You are on page 1of 251

REGULAR MEETING OF

TOWNSHIP COUNCIL
Monday, October 5, 2009 at 7:00 p.m.
Fraser River Presentation Theatre
4th Floor, 20338 – 65 Avenue, Langley, BC

AGENDA
Page
A. ADOPTION OF MINUTES

1-2 1. Regular Council Meeting – September 14, 2009

Recommendation that Council adopt the Minutes of the Regular Council


meeting held September 14, 2009.

3-14 2. Public Hearing Meeting – September 14, 2009

Recommendation that Council adopt the Minutes of the Public Hearing


meeting held September 14, 2009.

B. PRESENTATIONS

1. 2009 RCMP Quarterly Report

Presentation by R. Konarski, Inspector and Officer in Charge for the Langley


Royal Canadian Mounted Detachment, regarding the 2009 RCMP Quarterly
Report.

C. DELEGATIONS (UP TO 5 DELEGATIONS)


October 5, 2009
Regular Council Meeting Agenda -2-
Page
D. REPORTS TO COUNCIL

15-32 1. Provincial Agricultural Land Commission


Application No. 100180
(Judith and Leon Brown)
Report 09-121
File CD 11-02-0035

Recommendation that Council advise the Provincial Agricultural Land


Commission (PALC) that the Agricultural Land Reserve subdivision
application submitted by Judith and Leon Brown for property located at
7991 – 232 Street is supported for consideration by the PALC.

E. BYLAWS FOR FIRST AND SECOND READING

F. BYLAWS FOR FIRST, SECOND AND THIRD READING

33-40 1. 2009 Amendment to the Permissive Exemption Bylaws


Report 09-124
File FIN 1970-04

Recommendation that Council receive this report with recommendations


regarding the 2009 Amendment to the Permissive Exemption Bylaws; and
further

That Council give first, second and third reading to Permissive Tax
Exemption Amending Bylaw 2008 No. 4775.

41-50 2. Township of Langley Council Advisory Committee Establishment


Bylaw 2008 No. 4700 Amendment Bylaw 2009 No. 4771
Report 09-125
File CORPADM 0540-20

Recommendation that Council give first, second and third reading to


Township of Langley Council Advisory Committee Establishment Bylaw
2008 No. 4700 Amendment Bylaw 2009 No. 4771 to address various text
and housekeeping amendments.
October 5, 2009
Regular Council Meeting Agenda -3-
Page
G. BYLAWS FOR CONSIDERATION AT THIRD READING

51-60 1. Rezoning Application No. 100331


(Chantelle Management Ltd.)
Bylaw No. 4763
Report 09-111
File CD 08-34-0066

Recommendation that Council give third reading to “Township of Langley


Zoning Bylaw 1987 No. 2500 Amendment (Chantelle Management Ltd.)
Bylaw 2009 No. 4763”.

Explanation – Bylaw No. 4763

Bylaw No. 4763 rezones property located at 9102 – 196A Street from
General Industrial Zone M-2 to Comprehensive Development Zone CD-14
to permit office uses.

61-102 2. Rezoning and Official Community Plan Amendment


Application No. 100067
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Bylaw 4756
Bylaw 4757
Report 09-105
File CD 08-25-0077

Recommendation that Council give third reading to “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” and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Royale


Properties Ltd.) Bylaw 2009 No. 4757”.

Explanation – Bylaw No. 4756

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.

Explanation – Bylaw No. 4757

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.
October 5, 2009
Regular Council Meeting Agenda -4-
Page
G. BYLAWS FOR CONSIDERATION AT THIRD READING

Development Permit No. 100580

Running concurrently with this bylaw is Development Permit


No. 100580 Royale Properties (Yorkson North) Ltd. in accordance
with Attachment B subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A”


through “J”;
b) Finalization of on-site landscaping plans in substantial compliance with
Schedule “K” and “L” 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

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.

103-117 3. Rezoning Application No. 100339


Development Permit Application No. 100590
(Township of Langley)
Bylaw 4769
Report 09-112
File CD 08-14-0172

Recommendation that Council give third reading to “Township of Langley


Zoning Bylaw 1987 No. 2500 Amendment (Township of Langley) Bylaw
2009 No. 4769”

Explanation – Bylaw No. 4769

Bylaw No. 4769 rezones the western 0.30 ha (0.75 acre) portion of property
located at 7185 – 202B Street from Suburban Residential Zone SR-2 to
Residential Compact Lot Zone R-CL to accommodate a three (3) lot single
family subdivision.

Development Permit No. 100590

Running concurrently with this Bylaw is Development Permit No. 100590


The Corporation of the Township of Langley in accordance with
Attachment B subject to the following conditions:
October 5, 2009
Regular Council Meeting Agenda -5-
Page
G. BYLAWS FOR CONSIDERATION AT THIRD READING

a) Completion of an exterior design control agreement ensuring that


building design and site development standards are high quality and
compatible with surrounding lots.

119-152 4. Rezoning Application No. 100330


Development Permit Application No. 100583
(Desert Properties Inc.)
Bylaw 4746
Report 09-116
File CD 08-26-0109

Recommendation that Council give third reading to “Township of Langley


Zoning Bylaw 1987 No. 2500 Amendment (Desert Properties Inc.) Bylaw
2009 No. 4746”.

Explanation – Bylaw No. 4746

Bylaw No. 4746 rezones three properties having a total area of 1.54 ha
(3.82 acres) located north of 86 Avenue (west of 201 Street) to
Comprehensive Development Zone CD-47 to permit future business park
development.

Development Permit No. 100583

Running concurrently with this Bylaw is Development Permit No. 100583


Desert Properties Inc. in accordance with Attachment B subject to the
following conditions:

a) Building plans being in substantial compliance with Schedules “A”


through “J”;
b) Final on-site landscaping plans being in substantial compliance with
Schedule “K” and in compliance with the Township’s Tree Protection
Bylaw, 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) Section 8.1 1)a) (maximum freestanding sign area) of Township of
Langley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to
26.24 m2 for a freestanding sign adjacent to existing Building A and
200 Street as shown on Schedules “B” and “L”;
e) All garbage facilities to be located within buildings or screened;
f) Freestanding signage on 201 Street and 86 Avenue to be in compliance
with Township of Langley Sign Bylaw 2005 No. 4402, and to be
coordinated in design with the freestanding sign adjacent to existing
Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from
adjacent roads, or alternatively to be screened from view by compatible
architectural treatments.
October 5, 2009
Regular Council Meeting Agenda -6-
Page
G. BYLAWS FOR CONSIDERATION AT THIRD READING

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:

h) Payment of supplemental Development Permit application fees.

153-180 5. Neighbourhood Plan Amendment and Rezoning Application RZ100327


(QC Holdings)
Bylaw No. 4767
Bylaw No. 4768
Report 09-107
File CD 08-23-0108

Recommendation that Council give third reading to “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 (QC Holdings) Bylaw 2009 No. 4767”;
and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment


(QC Holdings) Bylaw 2009 No. 4768”.

Explanation - Bylaw No. 4767

Bylaw No. 4767 amends the Yorkson Neighbourhood Plan to allow large
format retail uses in the Town Market Mixed use designation and to allow
the development of a limited number of residential units in the Town Market
Area without first securing an Elementary School / Neighbourhood Park site
for the Southwest Phase, in order to facilitate the construction of a multi-
phase, mixed use, residential, retail, and office project.

Explanation - Bylaw No. 4768

Bylaw No. 4768 rezones 8.07 ha (19.93 acres) of land located at 20622 and
20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street in
the Willoughby Town Centre, to Comprehensive Development Zone CD-78
to facilitate the construction of a multi-phase, mixed use, residential, retail,
and office project.
October 5, 2009
Regular Council Meeting Agenda -7-
Page
G. BYLAWS FOR CONSIDERATION AT THIRD READING

181-230 6. Rezoning and Community Plan Amendment Application No. 100066


Development Permit No. 100577
(Parklane Ventures (50 Avenue) Ltd.)
Bylaw No. 4760
Bylaw No. 4761
Report 09-106
File CD 11-06-0182

Recommendation that Council give third reading to “Langley Official


Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville Community
Plan) Bylaw 1988 No. 2661 Amendment (Parklane Ventures (50 Avenue)
Ltd.) Bylaw 2009 No. 4760”; and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Parklane


Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4761”.

Explanation – Bylaw No. 4760

Bylaw No. 4760 amends the Murrayville Community Plan by redesignating


three lots with a total area of 1.77 ha / 4.37 acres (located on the north side
of the 21800 block of 50 Avenue) and a portion of Lot 26, Plan 33872
(located north of the proposed connection of 50 Avenue and 220 Street)
from “Single Family Two” to “Multi Family One”. The bylaw also designates
the lands as part Development Permit Area A.

The amendment will facilitate development of 146 strata townhouse units.

Explanation – Bylaw No. 4761

Bylaw No. 4761 rezones five properties with a total area of 3.37 ha (8.33
acres) located in the 21800 block of 50 Avenue from Suburban Residential
SR-1 to Comprehensive Development Zone CD-33 to permit development
of 146 strata townhouse units.

Development Permit No. 100577

Running concurrently with this Bylaw is Development Permit No. 100577


(Parklane Ventures (50 Avenue) Ltd. in accordance with Attachment D
subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A”


through “U”;
b) Final on-site landscaping plans being in substantial compliance with
Schedule “V” 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;
October 5, 2009
Regular Council Meeting Agenda -8-
Page
G. BYLAWS FOR CONSIDERATION AT THIRD READING

d) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500


being varied to require a total of 354 parking spaces (rather than 361
parking spaces).

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;


f) Payment of applicable development cost charges and Building Permit
Administration Fees.

H. BYLAWS FOR FINAL ADOPTION

231-241 1. 2009 Capital Works Loan Authorization Bylaws for Sewer,


Transportation and Stormwater Capital Projects
Bylaw No. 4750
Bylaw No. 4752
Bylaw No. 4751
Report 09-81
File FIN 1760-20

Recommendation that Council give final reading to “Sewer Capital Works


Loan Authorization Bylaw 2009 No. 4750”; and

“Transportation Capital Works Loan Authorization Bylaw 2009


No. 4751”; and

“Stormwater Capital Works Loan Authorization Bylaw 2009 No. 4752”.

Explanation – Bylaw No. 4750

Bylaw 2009 No. 4750 authorizes the Township to borrow $8.5 million
towards the estimated cost of constructing the Aldergrove Connector
Sanitary Sewer capital works.

Explanation – Bylaw No. 4752

Bylaw 2009 No. 4752 authorizes the Township to borrow $1.8 million
towards the estimated cost of constructing various stormwater capital works.

Explanation – Bylaw No. 4751

Bylaw 2009 No. 4751 authorizes the Township to borrow $8.7 million
towards the estimated cost of constructing the 64 Avenue Rail Overpass at
Highway 10 capital works.
October 5, 2009
Regular Council Meeting Agenda -9-
Page

I. CORRESPONDENCE

J. ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS

K. MAYOR’S REPORT

L. METRO VANCOUVER REPRESENTATIVE’S REPORT

M. ITEMS FROM PRIOR MEETINGS

N. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM


SPECIAL CLOSED MEETINGS

O. ITEMS FOR INFORMATION

P. ITEMS HAVING PRIOR NOTICE OF MOTION

1. Councillor Richter presented the following Notice of Motion at the


September 21, 2009 Special Meeting of Council for consideration:

Mufford Glover Overpass

Whereas Sonya Paterson made a delegation to Council on


September 14, 2009 regarding a letter sent by six members of Council to
the Agricultural Land Commission claiming that “tens of thousands” of
Township residents support the proposed Mufford Glover Overpass; and

Whereas no response has yet been sent to Ms. Paterson;

Therefore be it resolved that Council respond to Ms. Paterson’s delegation


and subsequent letter to Council by justifying and explaining the source of
the “tens of thousands” number used in the Agricultural Land Commission
letter.
October 5, 2009
Regular Council Meeting Agenda - 10 -
Page
Q. OTHER BUSINESS

R. ADDITIONAL DELEGATIONS

S. TERMINATE
A.1
- 345 -

REGULAR MEETING OF
TOWNSHIP COUNCIL
Monday, September 14, 2009 at 7:00 p.m.
Fraser River Presentation Theatre
4th Floor, 20338 – 65 Avenue, Langley, BC

MINUTES

Present: Mayor Green

Councillors J. Bateman, B. Dornan, S. Ferguson, C. Fox, M. Kositsky, B. Long,


K. Richter and G. Ward

M. Bakken, P. Catlin and R. Seifi

S. Palmer

A. ADOPTION OF MINUTES

1. Regular Council Meeting – August 31, 2009

Moved by Councillor Ward,


Seconded by Councillor Dornan,
That Council adopt the Minutes of the Regular Council meeting held
August 31, 2009.
CARRIED

B. PRESENTATIONS

C. DELEGATIONS (UP TO 5 DELEGATIONS)

D. REPORTS TO COUNCIL

E. BYLAWS FOR FIRST AND SECOND READING

F. BYLAWS FOR FIRST, SECOND AND THIRD READING

Page 1 of 241
A.1
- 346 -

G. BYLAWS FOR CONSIDERATION AT THIRD READING

H. BYLAWS FOR FINAL ADOPTION

1. Rezoning Application RZ100311


(Jeannotte/Tanzite)
Bylaw No. 4693
Report 08-135 and 09-35
File CD 11-06-0179

Moved by Councillor Bateman,


Seconded by Councillor Ward,
That Council give final reading to “Township of Langley Zoning Bylaw 1987
No. 2500 Amendment (Jeannotte) Bylaw 2008.
No. 4693”.
CARRIED

I. CORRESPONDENCE

J. OTHER BUSINESS

K. TERMINATE

Moved by Councillor Fox,


Seconded by Councillor Ferguson,
That the meeting terminate at 7:01 p.m.
CARRIED

CERTIFIED CORRECT:

Mayor

Deputy Township Clerk

Page 2 of 241
A.2
- 347 -

SPECIAL MEETING
OF TOWNSHIP COUNCIL
FOR THE PURPOSE OF PUBLIC HEARING
AND DEVELOPMENT PERMITS

Monday, September 14, 2009 at 7:01 p.m.


Fraser River Presentation Theatre
4th Floor, 20338 – 65 Avenue, Langley, BC

MINUTES
Present: Mayor Green

Councillors J. Bateman, B. Dornan, S. Ferguson, C. Fox, M. Kositsky, B. Long,


K. Richter and G. Ward

P. Catlin and R. Seifi

S. Palmer

A. DEVELOPMENT PERMITS

1. Development Variance Permit


Application No. DVP100053
(Holiday Inn Express)
Report 09-118
File CD 08-26-0052

Moved by Councillor Bateman,


Seconded by Councillor Dornan,
That Council authorize issuance of Development Variance Permit
No. 100053 to 441933 BC Ltd. for the Holiday Inn Express located at
8750 – 204 Street in accordance with Attachment B.

Explanation by the Proponent.

Farouk Noor Mohamed, Architect, FNDA Architecture Inc., 116,


828 Harbourside Drive, Vancouver, was in attendance and commented that it
is their intent to have signage on both sides of the building.

Submissions regarding Development Variance Permit No. 100053 from


the public.

There were no submissions received from the public regarding Development


Variance Permit No. 100053.
CARRIED

Page 3 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 348 -

B. PUBLIC HEARING

1. Rezoning Application No. 100331


(Chantelle Management Ltd.)
Bylaw No. 4763
Report 09-111
File CD 08-34-0066

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment


(Chantelle Management Ltd.) Bylaw 2009 No. 4763”

Explanation – Bylaw No. 4763

R. Seifi, Director, Community Development, explained that Bylaw No. 4763


rezones property located at 9102 – 196A Street from General Industrial Zone
M-2 to Comprehensive Development Zone CD-14 to permit office uses. He
noted that 32 Public Hearing Notices were mailed out.

Submissions regarding Bylaw No. 4763 from the public.

There were no submissions from the public regarding Bylaw No. 4763.

2. Rezoning and Official Community Plan Amendment


Application No. 100067
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Bylaw 4756
Bylaw 4757
Report 09-105
File CD 08-25-0077

“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” and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Royale


Properties Ltd.) Bylaw 2009 No. 4757”

Explanation – Bylaw No. 4756

R. Seifi, Director, Community Development explained that 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.

Page 4 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 349 -

B. PUBLIC HEARING

Explanation – Bylaw No. 4757

He then explained that 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.
There were 80 Public Hearing Notices mailed out.

Development Permit No. 100580

Running concurrently with this bylaw is Development Permit


No. 100580 Royale Properties (Yorkson North) Ltd. in accordance
with Attachment B subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A”


through “J”;
b) Finalization of on-site landscaping plans in substantial compliance with
Schedule “K” and “L” 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

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.

Explanation by the proponent.

Mark Belling, Fifth Avenue Real Estate Marketing Ltd., #8, 15243 – 91
Avenue, Surrey, was in attendance and commented that Royale Properties
(Yorkson North) Ltd. designed affordable, family-oriented townhomes starting
at $300,000 per unit. He continued that the project will be adjacent to an
elementary school and park and provide housing for first time owners. He
provided a brief history and experience of Royal properties Ltd. and
introduced principals and members of the development team.

Clarence Arychuk, Hunter Laird Engineering, was in attendance and


commented that the applicants had reviewed land use proposals and due to
the proximity to an elementary school, deemed it appropriate to increase
density, resulting in the implementation of a collector road between 80
Avenue and 83 Avenue. He continued that realignment of the road would
benefit and free up implementation in the original plan. He noted that a
turnaround at 83 Avenue would be introduced to manage traffic and that the

Page 5 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 350 -

B. PUBLIC HEARING

project includes 4.5 metre greenways on 83 Avenue and and 81A Avenue. A
child friendly amenity area would be provided and parkland added to the
west of the park. He stated the project would be an attractive, good quality
project design and located to complement surrounding land uses. He stated
that 209B Street would not extend south to 83 Avenue.

Submissions regarding Bylaw No. 4756 and Bylaw NO. 4757 from the
public.

1. Tony Reschke, 20958 – 83 Avenue, was in attendance and commented


he and his wife are opposed to the proposed application based on the
mixed residential designation. He continued that they own the property
adjacent to the subject site and had built a single family home in a form
and character with existing homes, with the possibility to subdivide in the
future. He expressed concerns relative to loss of property value due to
lack of road access for future subdivision. He requested Council
consider single family homes fronting 83 Avenue, which would be
aesthetically consistent with the area.
2. Tony Small, 20932 – 83 Avenue, was in attendance and commented that
he had questions relative to the proposed alignment of 209A/209B Street,
the turnaround and plans for 83 Avenue. He stated that he did not have
any objections to the proposal, but required some clarification on the
traffic plan for the area.
3. Rob Sekhon, 20987 – 83 Avenue, was in attendance and commented
that he supported the proposed project.
4. Rob Pooni, 20931 – 80 Avenue, was in attendance and commented that
he supported the proposed project.

3. Rezoning Application No. 100339


Development Permit Application No. 100590
(Township of Langley)
Bylaw 4769
Report 09-112
File CD 08-14-0172

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment


(Township of Langley) Bylaw 2009 No. 4769”

Explanation – Bylaw No. 4769

R. Seifi, Director, Community Development explained that Bylaw No. 4769


rezones the western 0.30 ha (0.75 acre) portion of property located at 7185 –
202B Street from Suburban Residential Zone SR-2 to Residential Compact
Lot Zone R-CL to accommodate a three (3) lot single family subdivision.
There were 72 Public Hearing Notices mailed out.

Page 6 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 351 -

B. PUBLIC HEARING

Development Permit No. 100590

Running concurrently with this Bylaw is Development Permit No. 100590


The Corporation of the Township of Langley in accordance with
Attachment B subject to the following conditions:

a) Completion of an exterior design control agreement ensuring that building


design and site development standards are high quality and compatible
with surrounding lots.

