THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (VO / TRAN) BYLAW 2008 NO. 4657

EXPLANATORY NOTE

Bylaw No. 4657 rezones a 0.2 ha (0.5 acre) parcel located at 7211 – 202A Street to
Residential Compact Lot Zone R-CL to accommodate a single family subdivision of
approximately 4 lots.

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 THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (VO / TRAN) BYLAW 2008 NO. 4657

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 (Vo / Tran) Bylaw 2008 No. 4657”.

2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further
amended by rezoning the lands described as :

Parcel “B” (H60245E) Lot 6 Section 23 Township 8 New Westminster District

Plan 1257

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Residential Compact Lot Zone R-CL.

READ A FIRST TIME the 21 day of April , 2008

READ A SECOND TIME the 21 day of April , 2008
PUBLIC HEARING HELD the 12 day of May , 2008
READ A THIRD TIME the 26 day of May , 2008
RECONSIDERED AND ADOPTED day of , 2008
the

Mayor Township Clerk

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Bylaw No. 4657
Page 2

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 REPORT TO

MAYOR AND COUNCIL

PRESENTED: APRIL 21, 2008 - REGULAR MEETING REPORT: 08-73

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-23-0106
SUBJECT: REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)

PROPOSAL:
Rezone a 0.2 ha (0.5 acre) parcel located at
7211 – 202A Street to Residential Compact
Lot Zone R-CL to accommodate a single
family subdivision of approximately 4 lots.

RECOMMENDATION SUMMARY:
Approval by Council with eight (8) conditions
and issuance of the Development Permit (with
one (1) condition) at time of final reading.

RATIONALE:
The proposal complies with the Southwest
Gordon Estate Neighbourhood Plan and
Willoughby Community Plan.

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 2 . . .

RECOMMENDATION:
That Council give first and second reading to Bylaw No. 4657 rezoning 0.2 ha (0.5 acres) of
land located at 7211 – 202A Street to facilitate a single family subdivision of approximately 4
lots;

That Council authorize, at the time of final reading of Bylaw No. 4657, the issuance of
Development Permit No. 100532 for the proposed single family development; and further

That Council authorize staff to schedule the required public hearing in conjunction with
Development Permit No. 100532.

EXECUTIVE SUMMARY:
HY Engineering Ltd. has applied (on behalf of the property owners) to rezone a 0.2 ha (0.5 acre)
parcel located at 7211 – 202A Street from Suburban Residential Zone SR-2 to Residential
Compact Lot Zone R-CL. The rezoning will facilitate the subdivision of approximately 4 fully
serviced single family lots. A Development permit for the site is being processed in conjunction
with the rezoning application to ensure that an exterior design control agreement is entered into
at the time of subdivision. The development application fully complies with the Willoughby
Community Plan and Southwest Gordon Estate Neighbourhood Plan.

PURPOSE:
This report is to provide information and recommendations concerning Rezoning Bylaw No.
4657 proposing a + 4 lot single family development in the Southwest Gordon Estate
neighbourhood of Willoughby.

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 REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 3 . . .

SUBJECT

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 4 . . .

ZONING BYLAW NO. 2500

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 5 . . .

Preliminary Subdivision Plan – SUBMITTED BY THE APPLICANT

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 6 . . .

ADDITIONAL INFORMATION:
REFERENCE:
Owners: Dung Van Vo and Myha Tran
10092 – 141 Street
Surrey BC V3T 4P3

Agent: HY Engineering Ltd.

200 – 9128 – 152 Street
Surrey BC V3R 4E7

Legal Description: Parcel “B” (H60245E) Lot 6 Section 23 Township 8

New Westminster District Plan 1257

Location: 7211 – 202A Street

Area: 0.2 ha (0.5 acre)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning: Residential Compact Lot Zone R-CL

Southwest Gordon Estate Residential Bonus Density 2

Neighbourhood Plan: Maximum Permitted Density – 37 units per ha
(15 units per acre)

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

(Rating - #3)

BACKGROUND:
The subject site is zoned Suburban Residential Zone SR-2 (8049 m2 / 2 acre minimum lot size)
and is designated “Residential Bonus Density 2” in the Southwest Gordon Estate
Neighbourhood Plan (37 units per ha / 15 units per acre maximum with density bonus). The
proposed single family development complies with the Neighbourhood Plan designation.

