly separated by fences, landscaping or paving, readily visible by
residents and adequately lit.
o In order to allow for stormwater infiltration to maintain flow in watercourses, development is
encouraged to maintain low surface imperviousness through compact building form and site layout,
consideration shall be given to alternative stormwater and road standards, use of pervious surface
materials where feasible and preservation of existing vegetation.
o Multi family buildings shall be designed to maximize avoidance of leaky condominium syndrome by
using industry best building practices.
o Mail box kiosks located within a stratified development shall be protected from the weather, be
architecturally integrated into the development and be located adjacent to a visitor parking stall with
pull-out.
o A pedestrian connection shall be provided for each unit/or group of units (as determined by the
Township) to the street or street greenway. Public, semi-public and private space shall be clearly
delineated.
o Presenting garages to public roads is discouraged. Offsetting garages behind the front face of the
building is encouraged. Carports are not permitted. Developments shall register a restrictive
covenant on title preventing conversion of the garage to any other use that prohibits vehicle storage.
o Development of street facing buildings (i.e. the front door is facing towards the municipal roadway)
is required abutting a street or street greenway, other than 200 and 212 (between 76 and 80 Avenues)
Streets.
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o A strong street presence is required through extended porches, recessed entries and ground oriented
units.
Building Form
o Pitched roofs are required unless a green roof is provided. Pitched roofs shall have architectural
grade roof material, including ridge caps and shadow lines.
Exterior Design and Finish

o The main entrance of the building should be clearly identified by the architecture of the building and
include such elements as pedestrian awnings to provide protection from the weather. Exterior
materials shall consist of wood, brick, stone, metal, glass, ceramics (other than for a roof) and/or
concrete composite board.
o Vinyl as a secondary material is permitted, however, a variety of cladding orientation, material,
design and/or colour shall be used.
o Exterior finish of buildings shall be high quality to ensure integrity of the building envelope and to
present an attractive appearance. Stucco siding shall be restricted to no more than 25% of any given
elevation, but where it is used it shall be inspected and certified by a qualified independent
contractor.
o All glass weather protection designs shall be comprised of frosted glass.
o Mechanical equipment shall be screened or integrated with the roof form, as viewed from the street
or higher buildings, in a manner consistent with the overall architecture of the building.
o To provide visual interest elevations of buildings facing a street shall have architectural details such
as roofline height, varied paint treatments, windows, articulation in the building envelope, etc.
o Building elevations that are visible from adjacent roads and municipal greenways shall be finished
and treated similar to the front elevation – in terms of architectural details and the quality of the
exterior finish/materials.
Landscaping
o Development is encouraged to retain existing significant trees within the development in accordance
with the Township of Langley’s Tree Protection Bylaw, as amended.
o On-site landscaping shall be required to enhance the appearance of the development, screen parking,
loading and utility areas, and garbage containers/enclosures from adjacent properties and roadways.
Best efforts should be made to appropriately screen all utility boxes and meters.
o A landscape plan shall be prepared by a registered B.C. Landscape Architect.
o Playground facilities shall be provided, in accordance with the Township’s Child Friendly Amenity
Area requirements, as amended.
o Entrances shall be articulated with appropriate low fencing and high quality features to provide
distinction between public and private space.
Page 19
o The use of perimeter berms (in most circumstances), high fences and security gates is discouraged to
provide surveillance and a more pedestrian-friendly street system. Fences adjacent to a public road
allowance or a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall be
made of natural materials and be designed to complement the building and be an open picket fence
design. Fences must permit observation of the public realm and incorporate landscaping to soften
their appearance from the road.
o Where lots abut municipal property (i.e. environmental area or a park) a black coated chain link
fence shall be constructed to municipal standard. If an adequately landscaped buffer (native plant
species are encouraged) of at least 2 metres in width is provided on the greenway side of the fence to
the acceptance of the Township, other fence types may be used provided they are visually permeable
above 122 cm (48 inches) and do not exceed 180cm (6 feet) in total height.
o If security fencing is required for storage areas, black coated chain link fencing screened with
hedging material may be used.
o A 5 metre wide landscaping area and a fence shall be provided on multi family properties along
abutting lots designated for non residential development (other than municipal greenspace). Fences
should be aesthetically designed and reflect adjacent residential building character where applicable.
Parking Lot Landscaping