Submissions regarding Bylaw No. 4769 from the public.

There were no submissions from the public regarding Bylaw No. 4769.

Submissions regarding Development Permit No. 100590 from the


public.

There were no submissions from the public regarding Development Permit


No. 100590.

4. Rezoning Application No. 100330


Development Permit Application No. 100583
(Desert Properties Inc.)
Bylaw 4746
Report 09-116
File CD 08-26-0109

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Desert


Properties Inc.) Bylaw 2009 No. 4746”

Explanation – Bylaw No. 4746

R. Seifi, Director, Community Development explained that Bylaw No. 4746


rezones three properties having a total area of 1.54 ha
(3.82 acres) located north of 86 Avenue (west of 201 Street) to
Comprehensive Development Zone CD-47 to permit future business park
development. There were 181 Public Hearing Notices mailed out.

Development Permit No. 100583

Running concurrently with this Bylaw is Development Permit No. 100583


Desert Properties Inc. in accordance with Attachment B subject to the
following conditions:

a) Building plans being in substantial compliance with Schedules “A”


through “J”;
b) Final on-site landscaping plans being in substantial compliance with
Schedule “K” and in compliance with the Township’s Tree Protection
Bylaw, and Street Tree and Boulevard Treatment policy, subject to final

Page 7 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 352 -

B. PUBLIC HEARING

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) Section 8.1 1)a) (maximum freestanding sign area) of Township of
Langley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to
26.24 m2 for a freestanding sign adjacent to existing Building A and
200 Street as shown on Schedules “B” and “L”;
e) All garbage facilities to be located within buildings or screened;
f) Freestanding signage on 201 Street and 86 Avenue to be in compliance
with Township of Langley Sign Bylaw 2005 No. 4402, and to be
coordinated in design with the freestanding sign adjacent to existing
Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from
adjacent roads, or alternatively to be screened from view by compatible
architectural treatments.

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:

h) Payment of supplemental Development Permit application fees.

Submissions regarding Bylaw No. 4746 from the public.

There were no submissions from the public regarding Bylaw No. 4746.

Submissions regarding Development Permit No. 100583 from the


public.

There were no submissions from the public regarding Development Permit


No. 100583.

5. Neighbourhood Plan Amendment and Rezoning Application RZ100327


(QC Holdings)
Bylaw No. 4767
Bylaw No. 4768
Report 09-107
File CD 08-23-0108

“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
(QC Holdings) Bylaw 2009 No. 4767” and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment


(QC Holdings) Bylaw 2009 No. 4768”

Page 8 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 353 -

B. PUBLIC HEARING

Explanation - Bylaw No. 4767

R. Seifi, Director, Community Development explained that Bylaw No. 4767


amends the Yorkson Neighbourhood Plan to allow large format retail uses in
the Town Market Mixed use designation and to allow the development of a
limited number of residential units in the Town Market Area without first
securing an Elementary School / Neighbourhood Park site for the Southwest
Phase, in order to facilitate the construction of a multi-phase, mixed use,
residential, retail, and office project. There were 403 Public Hearing Notices
mailed out.

Explanation - Bylaw No. 4768

He then explained that Bylaw No. 4768 rezones 8.07 ha (19.93 acres) of land
located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and
7879 – 208 Street in the Willoughby Town Centre, to Comprehensive
Development Zone CD-78 to facilitate the construction of a multi-phase,
mixed use, residential, retail, and office project.

Explanation by the proponent.

Hugh Carter, representative QC Holdings, 310, 5621 - 52 Street, Surrey, was


in attendance and introduced members of his team. He continued that there
would be access to the Willoughby Elementary School and that there are
plans to move the school to another site. He continued that they would
provide a greenlink from 78 Avenue to the town centre providing new
residents in the southwest quadrant a route through to 80 Avenue and across
to the school. He added that the Intersection at Hyde Street and 208 Street
would provide traffic calming measures and a crosswalk at 206 Street and 80
Avenue. He added that there are no plans at this time relative to a licensed
restaurant and that a comprehensive construction traffic management plan
would be in place to mitigate concerns.

Submissions regarding Bylaw No. 4767 and Bylaw No. 4768 from the
public.

1. Jennifer Small, 20932 - 83 Avenue, was in attendance and commented


that she had concerns regarding increased traffic on 208 Street and 80
Avenue, future licensed restaurant, construction traffic management, and
impact on Willoughby Elementary school.

Page 9 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 354 -

B. PUBLIC HEARING

6. Rezoning and Community Plan Amendment Application No. 100066


Development Permit No. 100577
(Parklane Ventures (50 Avenue) Ltd.)
Bylaw No. 4760
Bylaw No. 4761
Report 09-106
File CD 11-06-0182

“Langley Official Community Plan Bylaw 1979 No. 1842 Amendment


(Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment
(Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4760” and

“Township of Langley Zoning Bylaw 1987 No. 2500 Amendment


(Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4761”

Explanation – Bylaw No. 4760

R. Seifi, Director, Community Development explained that Bylaw No. 4760


amends the Murrayville Community Plan by redesignating three lots with a
total area of 1.77 ha / 4.37 acres (located on the north side of the 21800
block of 50 Avenue) and a portion of Lot 26, Plan 33872 (located north of the
proposed connection of 50 Avenue and 220 Street) from “Single Family Two”
to “Multi Family One”. The bylaw also designates the lands as part
Development Permit Area A. There were 788 Public Hearing Notices mailed
out.

The amendment will facilitate development of 146 strata townhouse units.

Explanation – Bylaw No. 4761

He then explained that Bylaw No. 4761 rezones five properties with a total
area of 3.37 ha (8.33 acres) located in the 21800 block of 50 Avenue from
Suburban Residential SR-1 to Comprehensive Development Zone CD-33 to
permit development of 146 strata townhouse units.

Development Permit No. 100577

Running concurrently with this Bylaw is Development Permit No. 100577


(Parklane Ventures (50 Avenue) Ltd. in accordance with Attachment D
subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A”


through “U”;
b) Final on-site landscaping plans being in substantial compliance with
Schedule “V” 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;

Page 10 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 355 -

B. PUBLIC HEARING

c) On-site landscaping to be secured by letter of credit at the building permit


stage;
d) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500
being varied to require a total of 354 parking spaces (rather than 361
parking spaces).

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;


f) Payment of applicable development cost charges and Building Permit
Administration Fees.

Explanation by the Proponent:

Harrison Han, Parklane Ventures, 555 Dunsmuir Street, Vancouver, was in


attendance and introduced his colleagues and project team members. He
noted that the proposed town homes would be consistent with
neighbourhood development. He added there are three schools within
walking distance making the proposed development perfect for families. He
added that the proposed development would be split into two parcels: one
north and one on the south side of 56 Avenue. He continued that 50 Avenue
would be extended to the top of hill, meeting 222 Street and connecting with
49 Avenue, at full road width. He added that residents would have an
alternate route to use, providing a net benefit to congestion now faced at the
west end of 50 Avenue.

He continued that the intersection at 55 Avenue and 221 Street would


operate at 10% of its capacity. He noted that a full year recreation pass
would be offered as a contribution to the Township’s Parks and Recreation
program. He added that a meeting was held with strata members of two
nearby strata developments to address privacy and attractive interface
concerns. He noted that there would be 41 significant Douglas Fir, Western
Red Cedar and other smaller trees retained north and south of 50 Avenue, a
substantial green buffer, four child friendly amenity areas, common entry and
linked pedestrian through the site.

Mr. Han added that the proposed tree replacement plan exceeds by the
bylaw by 140 trees. He provided a description of the housing form and
character noting there would be three general multi family sites, featuring a
full 7.5 meter setback along shared property lines. Parking on site includes
two stalls inside, 15 spaces on certain roads, and 47 visitor stalls. He noted
that they are seeking a variance on the number of stalls and added that they
are not seeking to dedicating street parking for their use.

Norm Hall, Arbourist, was in attendance and commented that tree retention is
better achieved in multi-family developments. He continued that the western
one third portion of the site is currently clear of trees, with poplar trees along

Page 11 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 356 -

B. PUBLIC HEARING

Fraser Highway. He added that the southern one third of the site are mostly
western red cedars. He continued that there were only two viable stands of
trees based on existing condition of trees. He noted that there would be
sufficient good habitat for wildlife and suggested user larger sized trees or
more densified buffer areas.

Deana Grinnell, Parklane Homes, was in attendance and commented that


there would be a net benefit to traffic conditions with the completion of 50
Avenue and the proposed development. She noted that traffic impacts would
continue to be less than 10% of capacity. She added that strata councils
would have a role in managing parking; restrictive covenants restrict garages
for uses other than parking as well as parking out of stalls. She continued
that there would be opportunities to provide for pedestrian outlet at Fraser
Highway. She commented that a construction traffic management plan
would be in place; that the south parcel is envisioned at 18 units per acre in
the OCP, super mailboxes would be addressed in the landscape plan.

The following submissions regarding Bylaw No. 4760 and Bylaw No.
4761 were received from the public:

1. Hilda Buvyer, 22, 21848 – 50 Avenue, was in attendance and submitted


an 80 signature petition expressing concerns that 220 Street would not
be a minimum 20 meters wide. She advised they were against the
proposed variance to permit 354 parking spaces rather than 361. She
also requested that the bollards be removed from 49A Avenue to provide
an alternate roadway.
2. Rob Kirk, 8, 21965 – 49 Avenue, was in attendance and commented that
he had concerns relative to the completion of 49 Avenue and making it a
full width road.
3. William Schon, 5027 – 218A Street, was in attendance and commented
that he had concerns relative to parking, public safety, increased noise
and traffic, bylaw enforcement, and impact on schools.
4. Bob Gotts, 21612 – 50 Avenue, was in attendance and commented that
he opposed the proposed project. He expressed concerns relative to
increased traffic and noise, parking and upgrading of storm and sanitary
sewers.
5. April Kennedy, 304, 21975 – 49 Avenue, was in attendance and
expressed concerns relative to tree retention, loss of privacy, road width,
foot traffic to and from school, increased property taxes, construction
hours of operation, density and development of a roadway between 220
and 221 Streets to alleviate traffic concerns. She noted that there would
be need to be increased landscaping buffering in the southern portion of
the site.
6. John Redworth, 112, 20975 – 49 Avenue, was in attendance and
commented that he had concerns relative to density, noise and tree
retention.
7. Diane Gillis, 48, 21848 – 50 Avenue, was in attendance and commented
that she had concerns regarding the proposed roundabout, tree retention,
drainage, and location of super mail boxes.

Page 12 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 357 -

B. PUBLIC HEARING

8. Tiena Steele, 5072 – 219A Street, was in attendance and commented


that she had concerns regarding trees on the south side of Fraser
Highway, increased traffic and pollution.
9. Carmen Rempel, 1811 – 196 Street, representing Parent Advisory
Committee, was in attendance and commented that a second traffic route
would alleviate traffic concerns. She expressed concerns relative to
construction vehicles in school zones and asked that the Fundamental
school be represented accurately to buyers.
10. Irene Pol, 5091 – 219 Street, was in attendance and expressed concerns
relative to construction of a noise barrier on the north side of Fraser
Highway, increased traffic and location of a gate.
11. Paul Gagnon, 211, 21975 – 49 Avenue, was in attendance and
expressed concerns relative to tree retention and loss of privacy.
12. Norman Robert Iveson, 104, 21975 – 49 Avenue, was in attendance and
expressed concerns relative to access and egress to the development
and increased traffic.

Councillor Dornan left the meeting at 8:33 p.m. and rejoined the meeting at
8:35 p.m.

The following written submissions regarding Bylaw No. 4760 and Bylaw
No. 4761 were received from the public:

1. Jean Piovesan, 34, 21848 – 50 Avenue, expressing concerns relative to


density, parking, traffic signals, and completion of 220 Street.
2. Norman and Christine Iveson, 104, 21975 – 49 Avenue, expressing
concerns relative to buffer areas, tree protection, wind tunnel potential,
widening of 200 Street and 49 Avenue, increased noise, public safety,
privacy, increased traffic, lack of sidewalks on east side of 220 Street and
traffic signals.
3. Bruce McLean, Cedar Crest Estates #41, expressing concerns regarding
increased traffic, roundabout, and loss of views.
4. Laurene Lehn, 62, 21848 – 50 Avenue, expressing concerns relative to
density, increased traffic, roundabouts, widening of 220 Street and
increase in parking spaces.
5. Cindy Gagne, 22022 – 49 Avenue, expressing concerns relative to lack
of sidewalks, increased traffic and lack of traffic signals.
6. Ron Connolly, 21675 – 50 Avenue, expressing support for the proposed
residential development.
7. June and Bill Strain, 21663 – 50 Avenue, expressing support for the
proposed project.
8. Stan and Irene Pol, 5091 – 219 Street, expressing that a cement noise
barrier be placed on both sides of Fraser Highway, east of 216 Street to
50 Avenue.
9. Karen Dominato, 22022 – 49 Avenue, expressing opposition to the
proposed project.
10. J.E. Corbin, 102, 21975 – 49 Avenue, expressing concern relative to
density, tree protection, parking and greenspace.
11. 22 Signature Petition requesting that consideration be given to place the

Page 13 of 241
A.2
September 14, 2009
Special Meeting for Public Hearing and Development Permits Minutes - 358 -

B. PUBLIC HEARING

proposed development access off 50 Avenue rather than from 216


Street.
12. Chester and Agnes Baarda, 5074 – 219A Street, requesting that concrete
noise barrier fencing be placed on both sides of Fraser Highway east of
216 Street to a location west of 222 Street.
13. 6 signature petition expressing opposition to opening 200 Street and
joining with 50 Avenue. Two alternative access and egress suggestions
were provided.
14. 33 signature petition expressing opposition to the opening of 220 Street
to become an access route to the proposed development. Additional
concerns raised related to crime prevention, construction traffic, loss of
privacy, increased traffic and protection of natural environment.
15. Cliff and Linda Smith, Cedar Crest #51, expressing concerns relative to
parking congestion and drainage.
16. John Dueckman, 5096 – 219 Street, expressing concerns relative to
sound abatement, tree protection, public safety and requesting privacy
screen on Fraser Highway.

Submissions regarding Development Permit No. 100577 from the


public.

1. Donna and Jack Grout, 11, 21848 – 50 Avenue, expressing concerns


relative to increased traffic, street parking, and access for emergency
vehicles.

C. TERMINATE
Moved by Councillor Bateman,
Seconded by Councillor Ferguson,
That the meeting terminate at 9:19 p.m.
CARRIED

CERTIFIED CORRECT:

Mayor

Deputy Township Clerk

Page 14 of 241
D.1

REPORT TO
MAYOR AND COUNCIL

PRESENTED: OCTOBER 5, 2009 - REGULAR MEETING REPORT: 09-121


FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 11-02-0035
SUBJECT: PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)

PROPOSAL:
Subdivision of a 1.83 ha (4.54 acre) parcel located at 7991 –
232 Street into four equally sized parcels of 0.45 ha (1.13
acres) each within the Agricultural Land Reserve.

RECOMMENDATION SUMMARY:
That Council support the subject Agricultural Land Reserve
subdivision application for consideration by the Provincial
Agricultural Land Commission.

RATIONALE:
The property is in the ALR and presently zoned for the
proposed lot size. However, the Rural Plan indicates
that a more detailed plan should be prepared
establishing policies for future growth, subdivision
and agriculture in the Salmon River Uplands
area. The recommendation is consistent with
the existing zoning of the property and the
permitted minimum parcel size.

Page 15 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 2 . . .

RECOMMENDATION(S):
That Council advise the Provincial Agricultural Land Commission (PALC) that the Agricultural
Land Reserve subdivision application submitted by Judith and Leon Brown for property located
at 7991 – 232 Street is supported for consideration by the PALC.

EXECUTIVE SUMMARY:
The applicant, pursuant to section 21(2) of the Agricultural Land Commission Act, has applied to
subdivide a 1.83 ha (4.54 acres) property located within the Salmon River Uplands area of the
Rural Plan into 4 (four) equally sized parcels of 0.45ha (1.13 acres) each. It is recommended
that Council support the application for consideration by the PALC. However, the Rural Plan,
adopted by Council in July 1993, indicates that a more detailed plan should be prepared
establishing policies for future growth, subdivision and agriculture in the Salmon River Uplands
area. As such, should the application be approved by the PALC, the subdivision may not be
finalized until such time as an assessment of minimum lot sizes in the Salmon River
Uplands/Hopington Aquifer areas has been completed and more particularly the water and
waste water issues associated with subdivisions have been addressed.

The Water Management Plan has now been submitted to the Province and an analysis of waste
water issues is currently under way. In light of the progress on the Township’s Water
Management Plan and the anticipated completion of a decentralized sewerage systems plan in
the coming months, a policy framework around the technical water and waste water issues
could potentially be finalized in 2010, subject to Council approval and availability of adequate
resources.

PURPOSE:
The purpose of this report is to provide Council with information and a recommendation with
respect to an Agricultural Land Reserve subdivision application submitted under Section 21(2)
of the Agricultural Land Commission Act by Judith and Leon Brown.

Page 16 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 3 . . .

SUBJECT

Page 17 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 4 . . .

ZONING BYLAW NO. 2500

Page 18 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 5 . . .

Subdivision Plan – SUBMITTED BY APPLICANT

Page 19 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 6 . . .

Site Plan – SUBMITTED BY APPLICANT

Page 20 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 7 . . .

ADDITIONAL INFORMATION:

REFERENCE:
Owner: Judith and Leon Brown

Legal Description: Lot 11, District Lot 319, Group 2, New Westminster District
Plan 1658

Location: 7991- 232 Street

Area: 1.83 ha (4.54 acres)

Existing Zoning: Suburban Residential Zone SR-1

Minimum Parcel Size: 0.3716 ha ( 0.92 acres)

Rural Plan Designation: Salmon River Uplands

Hopington Aquifer: Not located within the Hopington Aquifer

E.S.A. Designation: E.S.A. # 031


Upland around Fort Langley Floodplain
(Rating # 3)

BACKGROUND/HISTORY:

The subject property is located in the Agricultural Land Reserve (enacted in 1973) on property
designated Salmon River Uplands in the Rural Plan (adopted 1993) and currently zoned
Suburban Residential Zone SR-1 having a minimum lot size for subdivision of 3,716m2 (40,000
sq. ft.). The property is not located over the Hopington Aquifer.

On October 24, 2005, a similar subdivision application was submitted for the subject property.
At that time Council endorsed the application to the Provincial Agricultural Land Commission.
However in a letter dated April 11, 2006 the Provincial Agricultural Land Commission refused
the application indicating that the property had good agricultural capabilities that would be
severely restricted if the property was subdivided.

The applicants resubmitted the application in 2007. Council, on July 23, 2007, resolved not to
support the application. The staff report indicated that several subdivision applications have
been submitted in the Salmon River Uplands area and that the Rural Plan’s land use policies
did not provide guidance for the disposition of subdivision applications in the Salmon River
Uplands/Hopington Aquifer areas. A challenge exists as some properties, such as the subject
site, are currently zoned for minimum one acre parcel size whereas some others are not zoned
but located outside the ALR. While it would be appropriate to consider properties that are not
zoned or designated as part of a larger plan review, the disposition of zoned properties would
best be addressed through the resolution of technical issues.

Page 21 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 8 . . .

DISCUSSION / ANALYSIS:

The applicants have applied under Section 21(2) of the Agricultural Land Reserve (ALR) Act to
subdivide a 1.83 ha (4.54 acres) parcel into 4 equal sized parcels of 0.45 ha (1.13 acres) each.
The minimum lot size required for subdivision pursuant to the property’s existing SR-1 zoning is
0.3716 (0.92 acres).