DISCUSSION/ANALYSIS:
The proponent has applied to rezone a 0.2 ha (0.5 acre) parcel to Residential Compact Lot
Zone R-CL to permit approximately four (4) single family lots, at a proposed density of 20 units /
ha (8 units / acre). The R-CL Residential Compact Lot Zone permits residential development
with a minimum lot size of 220 m2 (2,268 ft2). Lot sizes in the proposed subdivision, however,
will range from 242 to 334 m2 (2,605 to 3,595 ft2).

In support of the rezoning, a preliminary site plan has been submitted indicating a proposed
subdivision design. Included in the development proposal is the dedication of approximately
342 m2 (3,681 ft2) of open space (greenway adjacent to 202A Street and 72 Avenue). Access to
the lots will be from a rear lane connecting to the existing lane system to the north and west.

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 7 . . .

The subject property is currently used for residential purposes. The existing house will be
removed in conjunction with the redevelopment of the site. Surrounding land uses include:

• single family compact lots (zoned R-CL) to the west and north;
• 202A Street to the east, beyond which is the Willoughby Fire Hall and suburban
residential properties (currently zoned SR-2) which will be included in the future
extension of the Southwest Gordon Estate Neighbourhood Plan; and
• 72 Avenue to the south, beyond which are single family compact lots (zoned R-CL) and
a 1.0 acre parcel (zoned SR-2) which has been acquired by the Township for the
realignment of the 202A / 202B intersection.

Density:
The Southwest Gordon Estate Neighbourhood Plan designates the site Residential Bonus
Density 2. A base density of 15 units per ha (6 units per acre) is permitted by the plan, with
higher densities (up to a maximum of 37 units per ha / 15 units per acre) permitted subject to
the provision of community amenities (environmental features or open space facilities). The
development proposes to utilize the bonus density provision of the Willoughby Community Plan
by providing 16.8% of the gross site area to the Township for open space facilities (greenway
adjacent to 202A Street and 72 Avenue). As a result, the proposed density of 20 units per ha (8
units per acre) complies with the Neighbourhood Plan.

Development Permit:
Lands designated “Residential Bonus Density 2” in the Southwest Gordon Estate
Neighbourhood Plan are designated as a mandatory Development Permit area in the
Willoughby Community Plan. Applicable is “Development Permit Area ‘B’ – Residential” which
establishes objectives and guidelines for the form, character and siting of development. The
primary objective of the development permit area designation is to encourage the development
of attractive and safe residential areas and reduce conflict with adjacent land uses. Attachment
A of this report details the specific development permit area guidelines outlined in the Plan.

The Development Permit guidelines can be implemented by the issuance of a Development

Permit (Attachment B) requiring the proponent to enter into an exterior design control
agreement at the time of subdivision. The exterior design control agreement typically addresses
the form, character, and siting of individual homes constructed in a development.

Greenways:
As part of the project, the applicant will develop a 342 m2 (3,681 ft2) area as greenway(including
a pathway and landscaping) along the 202A Street and 72 Avenue frontages of the site. Details
of the open space improvements will need to be addressed to the acceptance of the Manager of
Parks Design and Development prior to final reading of the rezoning bylaw. Title to the
greenway parcel will be transferred to the Township prior to consideration of final reading of the
rezoning bylaw. The applicant will be required to secure construction of the greenway as part of
a Servicing Agreement prior to consideration of final reading of the rezoning bylaw.

Parks and Recreation:

The subject site is located two blocks north of RC Garnett elementary school and the adjacent
neighbourhood park (70A Avenue and 201 Street).

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 8 . . .