o In addition to trees and landscaping around the perimeter of surface parking areas, shade trees and
landscaping is required within parking areas at the following frequency:
• One tree per six parking stalls to be located in a minimum of 10 cubic meters of growing
medium (structural soil, deep root soil cells, or planting beds) so that the tree will be
sustained into maturity. Two adjoining rows of parking stalls (front to front) will require a
minimum of one tree per bank of 12 parking stalls spaced no more than 18 meters between
trees. A minimum grid placement of 18 meters on center should be attained for trees placed
in parking areas. In addition to the foregoing, the end of each single row of parking stalls
will require a tree and 2 metre wide landscaped area between the end parking stall and the
adjacent drive aisle.
• Trees within parking areas should be of a type and height (at least 8 feet) so that the
clearance to the underside of the tree extends above the height of standard types of vehicles
that do not require clearance lights. Deciduous shade trees should be a minimum of 6cm
calliper with a 1.8 meter clear stem at time of planting. Tree stems must be protected on all
sides with a minimum of 1 meter of clearance to the front face of an adjacent barrier curb or
other protection from vehicle overhangs.
• Shrubs and groundcovers should be planted around the base of all trees.
Parking and Traffic/Pedestrian Circulation

o Pedestrian connections shall be provided throughout the development, including through parking
lots, and to adjoining land uses. Ornamental paving materials (stamped and coloured concrete or
better) are required for all pedestrian connections.
Page 20
o Provision of underground parking is encouraged and shall be designed with CPTED principles.
Access to either underground or structured parking should be from a lane if possible.
o Parking shall be provided in enclosed and secured garages attached to individual units or in a secure
underground parkade.
o Tandem parking on all end units is not permitted.
o Surface parking should be provided for in a number of smaller areas rather than one large lot, and
shall be located primarily in the interior of the site or otherwise screened from view. Surface parking
shall integrate landscaping and other design elements to reduce the massing of parking areas.
Vehicular entrances shall be landscaped, not gated, to create a subtle boundary between the semi-
private and public areas.
o Private driveway access over greenways should be consolidated and minimized to ensure maximum
safety of the users of the greenway. Private driveways accessing arterial roads may be restricted.
o Wheelchair access shall be provided throughout the development.
4.1.2.4 TOWNHOUSES/ROWHOUSE
These guidelines are in addition to section 4.1.2.3 and apply to all townhouse developments.
Site Design
o Ground-oriented developments shall be designed with continuity in the design with respect to the
exterior finishing materials and architectural detailing. Individual or paired units shall be
significantly visually differentiated from other adjoining units (i.e. staggering in plan or elevation,
varying rooflines [no flat roofs permitted unless a green roof is provided], variation in exterior
materials, variation in paint treatments, and architectural detailing).
o Developments which include multiple buildings on the same site shall include significant variation in
the exterior design, façade, roofline articulation, material and colour of buildings.
o Units shall be oriented towards public roads, street greenways and greenlinks/commons where
applicable.
o Scale building height and massing in proportion to open spaces.
Landscaping
o Where there are multiple buildings on a site, buildings should be located to enclose courtyards and
other landscaped spaces.
ATTACHMENT B
THE CORPORATION OF THE TOWNSHIP OF LANGLEY
This Permit is issued this _______ day of ____________, 2009 to:
1. NAME: Royale Properties (Yorkson North) Ltd.
ADDRESS: 16295 – 36A Avenue

Surrey, BC V3S 0X5
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: Lot 22, Section 25, Township 8,