The Rural Plan designates the subject property as “Salmon River Uplands” for the purposes of
maintaining lands for rural residential and agricultural uses. The Rural Plan (adopted in 1993)
further states that: “a more detailed plan will be prepared setting out the policies for future
growth, subdivision and agriculture in this area.” The Rural Plan’s land use policies did not
provide guidance for minimum lot sizes and subdivisions in the Salmon River Uplands area. A
challenge exists as some properties are zoned for a one acre lot sizes whereas others are
designated but not zoned. It is appropriate to consider properties designated but not zoned as
part of a larger plan review but difficult to delay consideration of properties zoned unless such
properties are in the process of being rezoned to a larger parcel size.

Description of Property:

The property is currently occupied by a single family home (double wide mobile) located on the
eastern end of the property having access to 232 Street. A single wide mobile home is located
on the western end of the property having access onto 80 Ave. The site is mostly flat and
cleared of vegetation with a few small stands of trees and shrubs along the south and westerly
edges. Two small yellow coded water courses are located on the property that will require
protection at the subdivision stage.

Adjacent Properties:

North: Five 0.3716 ha (0.92 acres) suburban residential properties (zoned SR-1). The four
eastern most lots are located within the Agricultural Land Reserve;
East: 232 Street, beyond which are rural properties (designated Agricultural/Countryside in the
Rural Plan, zoned RU-3), ranging in size from 3.23 ha (8.0 acres) to 12.24 ha (30.26);
South: Suburban Residential properties (zoned SR-1), located within the Agricultural Land
Reserve, ranging in size from 0.3716 ha (1.13 acres) to 1.82 ha (4.5 acres);
West: Suburban Residential properties (zoned SR-1), located within the Agricultural Land
Reserve, ranging in size from 0.3716 ha (1.13 acres) to 2.26 ha (5.60 acres).

AGRICULTURAL ADVISORY COMMITTEE:

In accordance with Council’s policy, the application will be forwarded to the Agricultural Advisory
Committee (AAC) for information purposes.

Page 22 of 241
D.1
PROVINCIAL AGRICULTURAL LAND COMMISSION
APPLICATION NO. 100180
(JUDITH AND LEON BROWN)
Page 9 . . .

Servicing:

Services exist to a rural standard except for community water which is available. If the
application were to be approved, the applicant would be required to provide septic systems and
community water services to the proposed new lots in compliance with servicing provisions of
the Subdivision and Development Control Bylaw. No additional access will be permitted onto
232 Street and no further road dedication will be required.

POLICY CONSIDERATIONS:

The subject property is located in the Agricultural Land Reserve in an area designated by the
Rural Plan as the Salmon River Uplands; and is zoned Suburban Residential SR-1 with a
minimum parcel size of just under one acre. Currently there are no specific plans detailing
Council’s subdivision policy over the Salmon River Uplands area. In its previous resolution of
July 2007, Council stated that the proposed subdivision application of the subject property
would only be considered within the context of a comprehensive review of minimum parcel sizes
within the Salmon River Uplands/Hopington Aquifer area. It should be noted the property is
currently zoned for the density contemplated and therefore can be distinguished from other
properties designated but not zoned.

Respectfully submitted,

Colin Moore
PLANNING TECHNICIAN
for
COMMUNITY DEVELOPMENT DIVISION

CM/JG

ATTACHMENT A ALR Application


ATTACHMENT B Site Plan
ATTACHMENT C Subdivision Plan
ATTACHMENT D Utilities Plan
ATTACHMENT E Title Search

Page 23 of 241
ATTACHMENT A
D.1

Page 24 of 241
D.1

Page 25 of 241
ATTACHMENT D.1
B

Page 26 of 241
D.1
ATTACHMENT C

Page 27 of 241
D.1D
ATTACHMENT

Page 28 of 241
D.1
ATTACHMENT E

Page 29 of 241
D.1

Page 30 of 241
D.1

Page 31 of 241
D.1

Page 32 of 241
F.1

REPORT TO
MAYOR AND COUNCIL

PRESENTED: OCTOBER 5, 2009 - REGULAR MEETING REPORT: 09-124


FROM: FINANCE DIVISION FILE: 1970-04
SUBJECT: 2009 AMENDMENT TO THE PERMISSIVE EXEMPTION BYLAWS

RECOMMENDATION(S):
That Council receive this report with recommendations regarding the 2009 Amendment to the
Permissive Tax Exemption Bylaws; and further

That Council give first, second and third reading to Permissive Tax Exemption Amending Bylaw
2009 No. 4775.

EXECUTIVE SUMMARY:
The Township adopted three separate property tax exemption bylaws in 2004 for church and
private schools organizations; heritage properties; and charitable and not-for-profit
organizations. These bylaws must be maintained to ensure continuing compliance with the
statutory requirements of eligibility and also update the existing bylaws with additions as new
eligible organizations establish themselves in Township of Langley. Consequently, after a
review of this year’s tax exemptions applications, the following recommendations are being
brought forward for Council’s consideration.

Staff are recommending the removal, from Church and Private School Tax Exemption Bylaw
2004 No. 4348 of the following organization:
• Trustees of Jubilee Pastoral (Jubilee United Church)

Staff are recommending the addition, to Church and Private School Tax Exemption Bylaw
2004 No. 4348 of the following organization:
• Aldergrove Vineyard Christian Fellowship

Staff are recommending the addition, to Charitable and Not-For-Profit Exemptions Bylaw
2004, No. 4347 of the following organizations:
• Langley Memorial Hospital Foundation
• Fraser Health Authority
• The Land Conservancy – Nicomekl Community Organic Farm

PURPOSE:
The purpose of this report is to update two of the Township’s permissive tax exemption bylaws,
Church and Private School Tax Exemption Bylaw 2004 No. 4348 and Charitable and Not-For-
Profit Exemption Bylaw 2004 No. 4347 as per recommendations above.

Page 33 of 241
F.1
2009 AMENDMENT TO THE PERMISSIVE EXEMPTION BYLAWS
Page 2 . . .

BACKGROUND/HISTORY:
In 2004 the Community Charter changed the procedure for permissive tax exemptions. The
Township adopted three bylaws for permissive tax exemption: Church and Private School Tax
Exemption Bylaw 2004 No. 4348, Charitable and Not-For-Profit Tax Exemption Bylaw 2004
No. 4347 and Heritage Tax Exemption Bylaw 2004 No. 4349. Each of these bylaws requires
that properties that no longer meet the statutory requirements for the tax exemption be removed
from the bylaw. Similarly, new organizations that meet the requirements may be added.
Certain properties that are granted a tax exemption by Council are required to be advertised in
the local newspaper.

DISCUSSION/ANALYSIS:
Council’s policy regarding permissive exemptions is a combination of the permissive exemption
criteria and past practice. Starting with the 2009 Budget process, the Province now requires
municipalities to develop and disclose the objectives regarding the use of permissive
exemptions through a permissive exemption policy. It is the Province’s objective that the policy
for making decisions for the permissive exemption sections 224 and 225 promote consistency
and certainty to municipal, public and prospective applicants and allow for public to have input
during the process for budget adoption.

Church and Private School Tax Exemption – Removal


Staff recommends that Trustees of Jubilee Pastoral (Jubilee United Church) should be
removed from the Church and Private School Tax Exemption Bylaw 2004 No. 4348 as they no
longer meet the requirements for permissive exemption.

The Trustees of Jubilee Pastoral (Jubilee United Church) previously met all the requirements as
outlined in the Permissive Tax Exemption application as the Church was providing worship on
land which they owned and were hoping to develop. However, due to vandalism of the various
tents and equipment used to provide worship they found it necessary to sell the property and
therefore will no longer own the property.

Charitable and Not-For-Profit Organizations – Additions


Staff recommends that three new organizations be added to this bylaw. Langley Memorial
Hospital Foundation; Fraser Health Authority and The Land Conservancy will be added to the
Charitable and Not-For-Profit Tax Exemption Bylaw 2004 No. 4347.

Langley Memorial Hospital Foundation owns Lot 4 which is located near the Langley
Memorial Hospital and is currently being used as a staff parking lot for Langley Memorial
Hospital employees. The net revenue over expenses from the parking fees is used for the
purposes of providing essential equipment for the Langley Memorial Hospital. Prior to the 2008
property tax year, British Columbia Assessment provided a statutory property tax exemption for
Lot 4 under the Community Charter section 220. In June of 2007 British Columbia Assessment
removed Lot 4 from the statutory exemption list because the lot is not owned by Fraser Health
Authority and the lot needed to be “Designated” for future hospital purposes by the Minister of
Health.

Fraser Health Authority leases property, from Gateway Properties Limited, which is being
used to store all of the necessary daily supplies for Fraser Health Authority hospitals, including
prescription drugs. The site contains pandemic supplies and vaccines in the event of a
breakout, Red Cross supplies of material for our major hospitals, mobile triage emergency

Page 34 of 241
F.1
2009 AMENDMENT TO THE PERMISSIVE EXEMPTION BYLAWS
Page 3 . . .

equipment and so forth. The site also operates as an emergency operations centre in the event
of a major catastrophe.

The Land Conservancy (TLC) – Nicomekl Community Organic Farm is a non-profit,


charitable land trust with a mandate to protect farmland for local food production, conservation
of biodiversity, public education and demonstration of Community Farm Programs. TLC is
currently leasing this property, owned by Crown Provincial. TLC has 4 years left on the lease
from The Crown and has made application for lease replacement to be extended for 30 years.

Church and Private School Tax Exemption – Additions


Staff recommends that Aldergrove Vineyard Christian Fellowship be added to the Church and
Private School Tax Exemption Bylaw 2004 No. 4347 as they meet the requirements for
permissive exemptions.

Aldergrove Vineyard Christian Fellowship is providing worship and similarly related religious
and community activities such as free pancake breakfasts and monthly suppers. This church
has a seating capacity for approximately 150 people and approximately 40 people for the
various free meals to the community. This church was previously occupying property in the
former Elks Hall which was permissively exempt. This property is currently owned by 2903
Shangri-La Holdings Limited and is leased to Aldergrove Vineyard Church.

Applicable Policies:

Subject to the Community Charter Section 224, the Township of Langley provides an exemption
from property taxation annually to non-profit-organizations and community facilities serving the
Township and its residents. The criteria for permissive exemptions are described on the
application form as per Attachment “A” to this report. The criteria are as follows:

COMMUNITY FACILITY - INFORMATION AND CRITERIA


Community organizations which operate a "Community Facility", as defined by Council, may
apply for exemption from property tax (excluding utilities and other special charges/rates), on
property owned by the organization. Property tax exemption based on a percentage or all of the
current year's property taxes may be approved for the following year’s exemption.
A "Community Facility" is one that meets the following criteria as defined by Council:

(a) The facility must be operated by a non-profit Society serving primarily the Township of
Langley and its residents.

(b) At least 50% of the membership must be residents of the Township of Langley.

(c) The applicant must demonstrate that other avenues of income generation have been
pursued.

(d) The facility must be available to the general public by rental or admission fee.

(e) The rental or admission fees charged should cover only operating costs and should not
include a profit factor of which the purpose is to subsidize other activities of the society.

(f) Unless approved by Council as a specific exception, the organization operating the hall
should not serve alcoholic beverages as an ordinary activity of its facility.
Permissive Tax Exemption Amending Bylaw Page 5 . . .

Page 35 of 241
F.1
2009 AMENDMENT TO THE PERMISSIVE EXEMPTION BYLAWS
Page 4 . . .

BONA FIDE COMMUNITY HALL – CRITERIA AND INFORMATION


Organizations operating bona fide community halls (as defined by Council) may be considered
for exemption from property tax up to l00% of the current year's taxes. Bona fide community
halls are those halls that exist solely for the use of the residents within the community. They are
eligible for a 100% tax exemption because they fill a need in the community that would
otherwise be borne by the Township.

A "Bona Fide Hall" is one that meets the following criteria as defined by Council:

(a) The applicant must be a non-profit group or organization serving the Township of Langley

(b) The major users of the hall should be residents of the Township of Langley

(c) The applicant should demonstrate that other avenues of income generation have been
pursued

(d) Unless approved by Council as a specific exception, the organization operating the hall
should not serve alcoholic beverages as an ordinary activity of its facility.

Preference will be given to organizations, community facilities and bona fide halls whose
applications show a great deal of volunteer effort.

Legislation:

The Province considers the authority to grant permissive exemptions a policy tool available to
municipalities to promote or achieve specific goals.

Community Charter Section 224 states that a council may, by bylaw in accordance with this
section, exempt land or improvements, or both, from municipal portion of property taxes.
Subsection 2 provides a listing of what properties are eligible for permissive exemption.

Council is not obliged to grant all permissive exemptions that are eligible under the Section 224
of the Community Charter. Council has the option to decide which permissive exemptions they
will support based on various considerations such as budgetary constraints, alignment of
community values and so forth.

Financial Implications

The following table provides the amounts of property taxes that would have been foregone and
borne by the Township taxpayers for the 2009 year.

Number of 2009 Municipal Taxes


Permissive Exemption Category
Properties Exemption Value
Church and Private Schools 55 278,325
Heritage Properties 10 28,030
Charitable and Not-For-Profit Organizations 43 165,750
2010 Proposed Additions 4 171,840
2010 Proposed Deletions 1 (3,160)
Net Property Tax Impact 640,785

Page 36 of 241
F.1
2009 AMENDMENT TO THE PERMISSIVE EXEMPTION BYLAWS
Page 5 . . .

Respectfully submitted,

Darlene Foxgord
MANAGER, REVENUE AND TAX COLLECTION
for
FINANCE DIVISION

ATTACHMENT A Permissive Tax Exemption Amending Bylaw 2009 No. 4775

Page 37 of 241
F.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

PERMISSIVE TAX EXEMPTION AMENDING BYLAW 2009 NO. 4775

EXPLANATORY NOTE

This Bylaw amends two tax exemption bylaws as follows:

• Charitable and Not-for-Profit Tax Exemption Bylaw 2004 No. 4347,


o to add:
ƒ Langley Memorial Hospital Foundation
ƒ Fraser Health Authority
ƒ The Land Conservancy – Nicomekl Community Organic Farm

• Church and Private School Tax Exemption Bylaw 2004 No. 4348,
o to remove:
ƒ Trustees of Jubilee Pastoral (Jubilee United Church)

• Church and Private School Tax Exemption Bylaw 2004 No. 4348,
o to add:
ƒ Aldergrove Vineyard Christian Fellowship

Page 38 of 241
F.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

PERMISSIVE TAX EXEMPTION AMENDING BYLAW 2009 NO. 4775

WHEREAS section 224 of the Community Charter authorizes Council to exempt certain
properties from tax under section 197(1)(a);

AND WHEREAS the Township has several permissive tax exemption bylaws that require
updating from time to time to ensure the information contained therein is current and
accurate;

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 “Permissive Tax Exemption Amending
Bylaw 2009 No. 4775”.

2. The ‘Charitable and Not-for-Profit Tax Exemption Bylaw 2004 No. 4347 is hereby
amended by adding the following properties to Schedule “A” therein under
“Charitable”

Name and Address Folio No. Legal Description

Langley Memorial Hospital Foundation LT 4, SEC 6, TWP 11, NWD,


0758212007
Lot 4 – 221A Street PL LMP38288
Fraser Health Authority LT 2, SEC 27, TWP 8, NWD,
0760224081
8521 198A Avenue PL BCP17934
The Land Conservancy – Nicomekl
Community Organic Farm 0461111000 LT 7, DL 302, NWD, PL 47680
6764 224 Street

3. The Church and Private School Tax Exemption Bylaw 2004 No. 4348 is hereby
amended by deleting the following property from Schedule “A” therein under
“Churches”

Name and Address Folio No. Legal Description

Trustee of Jubilee Pastoral (Jubilee


LT 9, SEC 23, TWP 8, NWD,
United Church) 0150011000
PL 27628
7879 208 Street

Page 39 of 241
F.1
Bylaw No. 4775
Page 2 …

4. The Church and Private School Tax Exemption Bylaw 2004 No. 4348 is hereby
amended by adding the following property from Schedule “A” therein under
“Churches”

Name and Address Folio No. Legal Description

Aldergrove Vineyard Christian LT 68, SEC 20, TWP 13,


0616312015
Fellowship NWD, PL 51537

READ A FIRST TIME the day of October , 2009


READ A SECOND TIME the day of October , 2009
READ A THIRD TIME the day of October , 2009
RECONSIDERED AND ADOPTED the day of October , 2009

Mayor Deputy Township Clerk

Page 40 of 241
F.2

REPORT TO
MAYOR AND COUNCIL

PRESENTED: OCTOBER 5, 2009 - REGULAR MEETING REPORT: 09-125


FROM: CORPORATE ADMINISTRATION DIVISION FILE: 0540-20
SUBJECT: TOWNSHIP OF LANGLEY COUNCIL ADVISORY COMMITTEE ESTABLISHMENT
BYLAW 2008 NO. 4700 AMENDMENT BYLAW 2009 NO. 4771

RECOMMENDATION(S):
That Council give first, second and third reading to Township of Langley Council Advisory
Committee Establishment Bylaw 2008 No. 4700 Amendment Bylaw 2009 No. 4771 to address
various text and housekeeping amendments.

EXECUTIVE SUMMARY:
As a result of a recommendation from Council, an Advisory Committee Bylaw Review was
undertaken. Council adopted the Council Advisory Committee Establishment Bylaw 2008
No. 4700 (the Bylaw) on September 29, 2008, the intent of which was to standardize a number
of other bylaws that had originally established advisory bodies to Council. There are two
outstanding referral motions that Council has approved and these are also referenced in this
report along with recommendations as to their disposition.

In July 2009, Legislative Services requested input from stakeholders on any suggested changes
to the Bylaw. A number of suggestions were received and are outlined below, along with a
recommendation on whether the change should occur. These changes are shown in section
order found within the Bylaw.

PURPOSE:
The purpose is to revise Bylaw No. 4700 with the proposed amendments and to address
housekeeping matters.

Page 41 of 241
F.2
COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700
AMENDMENT BYLAW 2009 NO. 4771
Page 2 . . .

BACKGROUND/HISTORY:
Council referred two motions to Administration for consideration at the time Bylaw No. 4700 was
being reviewed. Listed below are the referred motions and a proposal for dealing with each
one:

1. April 6, 2008 Special Council Meeting Minutes


Council Advisory Committee Establishment Bylaw 2008 No. 4700 – Proposed Text
Amendment:

“That staff bring forward a text amendment by deleting Section 4.1.1. of the Council
Advisory Committee Establishment Bylaw 2008 No. 4700 and inserting the following:

4.1.1. Council shall appoint a maximum number of fourteen (14) voting members per
Advisory Committee, which includes up to two (2) youths who are serving on the Youth
Advisory Committee. CARRIED”

This motion has been incorporated under Section 4.1.1. of the proposed Bylaw No. 4771.

2. May 4, 2009 Special Council Meeting Minutes


Heritage Advisory Committee

“That the three sub-committees: Heritage Site Review Sub-Committee, Museum Advisory
Group, and Douglas Day Sub-Committee be exempted from the 90-day Task Force
limitation under Bylaw No. 4700.

That the motion to exempt the three sub-committees be deferred until such time as there
has been further discussion and overall review of Bylaw No. 4700. CARRIED”

This motion has been incorporated under Section 15.1 of the proposed Bylaw No. 4771
allowing an Advisory Committee to seek Council’s approval for an extension beyond the
90 day period under their Terms of Reference.

DISCUSSION/ANALYSIS:
There are a number of housekeeping changes which will be dealt with along with the proposed
amendments to the Bylaw.

Page 42 of 241
F.2
COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700
AMENDMENT BYLAW 2009 NO. 4771
Page 3 . . .