Tree Protection:
The arborist report and tree survey submitted by the proponent in support of the development
identifies 26 significant trees on the site, 5 of which are proposed to be retained (all within the
greenway adjacent to 72 Avenue). Staff note that 10 of the trees to be removed are located
within the area being dedicated for widening of 202A Street and 72 Avenue adjacent to the site.
Street trees will also be installed along the two road frontages (within the greenway landscaping
areas). In accordance with the Township’s Tree Protection Bylaw no replacement trees are
required. Following development of the site, a total of 9 trees (including 5 retained trees in the
greenway area and 4 street trees) will be in place. Final tree retention, protection and
replacement plans in accordance with the Township’s Tree Protection Bylaw are subject to final
acceptance by the Manager of Parks Design and Development prior to issuance of the building
permit.

Servicing:
The development site will be required to connect to full municipal services. The applicant will be
required to enter into a Servicing Agreement with the Township (prior to consideration of final
reading) to secure extensions of sanitary and storm sewer and water service to the site,
upgrading of 202A Street and 72 Avenue and to the site, and greenway construction. A
Stormwater management plan will also be provided. Road widening dedication (4.0 metres on
202A Street and 4.4 metres on 72 Avenue) will also be provided prior to consideration of final
reading of the rezoning bylaw. Access from individual lots to the adjacent arterial roads (202A
Street and 72 Avenue) will be restricted through registration of a covenant at the time of
subdivision approval.

Preparation and implementation of a site-specific erosion and sediment control plan in

accordance with the Erosion and Sediment Control Bylaw 4381 to the acceptance of the
General Manager of Engineering will be required as part of the Servicing Agreement to deal with
changes to the on-site drainage resulting from the proposed development.

Transit:
Transit service is available on 200 Street approximately two blocks west of the site.

Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the site as forming
part of the Willoughby and Willowbrook area. Provision of full urban services along with a
stormwater management plan and sediment control measures, as well as compliance with the
Tree Protection Bylaw, satisfies the management guidelines identified in the Township’s
Environmentally Sensitive Areas Study.

School and Park Sites:

The Southwest Gordon Estate Neighbourhood Plan requires that, “prior to consideration of final
reading of a rezoning bylaw:

a) an elementary school site must be secured in a location acceptable to the School

District, that is capable of accommodating the elementary school population that would
be generated by that development and other development in the area approved by
Council; and
b) a neighbourhood park site acceptable to the Township adjacent to the elementary school
site must be secured by the Township.

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 9 . . .

Two school / park sites required for the Southwest Gordon Estate neighbourhood have been
acquired (an additional 4.46 acre park site adjacent to the Langley Fundamental School site,
and the 10 acre RC Garnett Elementary School / neighbourhood park). Another vacant school/
park site already exists on 206 Street to the southeast. Township staff are reviewing the need
for other elementary school and park sites required to serve the full development potential of the
south Willoughby neighbourhoods, and will continue efforts to acquire suitable sites if required.

Students from the proposed development will be accommodated at RC Garnett Elementary and
Mountain Secondary schools.

Subdivision:
A preliminary subdivision layout has been submitted in support of the rezoning. It proposes the
creation of four single family residential lots, accessed via a rear lane system (extended from
the adjacent subdivisions to the north and west). Subdivision details will be addressed at the
time of subdivision pursuant to the Subdivision and Development Control Bylaw and Policy.

Development Prerequisites:
Prior to final reading of the rezoning bylaw, the following items must be finalized:

1. Provision of road dedications (4.0 metres on 202A Street and 4.4 metres on 72 Avenue)
in accordance with Schedule P-1 of the Township’s Subdivision and Development
Control Bylaw (Policy Section) as amended to reflect this requirement.
2. Applicant entering into a Servicing Agreement with the Township to secure required road
and utility upgrades and extensions to the acceptance of the Director of Engineering and
greenway construction to the acceptance of the Manager of Parks Design and
Development.
3. Compliance with 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.
4. Registration of restrictive covenants acceptable to the Township prohibiting on-street
parking on 202A Street and 72 Avenue adjacent to the development site, and securing
an exterior design control agreement for implementation at the time of subdivision.
5. Resolution of subdivision design details to the acceptance of the Approving Officer.
6. Payment of applicable Neighbourhood Plan Administration fees and remaining Rezoning
fees.
7. Completion of landscaping plans (including greenway along 202A Street and 72 Avenue)
to the acceptance of the Manager of Parks Design and Development.
8. Transfer of the title to the greenway parcel adjacent to 202A Street and 72 Avenue to the
Township.