New Westminster District Plan 1137
(hereinafter called the “said lands”)
CIVIC ADDRESS: 20984 – 83 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 “J”;
b) Finalization of on-site landscaping plans in substantial compliance with Schedules “K” and
“M”, and in compliance with the Township’s Tree Protection and Street Tree and
Boulevard Treatment policies, subject to final acceptance by the Manager of Parks Design
and Development; and
c) Signage plans being in substantial compliance with Schedule “L” and the Township’s Sign
Bylaw.
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:
d) Payment of supplemental Development Permit application fees; and

e) Payment of applicable development cost charges and Building Permit Administration
Fees; and
f) Submission of a site specific stormwater management plan including siltation control to the
acceptance of the Township.
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.
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 – Colour Rendering

SCHEDULE B – Site Plan
SCHEDULE C – Typical Building Elevations
SCHEDULE D – Typical Building Elevations
SCHEDULE E – Typical Building Elevations
SCHEDULE F – Typical Building Elevations
SCHEDULE G – Typical Floor Plans
SCHEDULE H – Typical Floor Plans
SCHEDULE I – Typical Floor Plans
SCHEDULE J – Adaptable Floor Plans
SCHEDULE K – Landscape Plans
SCHEDULE L – Signage Plan

SCHEDULE A
COLOUR RENDERING

SCHEDULE B
SITE PLAN

SCHEDULE C
TYPICAL BUILDING ELEVATIONS

SCHEDULE D

SCHEDULE E

SCHEDULE F

SCHEDULE G
TYPICAL FLOOR PLANS

SCHEDULE H
TYPICAL FLOOR PLANS

SCHEDULE I
TYPICAL FLOOR PLANS

SCHEDULE J
ADAPTABLE FLOOR PLAN

SCHEDULE K
LANDSCAPE PLAN

SCHEDULE L
SIGNAGE PLAN

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800
AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030
AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4756
EXPLANATORY NOTE
Bylaw No. 4756 amends the Willoughby Community Plan by amending the land use plan
from ‘Mixed Residential’ to ‘Multi Family’, and the Yorkson Neighbourhood Plan from ‘Mixed
Residential’ to ‘Townhouse’ for a 2.0ha (5.0 acre) site located at 20984-83 Avenue to
facilitate the construction of one hundred and two (102) townhouse units.
LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800
AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030
A Bylaw to amend Willoughby Community Plan Bylaw No. 3800 and Yorkson Neighbourhood
Plan Bylaw No. 4030;
WHEREAS it is deemed necessary and desirable to amend “Willoughby Community Plan

Bylaw No. 3800 and Yorkson Neighbourhood Plan Bylaw No. 4030” 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 “Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800
Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment
(Royale Properties Ltd.) Bylaw 2009 No. 4756”.
2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby
Community Plan) Bylaw 1998 No. 3800 is further amended by amending the plan
map as shown delineated on Schedule “A” attached to and forming part of this Bylaw
to “Multi Family” and Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No.
4030 is further amended by amending the plan map as shown delineated on
Schedule “A” attached to and forming part of this Bylaw to “Townhouse” for the lands
described as:
Lot 22, Section 25, Township 8, New Westminster District Plan 1137
READ A FIRST TIME the day of , 2009.

READ A SECOND TIME the day of , 2009.
PUBLIC HEARING HELD the day of , 2009.
READ A THIRD TIME the day of , 2009.
RECONSIDERED AND ADOPTED day of , 2009.
the
Mayor Deputy Township Clerk