Proposed Amendments to Bylaw 4700

Rationale for Acceptance


Section Proposed Amendments or Rejection of Proposed
Amendment

Section 2 Purpose: new section added: This would clarify the need
that the Advisory Committee
2.2. Council Advisory Committees will operate
needs to establish a work
under Terms of Reference approved by
plan that is guided by its
Council, which will form the basis for the
Terms of Reference. Should
development of the annual work plan.
an Advisory Committee wish
to expand its Terms of
Reference, then that must
first be approved by Council.

The issue of having the


annual work plan approved
by Council is contained in
Section 17 of the Bylaw.

Section 4 Composition and Structure: amendment and new Advisory Committees, in


Subsection added: their Terms of Reference
have the ability to define
4.1.1. Council shall appoint a maximum number
who its voting members
of fourteen (14) voting members per
represent and who would
Advisory Committee, which includes up to
serve as non-voting
two (2) youths who are serving on the
members (i.e. Youth
Youth Advisory Committee.
Representatives).

4.1.3. Reference to the Youth Advisory This amendment allows for


Committee has been deleted and added as the Youth Advisory
new Subsection 4.1.5. The last sentence Committee to be dealt with
has been moved under Subsection 4.4.2. separately (see Subsection
4.1.5.).
The reference to filling a
vacancy on an Advisory
Committee is now dealt with
under Section 4.4.2.

4.1.5. New Subsection regarding Youth Advisory


Committee, which reads:
The Youth Advisory Committee, shall have
a term of September 1 to June 30 and will
have two (2) representatives assigned by
each Secondary School in the Township of
Langley.

Page 43 of 241
F.2
COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700
AMENDMENT BYLAW 2009 NO. 4771
Page 4 . . .

Rationale for Acceptance


Section Proposed Amendments or Rejection of Proposed
Amendment

4.2.3. Community Representatives: amendment This amendment allows the


Advisory Committee the
Under Section 4.2.3. the following words should
ability to invite external
be deleted: “;but with Council approval”.
individuals and/or groups to
attend a committee for the
purpose of sharing
information without the
requirement for Council
approval before the
invitation is extended, so as
not to impede the
committee’s work.

New Subsection regarding Langley School Board Define in the Terms of


Trustee representatives, which reads: Reference that one non-
voting position be a member
4.2.5. One of the non-voting member positions
of the Langley School Board
be filled by a representative of the Langley
Trustees.
School Board Trustees to the Youth
Advisory Committee and the Recreation,
Culture, and Parks Committee.

4.4. Resignation of a Member: new Subsection This amendment clarifies


added from 4.1.3 of the previous version of how a vacancy is filled by
bylaw: Council.
4.4.2. Any vacancies that occur on the
Advisory Committee through a
resignation may be filled by a Council
appointment to the Advisory
Committee for the remainder of the
term of the original appointee.

Section 5 Council Membership: amendment and new This amendment clarifies


Section: that Councillors not
appointed to the Advisory
5.2 is amended by adding at the end of the
Committee can still attend
sentence, “and can take part in the
the meeting and take part in
discussion, however cannot vote.”
the discussion, however
cannot vote.

5.4 is added and reads: The addition of the new


subsection assigns the task
5.4. The election of the Chair and Vice-Chair
of running the election of the
will occur at the first meeting of the new
new appointments to chair
term of the Advisory Committee and will
and vice-chair positions to
be conducted by the appointed staff
the appointed staff support
support person or designate.
person or designate.

Page 44 of 241
F.2
COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700
AMENDMENT BYLAW 2009 NO. 4771
Page 5 . . .

Rationale for Acceptance


Section Proposed Amendments or Rejection of Proposed
Amendment

Section 9 Agenda: new Section added: This amendment establishes


what needs to happen if the
9.3. Orders of the Day
Advisory Committee wishes
9.3.1. No other business of the Advisory to go beyond the
Committee will proceed after the adjournment time.
scheduled adjournment time listed on
the meeting agenda without a
resolution to extend Orders of the Day.

Section 11 Communications: delete Section 11.3 and The rewrite of this section
replace with the following wording: clarifies that Council may
choose the appropriate staff
11.3 Written communications from an Advisory
to respond to issues of
Committee to an external agency,
Council policies and
organization or individual that relates to the
decision.
Township of Langley Council policies,
directions or Council decision and/or other
directions that Council has established must
first be approved by Council. Once Council
has approved the correspondence, Council
may choose to have the letter sent out
under the Administrator or designate rather
than by the Advisory Committee.

Section 15 Task Force: amendment Rather than amend the


Bylaw the Advisory
15.1 Each Advisory Committee may establish a
Committee is to include in
Task Force for specific purposes for a
their Terms of Reference
maximum ninety (90) day duration unless
any Task Forces it wishes to
Council approves the Advisory Committee’s
have a term longer than 90
Terms of Reference which outlines a
days and the duration of that
different term for the Task Force.
particular Task Force.

Section 18 Authority – Deletion of redundant Sections: Delete Subsection 18.1 as it


is covered under Section 2.
Subsection 18.1 be deleted in its entirety and
renumber Subsections 18.2, 18.3 and 18.4 to
18.1, 18.2 and 18.3 respectively.

Applicable Policies:
Township Policy No. 01-022 Attendance of Council Members at Meetings of Council Appointed
Committee, Task Force, etc. approved by Council in 1999.

Every Advisory Committee and Task Force established by Council will follow the meeting
procedures as outlined in the attached “Council Advisory Committee Establishment Bylaw
2008 No. 4700 Amendment Bylaw 2009 No. 4771”.

Page 45 of 241
F.2
COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700
AMENDMENT BYLAW 2009 NO. 4771
Page 6 . . .

Legislation:
The Advisory Committee and Task Force meetings shall be conducted in accordance with the
“Township of Langley Procedure Bylaw 1997 No. 3694” and amendments thereto insofar as
they are applicable and the Community Charter, Local Government Act and all other applicable
legislation.

Optional Recommendations/Alternatives
Staff have reviewed the proposed amendments and are satisfied that the amendments will
address the concerns for the Council Advisory Committee Establishment Bylaw.

Respectfully submitted,

Patty Catlin
DEPUTY TOWNSHIP CLERK
for
CORPORATE ADMINISTRATION DIVISION

This report has been prepared in consultation with the following listed departments.

CONCURRENCES
Division / Department Name
RECREATION, CULTURE, AND PARKS DIVISION D. LEAVERS
COMMUNITY DEVELOPMENT DIVISION R. SEIFI
FIRE DEPARTMENT D. WADE

ATTACHMENT A Council Advisory Committee Establishment Bylaw 2008 No. 4700


Amendment Bylaw 2009 No. 4771

Page 46 of 241
F.2

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700


AMENDMENT BYLAW 2009 NO. 4771

EXPLANATORY NOTE

Bylaw No. 4771 amends Council Advisory Committee Establishment Bylaw 2008 No. 4700
by addressing various text and housekeeping amendments.

Page 47 of 241
F.2

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

COUNCIL ADVISORY COMMITTEE ESTABLISHMENT BYLAW 2008 NO. 4700


AMENDMENT BYLAW 2009 NO. 4771

WHEREAS Bylaw No. 4700, cited as “Council Advisory Committee Establishment Bylaw
2008 No. 4700” provides for the establishment and operation of Council appointed Advisory
Committees;

AND WHEREAS it is deemed necessary and desirable to amend Bylaw No. 4700;

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 “Council Advisory Committee
Establishment Bylaw 2008 No. 4700 Amendment Bylaw 2009 No. 4771”.

2. The Council Advisory Committee Establishment Bylaw 2008 No. 4700 is amended by:

(a) Inserting a new Section 2.2 which states:

2.2. “Council Advisory Committees will operate under Terms of Reference


approved by Council, which will form the basis for the development of the
annual work plan.”

(b) Revising Subsection 4.1.1. to read:

4.1.1. “Council shall appoint a maximum number of fourteen (14) voting


members per Advisory Committee, which includes up to two (2) youths
who are serving on the Youth Advisory Committee.”

(c) Revising Subsection 4.1.3 by removing the reference to the Youth Advisory
Committee and adding under Subsection 4.1.5. and removing the last sentence
regarding vacancies and adding under Subsection 4.4.2.

(d) Inserting new Subsection 4.1.5. to read:

4.1.5. “The Youth Advisory Committee shall have a term of September 1 to


June 30 and will have two (2) representatives assigned by each
Secondary School in the Township of Langley. “

(e) Deleting the words “;but with Council approval” from Subsection 4.2.3.

(f) Inserting new Subsection 4.2.5. to read:

4.2.5. “One of the non-voting member positions be filled by a representative of


the Langley School Board Trustees to the Youth Advisory Committee and
the Recreation, Culture, and Parks Committee.”

Page 48 of 241
F.2
Bylaw No. 4771
Page 2

(g) Inserting new Subsection 4.4.2. to read:

4.4.2. “Any vacancies that occur on the Advisory Committee through a


resignation may be filled by a Council appointment to the Advisory
Committee for the remainder of the term of the original appointee.”

(h) Insert the words “and can take part in the discussion, however cannot vote” at the
end of Section 5.2.

(i) Insert new Section 5.4. to read:

5.4. “The election of the Chair and Vice-Chair will occur at the first meeting of the
new term of the Advisory Committee and will be conducted by the appointed
staff support person or designate.”

(j) Insert new Section 9.3. “Orders of the Day”.

(k) Insert new Subsection 9.3.1. which states:

9.3.1. “No other business of the Advisory Committee will proceed after the
scheduled adjournment time listed on the meeting agenda without a
resolution to extend Orders of the Day.”

(l) Delete existing Section 11.3. and insert new Section 11.3. which reads:

11.3. “Written communications from an Advisory Committee to an external


agency, organization or individual that relates to the Township of Langley
Council policies, directions or Council decision and/or other directions that
Council has established must first be approved by Council. Once Council
has approved the correspondence, Council may choose to have the letter
sent out under the Administrator or designate rather than by the Advisory
Committee.”

(m) Revise Section 15.1. to read:

15.1. “Each Advisory Committee may establish a Task Force for specific
purposes that have a maximum ninety (90) day duration unless Council
approves the Advisory Committee’s Terms of Reference which outlines a
different term for the Task Force.”

(n) Delete Sections 18.1., and Subsections 18.1.1. and 18.1.2. in their entirety.

Page 49 of 241
F.2
Bylaw No. 4771
Page 3

(o) Renumber existing Sections 18.2, 18.3, and 18.4. as Sections 18.1, 18.2, and
18.3 respectively.

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 the day of , 2009

Mayor Deputy Township Clerk

Page 50 of 241
G.1
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (CHANTELLE MANAGEMENT LTD.) BYLAW 2009 NO. 4763

EXPLANATORY NOTE

Bylaw No. 4763 rezones property located at 9102 – 196A Street from General Industrial
Zone M-2 to Comprehensive Development Zone CD-14 to permit office uses.

Page 51 of 241
G.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (CHANTELLE MANAGEMENT LTD.) BYLAW 2009 NO. 4763

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 (Chantelle Management Ltd.) Bylaw 2009 No. 4763”.

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

Lot B Section 34 Township 8 NWD Plan BCP35878

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-14.

READ A FIRST TIME the 20 day of July , 2009


READ A SECOND TIME the 20 day of July , 2009
PUBLIC HEARING HELD the 14 day of September , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the

Mayor Deputy Township Clerk

Page 52 of 241
G.1
Bylaw No. 4763
Page 2

Page 53 of 241
G.1

REPORT TO
MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-111


FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-34-0066
SUBJECT: REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)

PROPOSAL:
Application to rezone property located at 9102 – 196A
Street from General Industrial Zone M-2 to
Comprehensive Development Zone CD-14 to permit
office uses.

RECOMMENDATION SUMMARY:
That Council give first and second reading to Bylaw No.
4763, and that staff be authorized to schedule the
required Public Hearing.

RATIONALE:
The proposed rezoning to permit continued
operation of an existing office use is compatible
with surrounding industrial uses.

Page 54 of 241
G.1
REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)
Page 2 . . .

RECOMMENDATION(S):
That Council give first and second reading to Bylaw No. 4763 rezoning a 0.23 ha (0.58 acre) lot
located at 9102 – 196A Street from General Industrial Zone M-2 to Comprehensive
Development Zone CD-14 to permit continued operation of an office use in a multi-tenant
industrial building; and further

That Council authorize staff to schedule the required public hearing.

EXECUTIVE SUMMARY:
Teck Construction LLP has applied (on behalf of Chantelle Management Ltd.) to rezone a 0.23
ha (0.58 acre) lot located at 9102 – 196A Street from General Industrial Zone M-2 to
Comprehensive Development Zone CD-14 to permit continued operation of an office use in a
multi-tenant industrial building.

PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
the Chantelle Management Ltd. rezoning application at 9102 – 196A Street.

Page 55 of 241
G.1
REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)
Page 3 . . .

SUBJECT

Page 56 of 241
G.1
REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)
Page 4 . . .

ZONING BYLAW NO. 2500

Page 57 of 241
G.1
REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)
Page 5 . . .

Site Plan – SUBMITTED BY APPLICANT

SUBJECT SITE

Page 58 of 241
G.1
REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)
Page 6 . . .

ADDITIONAL INFORMATION:

REFERENCE:
Owner/ Applicant: Chantelle Management Ltd.
200, 9102 – 196A Street
Langley BC V1M 3B4

Agent: Teck Construction LLP


5197 – 216 Street
Langley BC V3A 2N4

Legal Description: Lot B Section 34 Township 8 NWD


Plan BCP35878

Location: 9102 – 196A Street

Area: 0.23 ha (0.58 acre)

Existing Zoning: General Industrial Zone M-2

Proposed Zoning: Comprehensive Development Zone CD-14

Official Community Plan: Designated Industrial Growth

E.S.A. Designation: E.S.A.# 009 – Walnut Grove Aquifer (Rating - #1)

BACKGROUND:
Chantelle Management Ltd. is the owner of a property located at 9102 – 196A Street in the
Northwest Langley Industrial area. The property (zoned General Industrial M-2) is developed
with an industrial building with ground floor warehouse space/associated small office area
(currently vacant) and second floor office space (occupied by Chantelle Management Ltd).
Chantelle Management Ltd. is a care home management company which owns six care
facilities in BC, Alberta and the U.S. The company’s corporate headquarters are located at the
Langley site, which provides leadership, oversight and administrative services (including
accounting, payroll, human resources, strategic planning, training and purchasing) to the six
care facilities.
The property’s M-2 zoning permits a range of general industrial uses, as well as “office uses
accessory to permitted industrial uses”. Office uses which are not related to a permitted
industrial use are not accommodated currently by the property’s existing zoning. Chantelle’s
office use is currently non-conforming, as it is not related to a permitted industrial use on the
same property.

DISCUSSION / ANALYSIS:
Teck Construction LLP has applied (on behalf of Chantelle Management Ltd.) to rezone the
subject property to Comprehensive Development Zone CD-14 to permit the continued operation
of Chantelle’s office use in the existing industrial building.
The subject property is located in the Northwest Langley Industrial area, and is surrounded by
other developed industrial properties which are all zoned General Industrial Zone M-2. The
predominant uses in the area are warehousing/distribution and light industrial operations. There
are office uses in the area, but these have been developed as accessory to an industrial use on
the same premises.
Page 59 of 241
G.1
REZONING APPLICATION NO. 100331
(CHANTELLE MANAGEMENT LTD.)
Page 7 . . .

The current use of the second floor of the building for office purposes (not related to a permitted
industrial use on the same site) does not comply with the property’s M-2 zoning. Rezoning of
the property to Comprehensive Development Zone CD-14 would allow the Chantelle office use
to continue operation.

The CD-14 zone was originally created in 1997 in conjunction with the initial rezoning and
subdivision of a light industrial/office park area (“Taylor Ventures”) located between 200 and 202
Streets, and between 92A and 96 Avenues. The CD-14 zone permits most of the lighter impact
service industrial uses allowed in the M-1A zone, along with offices and other uses traditionally
found in office parks. The intent of the CD-14 zone was to provide for low impact industrial uses
in combination with office park uses, to act as a transitional land use between the residential
areas to the east (east of 202 Street in Walnut Grove) and the established industrial areas to the
west 200 Street.

The rezoning of the subject property to CD-14 will legitimize an existing non-conforming office
use on a site specific basis. The existing building and uses will comply with the provisions of
the Zoning Bylaw, which require 6 parking spaces for the warehouse portion of the building and
15 spaces for the office uses. A total of 23 parking spaces currently exist on the site.

Environmental:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the Walnut Grove Aquifer area. As the property is fully serviced, no adverse
environmental impacts are anticipated related to the proposed change in zoning.

Tree Protection/ Replacement:


As the property is already developed, there are no requirements related to the Tree Protection
Bylaw with respect to the rezoning application.

Servicing:
There are no servicing requirements for the rezoning application as the property is already fully
serviced.

Development Prerequisites:
There are no development prerequisites to be finalized prior to final reading of the rezoning
bylaw.

POLICY CONSIDERATIONS:
The proposed rezoning accommodates the continued operation of an existing office use on the
subject property. No negative impacts on the surrounding industrial area are anticipated from
the proposed rezoning, as the office use is compatible with the General Industrial M-2 zoning
surrounding the site.

Respectfully submitted,

Robert Knall
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

Page 60 of 241
G.2
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

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.

Page 61 of 241
G.2

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

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

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 20 day of July , 2009.


READ A SECOND TIME the 20 day of July , 2009.
PUBLIC HEARING HELD the 14 day of September , 2009.
READ A THIRD TIME the day of , 2009.
RECONSIDERED AND ADOPTED day of , 2009.
the

Mayor Deputy Township Clerk

Page 62 of 241
G.2
Bylaw No. 4756
Page 2

Page 63 of 241
G.2

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4757

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.

Page 64 of 241
G.2

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4757

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.

Page 65 of 241
G.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 20 day of July , 2009.


READ A SECOND TIME the 20 day of July , 2009.
PUBLIC HEARING HELD the 14 day of September , 2009.
READ A THIRD TIME the day of , 2009.
RECONSIDERED AND ADOPTED day of , 2009.
the

Mayor Deputy Township Clerk

Page 66 of 241
G.2
Bylaw 4757
Page 3 . . .

Page 67 of 241
G.2

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.

Page 68 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 2

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) Finalization of on-site landscaping plans in substantial compliance with Schedules “K” and “L”
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

Page 69 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 3

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.

Page 70 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 4

SUBJECT

Page 71 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 5

SUBJECT

Page 72 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 6

TOWNSHIP ZONING BYLAW NO. 2500

Page 73 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 7

Exterior Colour Rendering – SUBMITTED BY THE APPLICANT

Page 74 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 8

Site Layout– SUBMITTED BY APPLICANT

Page 75 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 9

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.

Page 76 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 10

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.

Page 77 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 11

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.

Page 78 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 12

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
Page 79 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 13

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.

Page 80 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 14

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

Page 81 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 15

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).
Page 82 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 16

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

Page 83 of 241
G.2

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.

Page 84 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
Page 18

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 85 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
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 86 of 241
G.2
Rezoning/OCP Amendment Application No. 100067 and
Development Permit No. 100580
(Royale Properties (Yorkson North) Ltd.)
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.

Page 87 of 241
G.2
ATTACHMENT B

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


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
“L”, 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.