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REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 10 . . .

Policy Considerations:

The proposed development is located in an area designated for residential purposes in the
Willoughby Community Plan and the Southwest Gordon Estate Neighbourhood Plan. The
“Residential Bonus Density 2” land use designation of the latter allows for a base density of 17.2
units/ha (7 units/ acre). The proposed development complies with the provisions of the Plan. A
Development Permit is also being considered requiring the proponent to secure an exterior
design control agreement at the time of subdivision. Staff recommend approval of the rezoning
and accompanying Development Permit (to be issued at the time of final reading of the rezoning
bylaw) as the proposed development complies with the policies of the Southwest Gordon Estate
Neighbourhood Plan and is consistent with adjacent developments.

Respectfully submitted,

Robert Knall
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

RK

ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No.100532 text

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 REZONING APPLICATION NO. 100304
DEVELOPMENT PERMIT NO. 100532
(VO / TRAN)
Page 11 . . .

ATTACHMENT A
EXCERPT FROM WILLOUGHBY COMMUNITY PLAN:

4586 4.1.2 Development Permit Area “B” – Residential

04/02/08
Lands identified as “Residential” on Map 4, Development Permit Areas are hereby designated
as development permit areas under Section 919.1(1)(e) and (f) of the Local Government Act to
establish objectives and provide guidelines for the form and character of intensive and multi
family residential development.
The objective of this development permit area designation is to encourage development of
attractive and safe multi family areas.
Unless the owner first obtains a development permit, land within this development permit area
shall not be subdivided, and construction of, addition to or alteration of a multi family dwelling
(including a townhouse, rowhouse, apartment, duplex, triplex or fourplex) must not be started.
Development permit guidelines are as follows:

4.1.2.1 General
The following general guidelines apply to all development within Development Permit Area “B.”

4.1.2.2 Single Family Development

General
o Single family developments shall enter into an Exterior Design Control Agreement (to be
registered on title as a restrictive covenant) prior to final subdivision approval and to the
acceptance of the Township. The agreement shall incorporate the following single
family development permit guidelines.
Architectural Details
o No residential units shall back onto a public road or street greenway other than 212
Street between 76 and 80 Avenues.
o All building elevations visible from public land (i.e. parks, roads, greenways and
detention pond sites) shall provide architectural detailing to be consistent with the front
of the building.
Parking and Traffic/Pedestrian Circulation
o Where single-family lots abut an arterial road or a street greenway vehicular access and
parking shall be provided via a rear lane or any other vehicular access from the rear of
the property while retaining the front pedestrian access of the building facing the street.
Landscaping
o Fences adjacent to a street greenway shall not exceed 122 cm (48 inches) in height.
These fences shall 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.
Building Form
o Pitched roofs are required. Pitched roofs shall have architectural grade roof material,
including ridge caps and shadow lines.

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 ATTACHMENT B
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100532

This Permit is issued this __________day of _________________, 2008 to:

1. NAME & ADDRESS: Dung Van Vo and Myha Tran

10092 – 141 Street
Surrey, BC V3T 4P3

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: Parcel “B” (H60245E) Lot 6 Section 23 Township 8

New Westminster District Plan 1257

PID: 012-058-173

CIVIC ADDRESS: 7211 – 202A Street

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) an exterior design control agreement shall be entered into for all Residential zoned lands
ensuring that building design and site development standards are high quality, consistent
and compatible with other lots and development.

4. 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 ________, 2008.

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