Bylaw No. 4756
Page 2
TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

EXPLANATORY NOTE
Bylaw No. 4757 rezones 2.0 ha (5.0 acres) of land located at 20984-83 Avenue to
Comprehensive Development Zone CD-77 to facilitate the construction of one hundred and
two (102) townhouse units.
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 (Royale Properties Ltd.) Bylaw 2009 No. 4757”.
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-77” after the words “Comprehensive Development Zone CD-76”
b. Adding to Section 110 after the words “CD-76” the words “CD-77 1,600 m2”
c. By adding after Section 976 “Comprehensive Development Zone CD-76” the
following as Section 977 “Comprehensive Development Zone CD-77”
977 – Comprehensive Development Zone CD-77
Uses Permitted
977.1 In the CD-75 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) townhouses
Density
977.2 The density permitted shall be no less than 37 units per hectare (15 units
per acre) and no greater than 62 units per hectare (25 units per acre).
Lot Coverage
977.3 Buildings and structures shall not cover more than 40% of the lot area.
Siting of Buildings and Structures

977.4 Siting of buildings and structures shall be in accordance with the provisions
of the Development Permit.
Height of Buildings and Structures

977.5 The height of buildings and structures shall not exceed three (3) stories.
Bylaw 4757
Page 2 . . .
Parking and Loading

977.6 Parking and loading shall be provided in accordance with Section 107 and
be in accordance with the provisions of the Development Permit.
Subdivision Requirements
977.7 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

977.8 Landscaping areas, landscaping screens and fencing shall be provided in
accordance with the Development Permit.
Child Friendly Amenity

975.9 Child Friendly Amenity areas shall be provided in accordance with Section
111.5 and in accordance with the Development Permit.
Development Permit Requirements

977.10 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:
Lot 22, Section 25, Township 8, New Westminster District Plan 1137
as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-77
READ A FIRST TIME the day of , 2009.

READ A SECOND TIME the day of , 2009.
PUBLIC HEARING HELD the day of , 2009.
READ A THIRD TIME the day of , 2009.
RECONSIDERED AND ADOPTED day of , 2009.
the
Mayor Deputy Township Clerk

Bylaw 4757
Page 3 . . .

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-105

TOWNSHIP ZONING BYLAW NO. 2500

Exterior Colour Rendering – SUBMITTED BY THE APPLICANT

Site Layout– SUBMITTED BY APPLICANT

Agent: Integra Architecture Inc.

Legal Description: Lot 22, Section 25, Township 8, New Westminster

Location: 20984 – 83 Avenue

Area: 2.0ha (5.0acres)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning Comprehensive Zone CD-77

Existing Willoughby Community Plan: Mixed Residential

Proposed Willoughby Community Plan: Multi Family

Proposed Yorkson Neighbourhood Townhouse (15-25 units per acre)

E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area

Staff are supportive of the amendments on the basis of:

Surrounding land uses include:

Parks and Recreation:

Greenways/ Open Space:

Child Friendly Amenity Area:

Flex and Universal Housing:

The architects’ design rationale states:

ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

Excerpt from Willoughby Community Plan Bylaw 1998 No. 3800

4.1.2.3 MULTI FAMILY (I.E. APARTMENT, TOWNHOUSE, ROWHOUSE,

Exterior Design and Finish

Parking Lot Landscaping

Parking and Traffic/Pedestrian Circulation

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100580

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

1. NAME: Royale Properties (Yorkson North) Ltd.

ADDRESS: 16295 – 36A Avenue

LEGAL DESCRIPTION: Lot 22, Section 25, Township 8,

(hereinafter called the “said lands”)

CIVIC ADDRESS: 20984 – 83 Avenue

d) Payment of supplemental Development Permit application fees; and

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF

SCHEDULE A – Colour Rendering

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

WHEREAS it is deemed necessary and desirable to amend “Willoughby Community Plan

READ A FIRST TIME the day of , 2009.

Mayor Deputy Township Clerk

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning

977 – Comprehensive Development Zone CD-77

(1) accessory buildings and uses

Siting of Buildings and Structures

Height of Buildings and Structures

Parking and Loading

Landscaping, Screening and Fencing

Child Friendly Amenity

Development Permit Requirements

READ A FIRST TIME the day of , 2009.

Mayor Deputy Township Clerk

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