Page 88 of 241
G.2

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

 
 

Page 89 of 241
 
SCHEDULE  A 

Page 90 of 241
G.2

COLOUR RENDERING 
 
 
SCHEDULE  B 

Page 91 of 241
G.2

SITE PLAN 
 
 
SCHEDULE  C 

Page 92 of 241
G.2

TYPICAL BUILDING ELEVATIONS 
 
 
SCHEDULE  D 

Page 93 of 241
G.2

TYPICAL BUILDING ELEVATIONS 
 
 
SCHEDULE  E 

Page 94 of 241
G.2

TYPICAL BUILDING ELEVATIONS 
 
 
SCHEDULE  F 

Page 95 of 241
G.2

TYPICAL BUILDING ELEVATIONS 
 
 
SCHEDULE  G 

Page 96 of 241
G.2

TYPICAL FLOOR PLANS 
 
 
SCHEDULE  H 

Page 97 of 241
G.2

TYPICAL FLOOR PLANS 
 
 
SCHEDULE  I 

Page 98 of 241
G.2

TYPICAL FLOOR PLANS 
 
 
SCHEDULE  J 

Page 99 of 241
G.2

ADAPTABLE FLOOR PLAN 
 
 
SCHEDULE  K 

Page 100 of 241


G.2

LANDSCAPE PLAN 
 
 
SCHEDULE  L 

Page 101 of 241


G.2

SIGNAGE PLAN 
 
G.2

This page purposely left blank.

Page 102 of 241


G.3

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (TOWNSHIP OF LANGLEY) BYLAW 2009 NO. 4769

EXPLANATORY NOTE

Bylaw No. 4769 rezones the western 0.30 ha (0.75 acre) portion of property located at 7185 –
202B Street from Suburban Residential Zone SR-2 to Residential Compact Lot Zone R-CL to
accommodate a three (3) lot single family subdivision.

Page 103 of 241


G.3

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (TOWNSHIP OF LANGLEY) BYLAW 2009 NO. 4769

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 (Township of Langley) Bylaw 2009 No. 4769”.

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

the western 0.30 ha (0.75 acre) portion of Lot 44 Section 14 Township 8 New West District
Plan 34189
PID: 006-962-793

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 31 day of August , 2009


READ A SECOND TIME the 31 day of August , 2009
PUBLIC HEARING HELD the 14 day of September , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the

Mayor Deputy Township Clerk

Page 104 of 241


G.3
Page 2

Page 105 of 241


G.3

REPORT TO
MAYOR AND COUNCIL

PRESENTED: AUGUST 31, 2009 - REGULAR MEETING REPORT: 09-112


FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-14-0172
SUBJECT: REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)

PROPOSAL:
Rezone approximately 0.30 ha (0.75
acre) of land located at 7185 – 202B
Street to Residential Compact Lot Zone
R-CL to accommodate a three (3) lot
single family subdivision.

RECOMMENDATION SUMMARY:
That Council give first and second
reading to Bylaw No. 4769 subject to
completion of five (5) development
prerequisites and issuance of
Development Permit No. 100590 at
time of final reading.

RATIONALE:
The proposed rezoning complies with
the provisions of the Willoughby
Community Plan and the Southwest
Gordon Estate Neighbourhood Plan.

Page 106 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 2 . . .

RECOMMENDATION:
That Council give first and second reading to Bylaw No. 4769 rezoning approximately 0.30 ha
(0.75 acre) of land located at 7185 – 202B Street to Residential Compact Lot Zone R-CL to
accommodate a three (3) lot single family subdivision, subject to the following development
prerequisites being satisfied prior to final reading:
1. Completion of the required road, utility, landscaping and greenway upgrades and extensions
in accordance with the Township’s Subdivision and Development Control Bylaw;
2. Provision of road and greenway dedications including 202B Street, widening of 72 Avenue
and extension of the rear lane in accordance with the Township’s Subdivision and
Development Control Bylaw;
3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree
management plan incorporating tree replacement and protection details;
4. Compliance with the Erosion and Sediment Control Bylaw including provision of an Erosion
and Sediment Control Plan; and
5. Registration of a no-building restrictive covenant over the remnant lot at the time of
subdivision;
That Council at the time of final reading of Bylaw No. 4769 authorize the issuance of
Development Permit No. 100590 for the proposed single family development subject to the
following condition:
a) Completion of an exterior design control agreement ensuring that building design and site
development standards are high quality and compatible with surrounding lots; and further
That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No.
4769 in conjunction with the hearing for proposed Development Permit No. 100590.

EXECUTIVE SUMMARY:
The Corporation of the Township of Langley has applied to rezone approximately 0.30 ha (0.75
acre) of land located at 7185 – 202B Street from Suburban Residential Zone SR-2 to
Residential Compact Lot Zone R-CL. The proposed rezoning will accommodate a three (3) lot
single family subdivision. A Development Permit for the site is also proposed to secure an
exterior design control agreement for the single family lots at the time of subdivision. The
development application complies with the Willoughby Community Plan and the Southwest
Gordon Estate Neighbourhood Plan. Final reading of the rezoning bylaw is contingent upon
completion of the five (5) development prerequisites outlined in this report.

PURPOSE:
This report is to advise and make recommendations concerning Rezoning Bylaw No. 4769 and
Development Permit No. 100590 for property located at 7185 – 202B Street in the Southwest
Gordon Estate Neighbourhood of Willoughby.

Page 107 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 3 . . .

SUBJECT

Page 108 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 4 . . .

ZONING BYLAW NO. 2500

Page 109 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 5 . . .

PRELIMINARY SUBDIVISION PLAN – SUBMITTED BY APPLICANT

R-CL SR-2

Page 110 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 6 . . .

ADDITIONAL INFORMATION:

Owner / Applicant: The Corporation of the Township of Langley


20338 – 65 Avenue
Langley, BC V2Y 3J1

Legal Description: Lot 44 Section 14 Township 8 New West District


Plan 34189
PID: 006-962-793

Location: 7185 – 202B Street

Total Site Area: 0.40 ha (1 acre)

Area to be Rezoned: 0.30 ha (0.75 acre)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning: Residential Compact Lot Zone R-CL

Willoughby Community Plan: Residential Bonus Density 2

Southwest Gordon Estate Residential Bonus Density 2


Neighbourhood Plan: (base density of 15 units per gross ha / 6 units
per gross acre; density bonus to a maximum 37
units per gross ha / 15 units per gross acre)

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


(Rating - #3)

BACKGROUND/HISTORY:
The subject site is designated “Residential Bonus Density 2” in the Willoughby Community Plan
and the Southwest Gordon Estate Neighbourhood Plan. The “Residential Bonus Density 2”
designation allows a base density of 15 units per gross ha (6 units per gross acre) with a density
bonus provision up to a maximum 37 units per gross ha (15 units per gross acre). The subject
site is also designated a Development Permit Area to encourage the development of an
attractive and safe residential area and to reduce conflict with adjacent land uses.

In 2004, Council approved the acquisition of the subject site to facilitate the re-alignment of 202A / 202B
Street at 72 Avenue with proceeds from disposal of any surplus lands being returned to the original
funding account.

Page 111 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 7 . . .

DISCUSSION/ANALYSIS:
The Corporation of the Township of Langley has applied to rezone approximately 0.30 ha (0.75
acre) of land located at 7185 – 202B Street from Suburban Residential Zone SR-2 to
Residential Compact Lot Zone R-CL. The proposed rezoning will accommodate a three (3) lot
single family subdivision. A Development Permit for the site is also proposed to secure an
exterior design control agreement for the single family lots at the time of subdivision.

Adjacent Uses:
Surrounding land uses include:

North: 72 Avenue, beyond which is Fire Hall 4 zoned Civic Institutional Zone P-1 and a
0.30 ha (0.75 acre) property recently rezoned to Residential Compact Lot Zone
R-CL to facilitate a four (4) lot single family subdivision;
South: A single family subdivision zoned Residential Compact Lot Zone R-CL;
East: 202B Street, beyond which are 0.40 ha (1 acre) properties zoned Suburban
Residential Zone SR-2 located outside the Southwest Gordon Neighbourhood
Plan area; and
West: A single family subdivision zoned Residential Compact Lot Zone R-CL.

Rezoning:
The subject site is currently zoned Suburban Residential Zone SR-2. It is proposed to rezone
approximately 0.30 ha (0.75 acre) of the site (the area west of the realigned 202B Street) to
Residential Compact Lot Zone R-CL (minimum lot size 220 m2 / 2,368 ft2). The proposed
rezoning will accommodate a three (3) lot single family subdivision, at a proposed density of 10
units per ha (4 units per acre) in compliance with the Willoughby Community Plan and the
Southwest Gordon Estate Neighbourhood Plan.

The remaining approximate 0.10 ha (0.25 acre) of the site will retain its current Suburban
Residential Zone SR-2 zoning.

Subdivision:
A preliminary subdivision layout has been submitted in support of the rezoning application. It
proposes the creation of three (3) rear loaded compact single family lots (with access from a
rear lane).

The subdivision plan also includes dedication of the realigned portion of 202B Street.
Dedication of this area will result in the creation of a remnant lot to the east of the new
dedication (between the new and the existing 202B Street dedications). This remnant lot and
the existing 202B Street dedication can be incorporated into the future development of the lots
to the east of the subject site. This will require closure of the existing 202B Street dedication
which is not part of the current application. The undeveloped lots to the east are located in the
Central Gordon Estate Neighbourhood for which a new neighbourhood plan is currently being
prepared. To ensure that the remnant lot is not developed in the interim, a no-building
restrictive covenant will be required at the subdivision approval stage.

Page 112 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 8 . . .

Subdivision details will be addressed at the time of subdivision in accordance with the
Township’s Subdivision and Development Control Bylaw and Policy.

Development Permit:
The Southwest Gordon Estate Plan area is 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. The Development Permit guidelines are attached to this report as
Attachment A.

For single family residential lots, the Development Permit guidelines are implemented by a
requirement that the applicant 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 single family homes constructed in a development.

Servicing:
Prior to final reading, it will be necessary to complete the required works and services and to
extend services to the proposed lots in accordance with the Township’s Subdivision and
Development Control Bylaw. Road dedications including the realigned portion of 202B Street,
widening of 72 Avenue, and dedication of a 6.0 metre wide lane are also required prior to final
reading.

The provision of a Lot Grading Plan and an Erosion and Sediment Control Plan will be required
at the time of subdivision.

Greenways:
In compliance with the Southwest Gordon Estate Neighbourhood Plan, it will be required to
dedicate and construct a 4.5 metre wide greenway along 72 Avenue. Fencing and landscaping
improvements along 72 Avenue and 202B Street will be required to match the fencing and
landscaping treatment of the existing single family subdivision to the south and west. Details of
the greenway design, fencing and landscaping need to be finalized to the acceptance of the
Manager of Parks Design and Development prior to final reading.

Tree Protection:
In compliance with the Township’s Tree Protection Bylaw, a tree summary schedule has been
completed, indicating that there are no significant trees located on the subject site. As a result,
it will be required to plant nineteen (19) replacement trees. Six (6) street trees have already
been planted along the site’s road frontage as part of the realignment of 202B Street. Final tree
replacement plans are subject to the acceptance of the Manager of Parks Design and
Development prior to final reading.

Page 113 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 9 . . .

Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming
part of the Willoughby and Willowbrook area. No watercourses exist on the subject site. A site-
specific stormwater management plan and an erosion and sediment control plan will be required
at the time of subdivision. These items, along with the provision of full urban services and
compliance with the Township’s Tree Protection Bylaw, satisfy the management guidelines
identified in the Township’s E.S.A. Study.

Transit:
Translink currently operates regular bus routes along 200 Street (approximately 450 metres
west from the subject site). The road layout for the Southwest Gordon Estate Neighbourhood
has been designed to accommodate future transit routes in accordance with Translink’s
operating policy / procedures, which Council is given the opportunity to review each year.

Schools:
The subject site is located within the catchment area for R.C. Garnett Elementary School
(approximately 250 metres south of the site). Secondary school students will attend Mountain
Secondary. Another secondary school site to serve the Willoughby neighbourhoods is yet to be
pursued as capacity exists at Mountain Secondary School and an expansion to Mountain
Secondary is in the School District’s capital plan.

Parks:
The nearest neighbourhood park is R.C. Garnett Park located approximately 250 metres south
of the subject site.

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

1. Completion of the required road, utility, landscaping and greenway upgrades and
extensions in accordance with the Township’s Subdivision and Development Control
Bylaw;
2. Provision of road and greenway dedications including 202B Street, widening of 72
Avenue and extension of the rear lane in accordance with the Township’s Subdivision
and Development Control Bylaw;
3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree
management plan incorporating tree replacement and protection details;
4. Compliance with the Erosion and Sediment Control Bylaw including provision of an
Erosion and Sediment Control Plan; and
5. Registration of a no-building restrictive covenant over the remnant lot at the time of
subdivision;

Page 114 of 241


G.3
REZONING APPLICATION NO. 100339
DEVELOPMENT PERMIT APPLICATION NO. 100590
(TOWNSHIP OF LANGLEY)
Page 10 . . .

POLICY CONSIDERATIONS:
Staff recommend approval of the rezoning application as the proposed development complies
with the provisions of the “Residential Bonus Density 2” designation of the Willoughby
Community Plan and the Southwest Gordon Estate Neighbourhood Plan. Final approval of
Rezoning Bylaw No. 4769 is subject to completion of five (5) development prerequisites.

A Development Permit for the site is also proposed to secure an exterior design control
agreement for the single family lots at the time of subdivision. Staff recommend issuance of
Development Permit No. 100590 (at the time of final reading) subject to one (1) condition.

Subdivision details will be addressed at the subdivision stage pursuant to the Township’s
Subdivision and Development Control Bylaw and Policy.

Respectfully submitted,

Patrick Ward
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

PJW / pjw

ATTACHMENT A Willoughby Community Plan Development Permit Guidelines


ATTACHMENT B Development Permit No. 100590

This report has been prepared in consultation with the following listed departments.

CONCURRENCES
Division / Department Name
Property Management Scott Thompson
Engineering Gord Swystun

Page 115 of 241


G.3
ATTACHMENT A

WILLOUGHBY COMMUNITY PLAN

Page 116 of 241


G.3
ATTACHMENT B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100590

This Permit is issued this __________day of _________________, 2009 to:

1. NAME & ADDRESS: The Corporation of the Township of Langley


20338 – 65 Avenue
Langley, BC V2Y 3J1

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 44 Section 14 Township 8 New West District Plan 34189
PID: 006-962-793

(hereinafter called the “said lands”)

CIVIC ADDRESS: 7185 – 202B 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) Completion of an exterior design control agreement ensuring that building design and site
development standards are high quality and compatible with surrounding lots.

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 ________, 2009.

Page 117 of 241


G.3

This page purposely left blank.

Page 118 of 241


G.4
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (DESERT PROPERTIES INC.) BYLAW 2009 NO. 4746

EXPLANATORY NOTE

Bylaw No. 4746 rezones three properties having a total area of 1.54 ha (3.82 acres) located
north of 86 Avenue (west of 201 Street) to Comprehensive Development Zone CD-47 to
permit future business park development.

Page 119 of 241


G.4

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (DESERT PROPERTIES INC.) BYLAW 2009 NO. 4746

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 (Desert Properties Inc.) Bylaw 2009 No. 4746”.

2. Section 947.6 of the “Township of Langley Zoning Bylaw 1987 No. 2500” as
amended is deleted and replaced by the following:

“Except as provided for in Section 104.5 the height of buildings and structures shall
not exceed 30 metres in height.”

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

Lot A Section 26 Township 8 NWD Plan BCP27420

Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26 Township 8 NWD


Plan BCP19901

Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26 Township 8 NWD
Plan 11245

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-47.

READ A FIRST TIME the 31 day of August , 2009


READ A SECOND TIME the 31 day of August , 2009
PUBLIC HEARING HELD the 14 day of September , 2009
READ A THIRD TIME the day of , 2009
RECEIVED THE APPROVAL OF day of , 2009
THE MINISTRY OF
TRANSPORTATION the
RECONSIDERED AND ADOPTED day of , 2009
the

Mayor Deputy Township Clerk

Page 120 of 241


G.4
Bylaw No. 4746
Page 2

Page 121 of 241


G.4

REPORT TO

MAYOR AND COUNCIL

PRESENTED: AUGUST 31, 2009 - REGULAR MEETING REPORT: 09-116


FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-26-0109
SUBJECT: REZONING APPLICATION NO. 100330 AND
DEVELOPMENT PERMIT APPLICATION NO. 100583
(DESERT PROPERTIES INC.)

PROPOSAL:
Application to rezone three properties having a total area
of 1.54 ha (3.82 acres) located north of 86 Avenue (west
of 201 Street) to Comprehensive Development Zone CD-
47, and issuance of Development Permit No. 100583 to
permit a four storey and a six storey business park
building with underground and surface parking.

RECOMMENDATION SUMMARY:
That Council give first and second reading to Bylaw
No. 4746, subject to the completion of ten (10)
conditions; and issuance of Development Permit
No. 100583 (subject to seven (7) 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 proposal complies with the
Carvolth Business Park
Neighbourhood Plan and
Willoughby Community Plan.

Page 122 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 2 . . .

RECOMMENDATION(S):
That Council give first and second reading to Rezoning Bylaw No. 4746 rezoning 1.54 ha (3.82
acres) of land located on the north side of 86 Avenue (west of 201 Street) to Comprehensive
Development Zone CD-47 to permit a business park development, 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 including a storm water management plan in
accordance with the Township’s Subdivision and Development Control Bylaw and greenway
construction to the acceptance of the Manager of Parks Design and Development
2. Provision of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on 201 Street and a
corner truncation at the 86 Avenue / 201 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 Township’s Tree Protection Bylaw, including provision of a final tree
protection plan incorporating tree retention, replacement and protection details, to the
acceptance of the Manager of Parks Design and Development;
5. Completion of landscaping plans (including greenway construction and design
requirements) to the acceptance of the Manager of Parks Design and Development;
6. Register a restrictive covenant limiting access to the site from the northerly driveway on 201
Street and from 86 Avenue to right in/out turning movements and prohibiting off-street
parking on 86 Avenue and 201 Street abutting the site, to the acceptance of the General
Manager of Engineering;
7. Register a restrictive covenant requiring provision of a 5.0 metre wide landscaping area
adjacent to the 201 Street and 86 Avenue site frontages;
8. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of the parkade, elevators, pedestrian
connections 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;
9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation; and
10. Payment of supplemental Rezoning Application fee and Site Servicing Review fee; and
further

That Council at time of final reading of Bylaw No. 4746 authorize issuance of Development
Permit No. 100583 subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A” through “J”;
b) Final on-site landscaping plans being in substantial compliance with Schedule “K” and in
compliance with the Township’s Tree Protection Bylaw, 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) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw 2005
No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to existing
Building A and 200 Street as shown on Schedules “B” and “L”;
e) All garbage facilities to be located within buildings or screened;

Page 123 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 3 . . .

f) Freestanding signage on 201 Street and 86 Avenue to be in compliance with Township of


Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the freestanding
sign adjacent to existing Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or
alternatively to be screened from view by compatible architectural treatments.

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:

h) Payment of supplemental Development Permit application fees.

That Council authorize staff to schedule the required public hearing for the Rezoning Bylaw in
conjunction with Development Permit No. 100583.

EXECUTIVE SUMMARY:
Hub Engineering Inc. has applied (on behalf of Desert Properties Inc.) to rezone three
properties having a total area of 1.54 ha (3.82 acres) located in the Carvolth Business Park
Neighbourhood Plan area from Suburban Residential Zone SR-2 and Carvolth Commercial
Zone C-17 to Comprehensive Development Zone CD-47 to permit a four storey and a six storey
business park building with underground and surface parking. A variance to the Township’s
Sign Bylaw (to permit a freestanding sign adjacent to 200 Street greater in area than permitted
by the bylaw) is incorporated in the Development Permit. Additional details are contained in the
attached materials. Final reading of the rezoning bylaw should be contingent upon completion
of the development prerequisites outlined in this report.

PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
the Desert Properties Inc. rezoning and Development Permit applications.

Page 124 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 4 . . .

SUBJECT

Page 125 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 5 . . .

ZONING BYLAW NO. 2500

Page 126 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 6 . . .

Proposed Subdivision Plan

Page 127 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 7 . . .

Preliminary Site Plan – SUBMITTED BY APPLICANT

Page 128 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 8 . . .

Rendering – SUBMITTED BY APPLICANT

Page 129 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 9 . . .

ADDITIONAL INFORMATION:

REFERENCE:
Owner: Desert Properties Inc.
501 – 17665 – 66A Avenue
Surrey BC V3S 2A7

Applicant: Spire Development Corporation


610 – 1125 Howe Street
Vancouver BC V6Z 2K8

Agent: Hub Engineering Inc.


101 – 7485 – 130 Street
Surrey BC V3W 1H8

Architect: Christopher Bozyk Architects Ltd.


414 – 611 Alexander Street
Vancouver BC V6A 1E1

Legal Description: Lot A Section 26 Township 8 NWD Plan


BCP27420

Lot 3 Except: Part Subdivided by Plan BCP27420


Section 26 Township 8 NWD Plan BCP19901

Parcel “C” (Explanatory Plan 27458) Lot “A”


Section 26 Township 8 NWD Plan 11245

Location: 20077 – 86 Avenue and vacant land

Area: 0.37 ha (0.92 acre) – Lot A


0.65 ha (1.61 acres) – Lot 3
0.52 ha (1.29 acres) – Parcel “C”
1.54 ha (3.82 acres) – Total Area

Existing Zoning: Carvolth Commercial Zone C-17 (Lot A)

Suburban Residential Zone SR-2 (Lot 3 and


Parcel “C”)

Proposed Zoning: Comprehensive Development Zone CD-47

Carvolth Business Park Service Commercial


Neighbourhood Plan:
E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area
(Rating - #3)

Page 130 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 10 . . .

BACKGROUND:
Desert Properties Inc. has acquired the three subject properties which are adjacent to a
property to the north (8700 – 200 Street) where the company is currently constructing a three
storey office building. The subject properties are designated for Service Commercial purposes
in the Carvolth Business Park Neighbourhood Plan. This designation permits a broad range of
business/office park and retail, service and tourist commercial uses, but excludes retail uses
over 450 m2 (4,884 ft2). The Neighbourhood Plan also designates a buffer/greenway along 201
Street and a trail along 86 Avenue.

DISCUSSION / ANALYSIS:
The subject properties are currently vacant. One of the properties (Lot A) was rezoned to
Carvolth Commercial Zone C-17 by its former owner (to permit future commercial development),
while the other two properties are zoned Suburban Residential SR-2. Surrounding land uses
include:

• a property to the north (also owned by Desert Properties Inc) zoned CD-47, on which a
three storey office building is currently under construction;
• 201 Street to the east (dedicated but not constructed), beyond which is a vacant
property under application to be rezoned to Comprehensive Development Zone CD-46
to permit future business/office park uses;
• 86 Avenue to the south (built to a rural standard), beyond which are suburban residential
properties (currently zoned SR-2, but designated Service Commercial in the Carvolth
Plan; and
• commercial uses (Starbucks and Shell gas bar/car wash) fronting onto 200 Street
(zoned C-2D).

Proposed Zoning (Bylaw 4746):


The application proposes to rezone the subject properties to Comprehensive Development
Zone CD-47 to enable development of a four storey and a six storey business park building with
underground and surface parking. The CD-47 zone allows for a broad range of service
commercial and business park uses. The proposed rezoning is consistent with the Service
Commercial designation of the properties in the Carvolth Business Park Neighbourhood Plan.

The CD-47 zone currently limits the height of buildings and structures to 15 metres (49.2 ft.),
except for hotels and conference/convention facilities (which are limited to a maximum height of
30 metres / 98.4 ft.). When the CD-47 zone was originally drafted (as part of the rezoning of the
200 Street interchange project lands), the greater height allowance for hotels and
conference/convention facilities was viewed as a means of encouraging such uses to develop at
this “gateway” location. The proposed 4 and 6 storey buildings (with heights of 17.5 metres/
57.5 ft. and 25.5 metres / 83.5 ft.) exceed the maximum height permitted in the CD-47 zone.
Staff note that there is no restriction on building heights in the Carvolth Plan. Section 4.1.1.5 of
the plan states “Development must also be consistent with the 200 Street interchange site being
a “gateway” entrance to the community.” Permitting higher buildings on the subject site is
consistent with this objective. Rezoning Bylaw No. 4746 includes a change to the height
provisions of the CD-47 zone to accommodate buildings up to a maximum height of 30 metres
(98.4 ft.).

Page 131 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 11 . . .

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 Willoughby Community
Plan (see Attachment A). Proposed Development Permit No. 100583 is attached to this report
(see Attachment B).

The design rationale submitted by the applicant’s architect states:

“This application is for the development of phase 2 of Langley Business Centre to


construct two new four and six storey office / commercial buildings with on grade
and underground parking.

The site is located near the 200 Street interchange, a major entrance or gateway
to Langley (Carvolth Plan area). The proposed development is an addition of +
167,370 square feet mixed use office / retail to Langley Business Centre and
comprises of multi-tenant offices and limited commercial spaces to sere the
travelling public.

The overall design emphasizes cohesiveness in the site planning and clear
articulation of the building form to create a functional and visually appealing
development.

The proposed development, therefore, sets out to meet the following planning
and design criteria:

• Context: respect, reflect and complement the existing building on site by


using similar characteristics and materials: painted concrete, brick
veneer, metal panels…
• Compliance with applicable zoning regulations and statutory
encumbrances
• Maximizing green and well landscaped areas
• Attractive, appropriate commercial building aesthetic and sensitive
response to scale and environment
• Variations in massing, changes in height and horizontal planes along with
landscaping create breaks in the façade. The use of glass, recessed
windows, sunscreen, brick veneer will contribute to visually appealing
streetscapes. Steel and glass canopies at each unit entry emphasize the
entrances and reinforce the visual identity for future tenants and provide
weather protection.”

A total of 595 parking spaces are proposed to be provided, consisting of 283 underground and
312 surface spaces. The Township’s Zoning Bylaw requires a total of 580 spaces to be
provided. An additional 146 surface spaces exist on the adjacent Phase 1 (Building A) site.

The proposed development complies with the site’s proposed CD-47 zoning in terms of use,
siting, site coverage, and parking.

Page 132 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 12 . . .

Signage:
Fascia signage (individual channel letters mounted onto aluminum bars and metal mesh,
secured to building soffit and canopy steel) is proposed on the first floor level on all facades of
both buildings. The proposed fascia signage (as detailed in Schedules “I” and “J” of Attachment
B) complies with the Township’s Sign Bylaw.

As part of the approvals granted in Development Permit No. 100519 for the first phase (Building
A) of the project on the adjacent site to the west / north, two freestanding signs were approved.
These included one sign in the landscaping area between Building A and 200 Street, and a
second sign in the landscape area to the north of the 201 Street vehicle access. As part of the
current Development Permit application for the second phase (Buildings B and C), the applicant
has requested a variance to the Township’s Sign Bylaw to allow the previously approved sign
adjacent to 200 Street to be greater in area than the Sign Bylaw permits. The proposed
freestanding sign (as detailed in Schedule “L” of Attachment B) will have a total sign area of
26.25 m2 / 282.5 ft2 ), compared to the 20 m2 / 215.3 ft2 maximum sign area permitted by the
Bylaw. The applicant feels that the larger sign area is required “in order to provide adequate
and visible identification to the number of tenants that require signage on this busy 200 Street
location” and that “reducing the space allotted to the individual tenants would impede the
public’s ability to identify their logos”. Staff note that the proposed 200 Street sign complies with
the maximum height and width of 7.5 m / 24.6 ft. permitted by the Bylaw (proposed height 6 m /
19.83 ft. and width of 4.7 m / 15.5 ft.). The Bylaw allows for one freestanding sign on each
street frontage of a lot. In this case, the applicant is not proposing any freestanding sign on the
88 Avenue street frontage. The applicant is proposing a freestanding sign on 201 Street (per
the previous Development Permit approval) which complies with the Sign Bylaw, and is
requesting approval of a variance to permit the larger sign adjacent to 200 Street. Given the
scale of the overall development, staff support approval of the variance to the Sign Bylaw and
have incorporated it into the Development Permit. The only sign which would be larger than the
Sign Bylaw provisions is the one adjacent to 200 Street. Any other freestanding signs will be
required to comply with the maximum dimension / area provisions in the Sign Bylaw.

Although the applicant has not indicated any proposed freestanding signage on the 201 Street
or 86 Avenue frontages of the proposed lots which will contain Buildings B and C, the Sign
Bylaw accommodates additional freestanding signage at these locations. A condition has been
included in the Development Permit requiring coordination of the design of all freestanding signs
and compliance with the Township’s Sign Bylaw.

Greenways/Landscaping:
As part of the development the applicant will be required to develop a greenway (including a
pathway and landscaping) parallel to 86 Avenue across the entire frontage 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. The greenway will
be located within the road dedication (in a widening area being transferred to the Township).
Construction of the greenway will be secured as part of the Servicing Agreement prior to
consideration of final reading of the rezoning bylaw.

Page 133 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 13 . . .

In order to attain a consistent width of landscaping area along the road frontages of the site, the
applicant will be required to register a covenant on title requiring provision of a 5 metre wide
landscaping area adjacent to the 201 Street and 86 Avenue site frontages. This width of
landscaping is greater than the 2 metre width required by Sections 111 and 947.9 of the
Township’s Zoning Bylaw, but is the same as was required on the CD-47 zoned property to the
north (also owned by Desert Properties). The proposed landscaping plan incorporates the
required 5 metre wide landscaping area along 201 Street and 86 Avenue, with intensive
plantings of deciduous and coniferous trees, with flowering shrubs and groundcovers beneath.
Additional plantings will be provided in islands within and around the perimeter of the surface
parking lot (as required by the Township’s Zoning Bylaw). Garbage facilities will be located
within screened enclosures. Landscape details are depicted on Schedule K.

Environmental:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the Willoughby and Willowbrook 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.

Tree Protection:
A tree survey and evaluation report was provided by the applicant’s consultants. The submitted
information indicates that 12 significant trees existed on the site, prior to it being cleared in
conjunction with previous activity on the adjacent lands to the west. Information provided by the
applicant’s landscape consultants indicates that in accordance with the Township’s Tree
Protection Bylaw a total of 106 replacement trees are required to be planted. The landscape
plan proposes planting of 110 replacement trees within the landscape areas. Street trees will
also be planted adjacent to 86 Avenue and 201 Street (in compliance with the Township’s
Boulevard Treatment and Street Tree policy). 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. 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 (storm sewer
and water service), and road improvements to 201 Street and 86 Avenue adjacent to the site.
Road dedications (5.6 metres along 86 Avenue, corner truncation at 86 Avenue / 201 Street
intersection, 3.5 metres along 201 Street) will also be provided prior to consideration of final
reading of the rezoning bylaw. Access to and from the site will be provided from 86 Avenue (via
an existing driveway shared with the Shell site to the west), and 201 Street (via an existing
driveway in the northeast corner of the site, and by a proposed driveway in the east/central part
of the site). Restrictive covenants will be registered limiting the 86 Avenue and northern 201
Street driveways to right in/out turning movements, and prohibiting parking on 86 Avenue and
201 Street. These requirements have been incorporated into the list of development
prerequisites.

Page 134 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 14 . . .

As the site is within 800 metres of the intersection of a local road with a controlled access
highway (i.e. Highway No. 1), the approval of the rezoning bylaw by the Ministry of
Transportation will be required prior to consideration of final reading.

Transit:
Bus service is currently provided along 200 Street by three routes: 501 (Langley Centre/Surrey
Central Station), 590 (Langley South/Surrey Central Station) and 595 (Haney Place/Langley
Centre).

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 including a storm water management plan in
accordance with the Township’s Subdivision and Development Control Bylaw and
greenway construction to the acceptance of the Manager of Parks Design and
Development
2. Provision of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on 201 Street and a
corner truncation at the 86 Avenue / 201 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 Township’s Tree Protection Bylaw, including provision of a final tree
protection plan incorporating tree retention, replacement and protection details, to the
acceptance of the Manager of Parks Design and Development;
5. Completion of landscaping plans (including greenway construction and design
requirements) to the acceptance of the Manager of Parks Design and Development;
6. Register a restrictive covenant limiting access to the site from the northerly driveway on
201 Street and from 86 Avenue to right in/out turning movements and prohibiting off-
street parking on 86 Avenue and 201 Street abutting the site, to the acceptance of the
General Manager of Engineering;
7. Register a restrictive covenant requiring provision of a 5.0 metre wide landscaping area
adjacent to the 201 Street and 86 Avenue site frontages;
8. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
development (including design and operation of the parkade, elevators, pedestrian
connections 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;
9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation; and
10. Payment of supplemental Rezoning Application fee and Site Servicing Review fee.

POLICY CONSIDERATIONS:
The proposed rezoning complies with the site’s designation for “Service Commercial” purposes
in the Carvolth Business Park Neighbourhood Plan. Development of a greenway along the 86
Avenue frontage of the site is consistent with the Greenway designation of this area in the
Neighbourhood Plan.

Page 135 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 15 . . .

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 Bylaw 4746 be given first and second reading, subject to ten (10)
development prerequisites being finalized, and that Development Permit No. 100583 be issued
(subject to seven (7) conditions) subsequent to final reading of Bylaw 4746.

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. 100583:
Schedule A Rendering
Schedule B Site Plan
Schedule C Underground Parking Plan – Buildings B & C
Schedule D Main Floor Plan – Building B
Schedule E 2nd/3rd/4th Floor Plans – Building B
Schedule F Main Floor Plan – Building C
Schedule G 2nd/3rd/4th Floor Plans – Building C
Schedule H 5th/6th Floor Plans – Building C
Schedule I Building Elevations/Signage Plan – Building B
Schedule J Building Elevations/Signage Plan – Building C
Schedule K Landscape Plan
Schedule L Freestanding Signage Plan

Page 136 of 241


G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 16 . . .

ATTACHMENT A
EXCERPT FROM WILLOUGHBY COMMUNITY PLAN:

4586 4.3.3 Development Permit Area “G” – Business/Office Park


04/02/0

Lands identified as “Development Permit Area “G” – Business/Office Park” on Map 4,


Development Permit Areas, are hereby designated as development permit areas under Section
919.1(1)(f) of the Local Government Act to establish objectives and provide guidelines for the
form and character of development.
The objective of this development permit area is to ensure attractive business park and
commercial development along major roads and to reduce conflict with adjacent uses.
Unless the owner of land first obtains a development permit, land within this development permit
area shall not be subdivided, and construction of, addition to or alteration of development must
not be started.
Development permit guidelines are as follows:
General
o These guidelines apply to all Business Office Park designated areas.

Site Design
o Consolidated site developments are encouraged to reduce street accesses. The
number, location and design of vehicular access and egress points shall be regulated in
order to avoid hazards to pedestrian and vehicular traffic. Coordination of access and
interconnection of parking areas and driveways between adjacent properties will be
encouraged as access from major roads will be limited to right turns only. Acquisition of
sufficient property to allow access from roads other than major roads shall be
encouraged.
o Adequate off-street parking, loading and service areas shall be required in the
commercial areas. Parking and loading should be located in the rear of buildings. Where
parking needs to be in front, a minimum of 2 metre landscaping buffer strip between the
property line and the parking shall be provided. Additional landscaping shall be provided
within parking lots, especially where residential views extend or will extend over the
parking area. Site layouts should provide for truck loading areas located away from
adjacent residential areas.
o Wheelchair access shall be provided throughout the development.

Landscaping
o Landscaping shall be required to enhance the appearance of the development and to
screen parking, loading areas and garbage containers from abutting residential
development and adjacent roads. All areas not covered by buildings, structures, roads
and parking areas shall be landscaped. Landscaping shall be provided in the parking
areas to enhance the appearance of the development. A landscaping plan shall be
submitted as part of a development permit application.
o In order to reduce the urban heat island effect, green walls are preferred for all south
facing exterior walls as an additional landscape feature. Where building design prevents
Page 137 of 241
G.4
REZONING APPLICATION NO. 100330
(DESERT PROPERTIES INC.)
Page 17 . . .

the south facing wall acting as a ‘green wall’ an equivalent green wall should be provided
elsewhere on the building.
o Green roofs are encouraged for all or a portion of the roof. Corporate logos could be
used as advertisement while meeting the green roof component.
o A 2 metre wide landscaping area shall be provided adjacent to 200 Street and 86
Avenue east of 200 Street as a boulevard between the curb and the sidewalk to create
an attractive streetscape. In addition, a 3.5 metre corridor, including a 2.5 metre shared
use (pedestrian and bicycle) concrete sidewalk, shall be provided. Each proponent will
have to show how this can be accommodated. Additional right-of-way may be required.
On the north side of 86 Avenue across from future residential development a 5 metre
landscaping area and a 3.5 metre corridor shall be provided.

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
Signage
o Signs should be designed so that they are compatible with buildings on the site. Sign
design should also be coordinated and compatible with signage on adjacent properties
to establish a unified and attractive commercial area. Freestanding signs are not
permitted along the Trans Canada Highway.

Exterior Lighting
o Site lighting should be oriented away from adjacent properties and projected downward
or towards on site buildings.

Page 138 of 241


G.4
ATTACHMENT B
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100583

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

1. NAME: Desert Properties Inc.

ADDRESS: 501 – 17665 – 66A Avenue


Surrey BC V3S 2A7

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 3 Except Part Dedicated Road on Plan BCP25050


Section 26 Township 8 NWD Plan BCP8832

Lot A Section 26 Township 8 NWD Plan BCP27420

Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26


Township 8 NWD Plan BCP19901

Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26


Township 8 NWD Plan 11245

(hereinafter called the “said lands”)

CIVIC ADDRESS: 8700 – 200 Street, 20077 – 86 Avenue and vacant land

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) Final on-site landscaping plans being in substantial compliance with Schedule “K” and
in compliance with the Township’s Tree Protection Bylaw, 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) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw
2005 No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to
existing Building A and 200 Street as shown on Schedules “B” and “L”;
e) All garbage facilities to be located within buildings or screened;
f) Freestanding signage on 201 Street and 86 Avenue to be in compliance with Township
of Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the
freestanding sign adjacent to existing Building A and 200 Street, and
g) Rooftop mechanical equipment to be located so as not to be visible from adjacent
roads, or alternatively to be screened from view by compatible architectural treatments.

Page 139 of 241


G.4
Development Permit No. 100583
Desert Properties Inc.
Page 2

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:

h) 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.

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 – Site Plan
SCHEDULE C – Underground Parking Plan – Buildings B & C
SCHEDULE D – Main Floor Plan – Building B
SCHEDULE E – 2nd/3rd/4th Floor Plans – Building B
SCHEDULE F – Main Floor Plan – Building C
SCHEDULE G – 2nd/3rd/4th Floor Plans – Building C
SCHEDULE H – 5th/6th Floor Plans – Building C
SCHEDULE I – Building Elevations/Signage Plan – Building B
SCHEDULE J – Building Elevations/Signage Plan – Building C
SCHEDULE K – Landscape Plan
SCHEDULE L – Freestanding Signage Plan

Page 140 of 241


Page 141 of 241
G.4

SCHEDULE A
RENDERING
 
Proposed freestanding sign
requiring variance to Sign
Bylaw

Page 142 of 241


G.4

SCHEDULE B
SITE PLAN
 
Page 143 of 241
G.4

SCHEDULE C
UNDERGROUND PARKING PLAN – BUILDINGS B & C
Page 144 of 241
G.4

SCHEDULE D
MAIN FLOOR PLAN – BUILDING B
Page 145 of 241
G.4

SCHEDULE E
ND RD TH
2 /3 /4 FLOOR PLANS – BUILDING B
Page 146 of 241
G.4

SCHEDULE F
MAIN FLOOR PLAN – BUILDING C
 
Page 147 of 241
G.4

SCHEDULE G
ND RD TH
2 /3 /4 FLOOR PLANS – BUILDING C
 
Page 148 of 241
G.4

SCHEDULE H
TH TH
5 /6 FLOOR PLANS – BUILDING C
 
Page 149 of 241
G.4

SCHEDULE I
BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING B
 
Page 150 of 241
G.4

SCHEDULE J
BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING C
 
Page 151 of 241
G.4

SCHEDULE K
LANDSCAPE PLAN
Page 152 of 241
G.4

SCHEDULE L
FREESTANDING SIGNAGE PLAN
G.5
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

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 (QC HOLDINGS) BYLAW 2009 NO. 4767

EXPLANATORY NOTE

Bylaw No. 4767 amends the Yorkson Neighbourhood Plan to allow large format retail uses in
the Town Market Mixed use designation and to allow the development of a limited number of
residential units in the Town Market Area without first securing an Elementary School /
Neighbourhood Park site for the Southwest Phase, in order to facilitate the construction of a
multi-phase, mixed use, residential, retail, and office project.

Page 153 of 241


G.5

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

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 (QC HOLDINGS) BYLAW 2009 NO. 4767

A Bylaw to amend Yorkson Neighbourhood Plan Bylaw No. 4030;

WHEREAS it is deemed necessary and desirable to amend “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 (QC
Holdings) Bylaw 2009 No. 4767”.

2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby
Community Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan)
Bylaw 2001 No. 4030 is further amended as follows:

a. By deleting the following from Section 4.2.3.3, “Large format commercial


stores are permitted only in the Town Market area” and replacing with the
following, “Large format commercial stores, (i.e. anchor tenants) may be
considered adjacent to the High Street subject to the conditions set out in
Section 4.2.2.3.”

b. By deleting the text of Section 8.2.7 and replacing it with the following Section
8.2.7:

“Sections 8.2.1 and 8.2.2 shall not apply to commercial or industrial


development that does not include a residential component, nor shall
they apply to mixed-use development located in sub-zones CD-78
(A), (B) (C) and (D) as shown in Section 978.12 of the Township of
Langley Zoning Bylaw 1987 No. 2500.”

READ A FIRST TIME the 20 day of July , 2009


READ A SECOND TIME the 20 day of July , 2009
PUBLIC HEARING HELD the 14 day of September , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the

Mayor Deputy Township Clerk

Page 154 of 241


G.5

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (QC HOLDINGS) BYLAW 2009 NO. 4768

EXPLANATORY NOTE

Bylaw No. 4768 rezones 8.07 ha (19.93 acres) of land located at 20622 and 20682 – 80
Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street in the Willoughby Town
Centre, to Comprehensive Development Zone CD-78 to facilitate the construction of a multi-
phase, mixed use, residential, retail, and office project.

Page 155 of 241


G.5

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (QC HOLDINGS) BYLAW 2009 NO. 4768

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 (QC Holdings) Bylaw 2009 No. 4768”.

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-78” after the words “Comprehensive Development Zone CD-77”
b. Adding to Section 110 after the words “CD-77” the words “CD-78 1000 m2”
c. By adding after Section 977 “Comprehensive Development Zone CD-77” the
following as Section 978 “Comprehensive Development Zone CD-78”

978 – Comprehensive Development Zone CD-78

Uses Permitted
978.1 In the CD-78 Zone, subject to Section 978.11, 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
(4) Townhouses
(5) Commercial uses
(6) Offices
(7) Retail
(8) Seniors Housing

Zoning Amenity Policy


978.2 Pursuant to Local Government Act provisions, all development shall comply
with the Yorkson Greenway Amenity Zoning Policy; and with the
Township’s 5% Neighbourhood Parkland Acquisition Policy.

Page 156 of 241


G.5

Density
978.3 (1) The minimum and maximum residential density permitted for each
sub-zone shall be as shown in Section 978.11
(2) The minimum and maximum commercial density permitted in each
sub-zone shall be as shown in Section 978.11

Lot Coverage
978.4 Buildings and structures lot coverage for each area shall be in accordance
with the provisions of a Development Permit.

Siting of Buildings and Structures


978.4 Principal buildings and structures shall be sited in accordance with the
provisions of a Development Permit.

Height of Buildings and Structures


978.5 Except as provided for in Section 104.5, the height of buildings and
structures shall be as shown in Section 978.11 and shall be in accordance
with the provisions of a Development Permit.

Parking and Loading


978.6 Parking and loading shall be provided in accordance with Section 107 and
shall be in accordance with the provisions of a Development Permit.

Subdivision Requirements
978.7 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


978.8 Landscaping areas, landscaping screens and fencing shall be provided in
accordance with a Development Permit.

Development Permit Requirements


978.9 An application for a Development Permit shall be submitted to Council for
its consideration prior to issuance of a building permit.

Child Friendly Amenity


978.10 Child Friendly Amenity areas shall be provided in accordance with Section
111.5 and in accordance with a Development Permit.

Page 157 of 241


G.5

Sub-zone Requirements
978.11 The specific uses for each sub-zone area (as shown in Section 978.12)
shall be in conformance with the following table:

Commercial Density Residential Density Height


Sub-zone Uses
(Gross Floor Area) (Units per Acre) (Storeys)

Commercial Uses/ Minimum 4200 m2 /


CD-78 (A) n/a 2 or fewer
Accessory Uses Maximum 8000 m2

Commercial Uses/
Minimum 1100 m2 /
CD-78 (B) Apartments/ Accessory Low-rise: 40-80 upa 4 or fewer
Maximum 3700 m2
Uses

Commercial Uses/
Minimum 900 m2 / 4 or fewer
CD-78 (C) Apartments/ Accessory Low-rise: 40-80 upa
Maximum 5100 m2
Uses

Commercial Uses/
Minimum 900 m2 /
CD-78 (D) Apartments/ Accessory Low-rise: 40-80 upa 4 or fewer
Maximum 3250 m2
Uses

Apartments/ Low-rise: 40-80 upa 4 or fewer


Townhouses/ Minimum 450 m2 /
CD-78 (E)
Commercial Uses/ Maximum 4400 m2
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Apartments/ Seniors Low-rise: 40-80 upa 4 or fewer


Housing/ Townhouses/ Minimum 450 m2 /
CD-78 (F)
Commercial Uses/ Maximum 5100 m2
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Commercial Uses/ Low-rise: 40-80 upa 4 or fewer


Apartments/ Minimum 700 m2 /
CD-78 (G)
Townhouses/ Maximum 2550 m2
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Apartments/ Low-rise: 40-80 upa 4 or fewer


Townhouses/ Seniors
CD-78 (H) n/a
Housing/ Accessory
Uses Mid-rise: 80-120 upa 5 to 12

Apartments/ Low-rise: 40-80 upa 4 or fewer


Townhouses/ Seniors
CD-78 (I) Maximum 4200 m2
Housing/ Commercial
Uses/ Accessory Uses Mid-rise: 80-120 upa 5 to 12

Page 158 of 241


G.5

Sub-zone Areas
978.12

Page 159 of 241


G.5

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

Lot 2 Section 23 Township 8 New Westminster District Plan 82374


Lots 1 & 4 Section 23 Township 8 New Westminster District Plan 74786
Lot 9 Section 23 Township 8 New Westminster District Plan 27628
Lot 14 Section 23 Township 8 New Westminster District Plan 38586.

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-78.

READ A FIRST TIME the 20 day of July , 2009.


READ A SECOND TIME the 20 day of July , 2009.
PUBLIC HEARING HELD the 14 day of September , 2009.
READ A THIRD TIME the day of , 2009.
RECONSIDERED AND ADOPTED day of , 2009.
the

Mayor Deputy Township Clerk

Page 160 of 241


G.5
Bylaw 4768
Page 6 . . .

Page 161 of 241


G.5

REPORT TO
MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 – REGULAR MEETING REPORT: 09-107


FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-23-0108
SUBJECT: NEIGHBOURHOOD PLAN AMENDMENT AND REZONING
APPLICATION RZ100327
(QC HOLDINGS)

PROPOSAL:
Application by QC Holdings Ltd. to amend the
Yorkson Neighbourhood Plan and the Township’s
Zoning Bylaw to CD-78, to facilitate development of
the Willoughby Town Centre (retail/office/apartment
uses) on 8.07 ha (19.93 acres) of land located at
20622 and 20682 – 80 Avenue, 20667 – 78 Avenue
and 7851 and 7879 – 208 Street.

RECOMMENDATION SUMMARY:
That Council give first and second reading to
Neighbourhood Plan Amendment Bylaw No. 4767
and Rezoning Bylaw No. 4768, and that final
reading be subject to completion of thirteen
(13) development prerequisites.

RATIONALE:
Staff supports the development
proposal as it is
consistent with the
overall objectives of the
Yorkson
Neighbourhood Plan
and Willoughby
Community Plan.

Subject

Page 162 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 2 . . .

RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4768, (and accompanying Yorkson
Neighbourhood Plan Amendment Bylaw No. 4767) rezoning 8.07 ha (19.93 acres) of land
located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street,
to Comprehensive Development Zone (CD-78) to facilitate the first project in the Willoughby
Town Centre, subject to the following development prerequisites being satisfied prior to final
reading:

1. In accordance with Yorkson Neighbourhood Plan requirements:


a. Provide an overall layout plan for the Southwest Yorkson Phase including roads,
greenways, environmental setbacks and land use to the acceptance of the Director of
Community Development;
b. Provide an overall layout plan for the Willoughby Town Centre Area including interim and
ultimate road alignments, parking areas, access driveways, greenways and other public
amenities to the acceptance of the Director of Community Development; and
c. Provide an overall stormwater detention plan for the Southwest Yorkson Phase and
secure an adequately sized community stormwater detention pond(s) to service the
Southwest Yorkson Phase to the acceptance of the General Manager of Engineering.
2. Completion of a Servicing Agreement (and phased restrictive covenants, where required)
with the Township to secure required road construction and utility upgrades and extensions
in accordance with the Township’s Subdivision and Development Control Bylaw, and
Yorkson Engineering Services Plan to the acceptance of the General Manager of
Engineering; and greenway construction details to the acceptance of the Manager of Parks
Design and Development;
3. Completion of a Development Works Agreement (if required) securing off-site servicing to
the Southwest Phase, as required by the Yorkson Neighbourhood Plan, to the acceptance
of the Director of Community Development;
4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
5. Provision of the necessary traffic improvement details in accordance with the Township’s
Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood
Plan, to the acceptance of the General Manager of Engineering and the Director of
Community Development, including:
a. Final completion of a Traffic Impact Study including provision of recommended road
dedication, widenings and necessary traffic improvements;
b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for 80 Avenue, 16.0
metres for 206A Street and 24.3 metres for the proposed High Street;
c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue south
of the existing Willoughby Elementary School and for the un-constructed portion of
78 Avenue south of Lot 2, Plan 82374; and
d. Registration of an all purpose right-of-way over the internal strata roads and greenlink for
municipal services and public access;
6. 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;
7. Final completion of landscape plans and details in accordance with the Zoning Bylaw No.
2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger of Parks
Design and Development including:
a. Dedication and provision of security for the construction of a 4.5 metre greenway, or
equivalent, along the 208 Street and 80 Avenue frontages, including final acceptance of
greenway design plans, sidewalk/trail alignment, and landscaping details;
Page 163 of 241
G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 3 . . .

b. Completion of on-site landscape plans for the first phase of development including
greenlink plans and compliance with Child Friendly Amenity Area requirements; and
c. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of
applicable greenway amenity fee;
8. Compliance with the requirements of the Streamside Protection Bylaw and the Department
of Fisheries and Oceans with respect to:
a. Final completion of an overall environmental protection/compensation plan for the
Southwest Yorkson Phase to the acceptance of the DFO;
b. Dedication of environmental compensation areas to the Township for conservation
purposes (where required);
c. Registration of non-disturbance restrictive covenants (where required);
d. Section 35 (HAAD) authorizations being obtained (where required);
9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the
units incorporate flex and universal housing requirements i.e. adaptive housing;
10. Submission of detailed Development Permit drawings and schedules for the first phase of
development that are consistent with the Town Market Commercial and Town Market Mixed
Use Development Permit Guidelines; to the acceptance of the Director of Community
Development;
11. Provision of a CPTED (Crime Prevention through Environmental Design) review of the first
phase of development 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;;
12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design and
Development Administration fee, Site Servicing Review fee, Development Works Agreement
fee and remaining rezoning fees; and
13. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and further

That Council authorize staff to schedule the required public hearing for Bylaws No. 4767 and
4768;

EXECUTIVE SUMMARY:
The development of the Willoughby Town Centre is considered to be one of the most critical
elements in ensuring the success of the Yorkson Neighbourhood Plan. QC Holdings’ application
will facilitate construction of Phase One of a multi-phase plan to develop its 8.07 ha (19.93
acres) Town Centre site. To accommodate the proposed development Bylaw No. 4767 amends
the Yorkson Neighbourhood plan by reconsidering a number of its policies. Bylaw No. 4768
proposes to rezone the site to Comprehensive Development Zone CD-78. Staff are supportive
of QC Holdings development proposal and recommend that the two Bylaws be given first and
second reading subject to the completion of thirteen (13) development prerequisites prior to final
reading. Although preliminary plans have been submitted, detailed Development Permit
drawings will be addressed later in the process, at which time Council will have the opportunity
to evaluate the form, character and siting of the individual elements of the project.

PURPOSE:
This report is to advise and make recommendations with respect to QC Holdings’ rezoning/
neighbourhood plan amendment application in Yorkson.

Page 164 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 4 . . .

ZONING BYLAW NO. 2500

Page 165 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 5 . . .

SUBJECT

Page 166 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 6 . . .

Preliminary Concept Plan – SUBMITTED BY APPLICANT

SUBJECT
Preliminary Site Plan – SUBMITTED BY APPLICANT

SOUTHWEST

Conceptual Elevations: Seniors Building – SUBMITTED BY APPLICANT

Conceptual Elevations: Seniors Building – SUBMITTED BY APPLICANT


(Note: Proposed trees are shown at maturity.)

Conceptual Elevations: Irish Cultural Building – SUBMITTED BY APPLICANT

Page 167 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 7 . . .

Preliminary Site Concept Plan


– SUBMITTED BY APPLICANT

Phase 1
Phase 2
Zoning Boundary

ADDITIONAL INFORMATION:
Page 168 of 241
G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 8 . . .

REFERENCE:
Owners: QC Holdings Ltd. (Qualico)
310, 5620 – 152nd Street
Surrey, BC V3S 3K2
The Trustees of Jubilee, Pastoral Charge
of The United Church of Canada
PO BOX 32094
Langley, BC
V1M 2C0

Applicant Hugh Carter


QC Holdings Ltd.
310, 5620 – 152nd Street
Surrey, BC V3S 3K2
Legal Description: Lot 2 Section 23 Township 8 New Westminster
District Plan 82374
Lots 1 & 4 Section 23 Township 8 New
Westminster District Plan 74786
Lot 9 Section 23 Township 8 New Westminster
District Plan 27628
Lot 14 Section 23 Township 8 New Westminster
District Plan 38586
Location: 20622 and 20682 – 80 Avenue;
20667 – 78 Avenue; and
7851 and 7879 – 208 Street

Subject Area: 8.07 ha (19.93 acres)


Existing Zoning: Suburban Residential SR-2
Proposed Zoning: Comprehensive development zone CD – 78
Willoughby Community Plan: “Willoughby Town Centre”
Yorkson Neighbourhood Plan: “Town Market Commercial” and “Town Market
Mixed Use”
E.S.A. Designation: E.S.A.# 061 – Willoughby and Willowbrook Area
(Rating - #3)

BACKGROUND:
The subject site is the first development proposal in the Southwest Phase of the Yorkson
Neighbourhood Plan. The subject site is currently zoned Suburban Residential Zone SR-2
(8094m2 / 2 acre minimum lot size) and is designated ‘Willoughby Town Centre’ in the
Willoughby Community Plan and ‘Town Market Commercial’ and ‘Town Market Mixed Use’ in
the Yorkson Neighbourhood Plan.

Page 169 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 9 . . .

Adopted in 1998, the Willoughby Community Plan describes the Town Centre, in part as follows:
“The centrally located Town Centre is intended for a wide variety of more
intensive land uses, accommodating a diverse range of functions including retail,
and major community facilities. Within the Town Centre it is envisaged that
higher density housing will also be accommodated. The Town Centre offers an
opportunity to integrate the functions of living, working and playing in a compact,
readily accessible area. It is intended that major commercial uses and higher
density residential uses will have convenient access to 208 Street and to
80 Avenue.”
This application encompasses a significant portion of the Willoughby Town Centre area, an area
that is instrumental in achieving the Township’s vision of a core district that will “anchor”
development in Willoughby and encourage healthier neighbourhoods, reduce reliance on
automobiles and generally enhance the quality of life for area residents. The Yorkson
Neighbourhood Plan, amended in 2008, further describes the vision for this town centre as
follows:
“The Willoughby Town Centre consists of Town Market Commercial and Town
Market Mixed Use (i.e., integrated residential and commercial) designed to be a
walkable environment. It is focused at the intersection of 208 Street and
80 Avenue, the neighbourhood’s two primary roads providing access within and
through it. It is here that neighbourhood residents will find a wide range of retail,
business and entertainment activities. The Town Centre is further divided into a
core and periphery. The intent of the core and periphery distinction is to create a
vibrant ‘village’ core with controlled uses and heights while providing significant
supportive uses and residential densities on the periphery. Both designations
provide for mixed use developments, but only the mixed use land-use
designation allows for mixed uses in separate buildings. The Town Market Mixed
Use area is located adjacent the Town Market Commercial area and extends the
commercial core while providing opportunities for additional office space or
higher density residential development than in the core.”

In staff’s opinion the land uses contemplated by the QC Holdings application comply with the
land use policies of both the Willoughby Community Plan and the Yorkson Neighbourhood Plan.

DISCUSSION/ANALYSIS:
The proponent has applied to develop 8.07 ha (19.93 acres) of land located at 20622 and
20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street, to facilitate the initial
development in the Willoughby Town Centre. Two Bylaws are proposed. The first is Yorkson
Neighbourhood Plan Amendment Bylaw No. 4767 proposing minor adjustments to the Town
Centre Land Use Policies, as well as other process/timing amendments intended to “kick start”
development of the Town Centre. The second is Rezoning Bylaw No. 4768, amending the
zoning of the subject properties to Comprehensive Development Zone (CD-78) to accommodate
a mixed use development consisting of retail, office, and apartment uses. This report is only
intended to address issues of land use and density, as the form, character and siting of the
individual elements of the project will be addressed through subsequent Development Permit
applications, which staff will present to Council once detailed design work has been completed.

Page 170 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 10 . . .

Surrounding Land Uses:


North: 80 Avenue, beyond which are suburban residential lots (zoned SR-2, but
designated ‘Mixed Use’ and ‘Apartment’ in the Yorkson Neighbourhood Plan and
the subject of a current rezoning and OCP amendment (208 Developments)
proposing apartment and townhouse uses);
Northeast: Willoughby Elementary school, (zoned P-1, but designated Town Centre
Commercial in the Yorkson Neighbourhood Plan);
East: 208 Street, beyond which are suburban residential lots (zoned Suburban
Residential Zone SR-2 and designated for ‘Apartment’ in the Yorkson
Neighbourhood Plan);
South: 78 Avenue, beyond which is a suburban residential lot (zoned SR-2, but
designated ‘Apartment’ in the Yorkson Neighbourhood Plan);
West: suburban residential lots (zoned SR-2, but designated ‘Mixed Residential’ and
‘Townhouse’ in the Yorkson Neighbourhood Plan).

Development Permit:
All of the Yorkson Neighbourhood Plan area is designated as a mandatory Development Permit
area in the Willoughby Community Plan. Applicable is “Development Permit Area ‘J’ – Town
Market Commercial” and “Development Permit Area ‘K’ – Town Market Mixed Use.” Subsequent
to rezoning (or further along in the rezoning process) the proponent intends to submit a detailed
Development Permit application to Council. The Development Permit will address the details of
the form and character of the Town Centre development including siting, mass, height, access,
parking, landscape, tree protection/replacement, child friendly amenity areas, building materials,
colours and other site development items. The Development Permit will be reviewed by Council
and is required to be issued prior to the issuance of any building permits for the site. In support
of the rezoning the proponent has submitted a number of preliminary plans.
Land Use:
The QC Holdings’ Development Proposal complies with the Yorkson Neighbourhood Plan’s land
use policies for the Town Centre lands, permitting a mix of institutional, commercial, residential
and retail uses. Proposed Bylaw No. 4768 establishes a new Comprehensive Development
Zone for the Willoughby Town Centre consistent with these policies.

Primary land uses proposed for Phase One of the QC Holdings development include seven
mixed commercial / residential buildings consisting of retail units at grade with three stories of
residential apartments above, two larger format retail anchors (grocery store and pharmacy), a
two story office building, a restaurant and a number of smaller retail units. In total, Phase One is
proposed to have approximately 10,219 m2 (110, 000 ft2) of commercial floor space and 192
residential units over a gross site area of 4.98 ha (12.31 acres).

Phase Two of the project is envisioned to consist of higher density residential uses, including
towers up to 12 storeys in height, (subject to design and engineering requirements outlined in
the Yorkson Neighbourhood Plan,) with a combination of street fronting townhouse and
commercial podiums. Phase Two will have approximately 750 residential units and a yet to be
determined amount of commercial space. Staff supports the land uses proposed as they comply
with the land use policies outlined in the Yorkson Neighbourhood Plan for the Town Centre
area.

Page 171 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 11 . . .

Sub-zone Requirements:
The zoning and density being proposed by QC Holdings complies with the Yorkson
Neighbourhood Plan land use designations and policies. Rezoning Bylaw No. 4768 implements
these policies by creating a new Comprehensive Development Zone (CD-78) and nine (9) sub-
zones for the Willoughby Town Centre, a summary of which follows:

CD-78 (Willoughby Town Centre)

Commercial Density Residential Density Height


Sub-zone Uses
(Gross Floor Area) (Units per Acre) (Storeys)

Commercial Uses/ Minimum 4200 m2 /


CD-78 (A) n/a 2 or fewer
Accessory Uses Maximum 8000 m2

Commercial Uses/
Minimum 1100 m2 /
CD-78 (B) Apartments/ Accessory Low-rise: 40-80 upa 4 or fewer
Maximum 3700 m2
Uses

Commercial Uses/
Minimum 900 m2 / 4 or fewer
CD-78 (C) Apartments/ Accessory Low-rise: 40-80 upa
Maximum 5100 m2
Uses

Commercial Uses/
Minimum 900 m2 /
CD-78 (D) Apartments/ Accessory Low-rise: 40-80 upa 4 or fewer
Maximum 3250 m2
Uses

Apartments/ Townhouses/ Low-rise: 40-80 upa 4 or fewer


Minimum 450 m2 /
CD-78 (E) Commercial Uses/
Maximum 4400 m2
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Apartments/ Seniors Low-rise: 40-80 upa 4 or fewer


Housing/ Townhouses/ Minimum 450 m2 /
CD-78 (F)
Commercial Uses/ Maximum 5100 m2
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Commercial Uses/ Low-rise: 40-80 upa 4 or fewer


Minimum 700 m2 /
CD-78 (G) Apartments/ Townhouses/
Maximum 2550 m2
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Apartments/ Townhouses/ Low-rise: 40-80 upa 4 or fewer


CD-78 (H) Seniors Housing/ n/a
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Apartments/ Townhouses/ Low-rise: 40-80 upa 4 or fewer


Seniors Housing/
CD-78 (I) Maximum 4200 m2
Commercial Uses/
Accessory Uses Mid-rise: 80-120 upa 5 to 12

Page 172 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 12 . . .

Neighbourhood Plan Amendment:


As noted, the subject site is currently designated ‘Town Market Commercial’ and ‘Town Market
Mixed Use’ in the Yorkson Neighbourhood Plan. To facilitate the proposed development the
following amendments have been requested:

A) Locating major retail anchors (i.e. major grocery store and pharmacy) south of the
High Street, as opposed to the current requirement for these uses to be located
north of the High Street.

Staff do not object to this change and support amending the locational criteria to only
require that major anchors be located adjacent to the High Street. This adjustment
remains consistent with the plan’s intent calling for the more intense commercial
uses to be located along the High Street.

B) Exempting the Town Centre’s phase one development from the need to secure a
new Elementary School/ Neighbourhood Park site in the Southwest Phase prior to
development.

Section 8.2.7 of the Yorkson Neighbourhood Plan already excludes commercial


development from these development prerequisites. The proponent initially intended
to develop the High Street with strictly commercial uses and defer all residential
development to later stages. However, discussions between the applicant and staff
led to the conclusion that to create an effective pedestrian centre with strong urban
design and a true sense of place, it is vital to include a residential component along
the High Street in conjunction with commercial development.

In order to facilitate the preferred mixed use High Street design, staff suggest that
Section 8.2.7 of the Yorkson Neighbourhood Plan be amended to exempt Phase
One mixed-use development along the High Street from the Elementary School /
Neighbourhood Park development prerequisite. All future residential development in
the Town Centre, and elsewhere in the Southwest Phase of Yorkson, will still be
required to satisfy this requirement prior to development. In the interim any children
generated by the subject development will still be able to attend the existing
Willoughby Elementary School. Due to the nature of this anticipated residential
development (i.e. apartment units above commercial) the number of children
generated is expected to be very low.

Staff Support the proposed neighbourhood plan amendments as they serve to improve the
viability of the Town Centre development and remain consistent with the overall goals and
objectives of the Willoughby Community Plan and Yorkson Neighbourhood Plan.

Greenways:
As part of the project, the applicant is required to develop a pedestrian friendly street interface
along the 80 Avenue and 208 Street frontages, as identified in the Yorkson Neighbourhood
Plan. These pedestrian facilities will connect to adjacent street greenways and form part of the
overall Yorkson Neighbourhood greenway network. These sections of street frontage are
designed to be the equivalent of a street greenway; however, they will be provided in a modified
form in recognition of the more dynamic, urban nature of the Town Centre. They will include

Page 173 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 13 . . .

widened sidewalks, weather protection in the form of awnings and galleries, expanded hard
surfaces, street trees in decorative grates, and street furniture such as benches and trash cans.
Details of the open space improvements (i.e. required hard and soft landscaping, street furniture
etc.) will need to be finalized to the acceptance of the Manager of Parks Design and
Development prior to final reading of the Rezoning Bylaw.

The Yorkson Neighbourhood Plan also identifies areas where greenlinks are required.
Greenlinks are privately owned and maintained greenways that are not adjacent to public roads,
yet are intended for public use. One greenlink is required on site to provide public pedestrian
connection from 78 Avenue to the High Street at the heart of the Town Centre.

As a condition of final reading the proponent will be required to secure the greenlink and street
fronting pedestrian facilities by means of a public access right-of-way, and secure construction
as part of a Servicing Agreement. Prior to final reading the proponent must also comply with
provisions of the Yorkson Greenway Amenity Zoning Policy.

Tree Protection/ Replacement:


The applicant has submitted a tree survey indicating that 231 significant trees currently exist on
site. The applicant has indicated that very few of these trees will be retained. The Township’s
Tree Protection Bylaw, however, requires that approximately 600 replacement trees be planted,
plus street trees. As the ultimate site plan has yet to be determined, the number of retained and
replacement trees may be subject to change. Ultimate tree protection and replacement details
are subject to the final acceptance of the Manager of Parks Design and Development prior to
final reading.

Transit:
Transit has yet to be extended into the Yorkson Neighbourhood. 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 policies and procedures. Each year
Translink provides Council with the opportunity to input/comment on transit routes in the
Township. It is believed that 208 Street will initially become a transit route with the Willoughby
Town Centre as a primary destination.

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. The Servicing Agreement will include
all municipal off-site road and utility upgrades/extensions and a stormwater management plan.
A Sediment and Erosion Control plan will also be required in accordance with the Sediment and
Erosion Control Bylaw.

The applicant is proposing to stage the development in two (2) phases; the first phase will be
centred along High Street and will consist of the anchor retail tenants and a number of mixed
use buildings (up to 4 storeys), the second phase will be around the edges of the site and will
consist of mid-rise residential and some minor commercial uses, (up to 12 storeys). A restrictive
covenant will be required to be registered, prior to final reading, restricting development of each
phase until a Servicing Agreement is finalized for that phase. This will enable detailed servicing
requirements to be dealt with on a phase by phase basis.

Page 174 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 14 . . .

Prior to final reading the proponent is also required to provide a stormwater management plan
for the Southwest Phase as delineated on Map 4 of the Yorkson Neighbourhood Plan. The
location of the proposed detention pond is to be adjacent to the headwater of Yorkson Creek.
Securing a suitable site for the detention pond is required prior to final reading of the Rezoning
Bylaw. The proponent is required to design and secure the community stormwater detention
pond to service the Southwest Phase, to the acceptance of the Township. The proponent may
also choose to enter into a Development Works Agreement (DWA) with the Township (similar to
a latecomer’s agreement) dealing with the recovery of some front-ended servicing costs. In this
case, a DWA is anticipated for the stormwater detention pond serving all of the Southwest
Phase. Completion of the DWA, if required, must occur prior to final reading of the Rezoning
Bylaw.

Although a traffic study was conducted as part of the Yorkson Neighbourhood Plan update
process, a site specific traffic impact study must be finalized by the proponent for the subject
development. It will primarily examine the internal vehicle circulation, the impact of the
development on the existing and future municipal road network, and make recommendations for
interim and ultimate road designs. Ultimately the site will be designed in accordance with the
recommendations of the report, in consultation with the Township’s Traffic Engineering
Department, to the acceptance of the General Manager of Engineering. This has been included
as a development prerequisite.

Road dedication, widenings and necessary traffic improvements (including approximate


dedications of 24.3 metres for the High Street, 16 metres for 206A Street, 10.2 metres for
208 Street, 9.7 and metres for 80 Avenue, in accordance with the Township’s Subdivision and
Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan) must be secured
prior to final reading to the acceptance of the General Manager of Engineering.

The development will also require the completion of a Road Closure Bylaw for the un-
constructed portion of 79 Avenue south of the existing Willoughby Elementary School and for
the un-constructed portion of 78 Avenue south of Lot 2, Plan 82374

Advance Street Plan:


In accordance with the Yorkson Neighbourhood Plan, the initial development in each phase
must provide an overall layout plan addressing roads, pedestrian links, greenways,
watercourses, environmental compensation areas, land use and housing types. The layout is to
ensure that each phase can develop in an overall comprehensive manner and is to function as
an evolving guide to development. Such a plan has been prepared by the proponent and has
been tentatively accepted by Township staff. As per the Yorkson Neighbourhood Plan, prior to
final reading the proponent must finalize details of the layout plan to the acceptance of the
Director of Community Development.

Town Centre Concept Plan:


In accordance with the Yorkson Neighbourhood Plan, initial development in the Town Centre
area must provide a comprehensive development plan for the Town Centre area to the
acceptance of the General Manager of Community Development, that addresses the following:

“…land use, pedestrian and traffic circulation, massing and location of


buildings, location of ‘landmark’ buildings, architectural continuity,
streetscape design, parking and the location and use of the heritage school
house and appropriate landscaping around the building.”

Page 175 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 15 . . .

The conceptual site plan submitted (See page 8) forms the basis of this comprehensive
development plan. It should be noted that this plan will provide general details of development
for adjacent properties and establish fixed points of access for vehicular and pedestrian
movements, however, specific siting and uses will be determined on an application by
application basis as the Town Centre builds out over time.

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;…”

As noted previously the applicant requests that this requirement be eased for the first phase of
development.

The Yorkson Neighbourhood currently falls within the catchment area of Willoughby Elementary
School (located adjacent to the site on the southwest corner of 208 Street and 80 Avenue). In
the short term, elementary students from the proposed development are expected to attend
Willoughby Elementary School (which has some capacity available). Yorkson students will
attend it until sufficient numbers are generated to construct additional elementary schools in the
Yorkson Plan area. The School District has indicated that the first Yorkson school to be
constructed will be an elementary school on a site already acquired by the School District on
83 Avenue, east of 208 Street. Nevertheless, given the housing form proposed in phase one, it
is not expected that many elementary students will be generated.

The proposed development falls within the Southwest Phase of the Yorkson Plan. The ultimate
location for the five acre elementary school site for this phase is envisioned to be south and
west of the subject site, closer to the centre of the catchment area. If Council agrees to the
Yorkson Plan amendment contemplated in this report, prior to the development of subsequent
residential units (beyond Phase One) the elementary school site will need to be secured to the
acceptance of the School District and Township.

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. Yorkson secondary school students
will be expected to attend Mountain Secondary.

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;…”

As noted previously, the applicant requests that this requirement be eased for the first phase of
development.

Page 176 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 16 . . .

The proposed development falls within the Southwest Phase of the Yorkson Plan. If Council
agrees to the Yorkson Plan amendment contemplated in this report, prior to the development of
subsequent residential units (beyond Phase One) the neighbourhood park site school site will
be secured to the acceptance of the Township.

Staff are supportive of this request as, in addition to the playing fields and playground
equipment located immediately adjacent to the development site at the Willoughby Elementary
School, the existing Willoughby neighbourhood park (located at 84 Avenue and 206 Street) is
approximately 750 metres from the development site. The future Yorkson Community Park site
is planned to be located immediately north of the development site, across 80 Avenue. Prior to
final reading the proponent is also required to comply with the Township’s 5% Neighbourhood
Parkland Acquisition Policy. Although few children are expected to be generated in Phase One
of the development (due to the proposed housing form), the development will include the
requisite child friendly amenity areas, the details of which will be determined in the future
Development Permit.

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 shall provide either flex or universal housing prior to
final reading of the rezoning bylaw. The Yorkson Neighbourhood Plan defines flex and
universal housing as follows.

Flex Housing:” is an innovative approach to home design, renovation and construction


that emphasizes accessibility and is engineered to adapt at minimal cost to the
changing needs of occupants over their lifetime. The principles of accessibility,
adaptability and affordability are applicable to the design and construction of single
family dwellings, duplexes, multi-units, townhouses and even apartments, allowing
residents to convert space as their needs change. The concept includes:
• The use of health materials including structural elements, flooring choices,
heating systems and finishes that provide improved indoor air quality and
ventilation have been incorporated into the house;
• The us of energy efficient Power Smart appliances and lighting, plus a high
efficiency forced-air heating system; and
• Wheelchair accessibility through widened hallways and doorways, lowered
countertops and placement of light and electrical switches within easy reach.
The house is designed so that it can accommodate a future elevator.”

Universal Housing:
“Universal design are those home design features that make a home safe and
comfortable for everyone, young or old, whether they have a disability or not. It’s
making a home for all ages. Examples include cabinets with pull-out and kitchen
counters at several heights to accommodate different tasks and postures”.

The proponent has agreed to provide a minimum of 5% of the units as adaptive housing in
accordance with Township policy. This will be secured by Restrictive Covenant and detailed in
the future DP.

Page 177 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 17 . . .

Environment:
In accordance, with the Yorkson Neighbourhood Plan the Town Centre development is required
to comply with the Township’s Streamside Protection Bylaw and obtain approval from the
Department of Fisheries and Oceans (Section 35 approval). These issues have been addressed
as a part of the Yorkson Neighbourhood plan review process in consultation with DFO and the
proponent’s consultants. Evolving from this process was the need to protect the headwaters of
Yorkson Creek and compensate for the piping of a number of roadside drainage ditches.
Township staff are close to resolution of these matters with DFO, within the context of an overall
environmental protection/compensation plan for the Southwest Phase. Final acceptance of this
plan by DFO is required prior to final reading.

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 provide full urban services as well as a stormwater management plan and
sediment control measures as a prerequisite of the rezoning application.

Completion of these requirements and compliance with the Township’s Tree Protection Bylaw
satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas
Study.

Rezoning Development Prerequisites:


Prior to final reading of the rezoning bylaw, the following items must be finalized:
1. In accordance with Yorkson Neighbourhood Plan requirements:
a. Provide an overall layout plan for the Southwest Yorkson Phase including roads,
greenways, environmental setbacks and land use to the acceptance of the
Director of Community Development;
b. Provide an overall layout plan for the Willoughby Town Centre Area including
interim and ultimate road alignments, parking areas, access driveways,
greenways and other public amenities to the acceptance of the Director of
Community Development; and
c. Provide an overall stormwater detention plan for the Southwest Yorkson Phase
and secure an adequately sized community stormwater detention pond(s) to
service the Southwest Yorkson Phase to the acceptance of the General Manager
of Engineering.
2. Completion of a Servicing Agreement (and phased restrictive covenants, where
required) with the Township to secure required road construction and utility upgrades
and extensions in accordance with the Township’s Subdivision and Development
Control Bylaw, and Yorkson Engineering Services Plan to the acceptance of the
General Manager of Engineering; and greenway construction details to the acceptance
of the Manager of Parks Design and Development;
3. Completion of a Development Works Agreement (if required) securing off-site servicing
to the Southwest Phase, as required by the Yorkson Neighbourhood Plan, to the
acceptance of the Director of Community Development;
4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion
and Sediment Control Bylaw to the acceptance of the General Manager of
Engineering;

Page 178 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 18 . . .

5. Provision of the necessary traffic improvement details in accordance with the


Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson
Neighbourhood Plan, to the acceptance of the General Manager of Engineering and the
Director of Community Development, including:
a. Final completion of a Traffic Impact Study including provision of recommended
road dedication, widenings and necessary traffic improvements;
b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for
80 Avenue, 16.0 metres for 206A Street and 24.3 metres for the proposed High
Street;
c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue
south of the existing Willoughby Elementary School and for the un-constructed
portion of 78 Avenue south of Lot 2, Plan 82374; and
d. Registration of an all purpose right-of-way over the internal strata roads and
greenlink for municipal services and public access;
6. 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;
7. Final completion of landscape plans and details in accordance with the Zoning Bylaw
No. 2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger of
Parks Design and Development including:
a. Dedication and provision of security for the construction of a 4.5 metre greenway,
or equivalent, along the 208 Street and 80 Avenue frontages, including final
acceptance of greenway design plans, sidewalk/trail alignment, and landscaping
details;
b. Completion of landscape plans for the first phase of development including
greenlink plans and compliance with Child Friendly Amenity Area requirements;
and
c. Compliance with the Yorkson Greenway Amenity Zoning Policy including
payment of applicable greenway amenity fee;
8. Compliance with the requirements of the Streamside Protection Bylaw and the
Department of Fisheries and Oceans with respect to:
a. Final completion of an overall environmental protection/compensation plan for
the Southwest Yorkson Phase to the acceptance of the DFO;
b. Dedication of environmental compensation areas to the Township for
conservation purposes (where required);
c. Registration of non-disturbance restrictive covenants (where required);
d. Section 35 (HAAD) authorizations being obtained (where required);
9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of
the units incorporate flex and universal housing requirements i.e. adaptive housing;
10. Submission of detailed Development Permit drawings and schedules for the first phase
of development that are consistent with the Town Market Commercial and Town Market
Mixed Use Development Permit Guidelines; to the acceptance of the Director of
Community Development;
11. Provision of a CPTED (Crime Prevention through Environmental Design) review of the
first phase of development 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;;

Page 179 of 241


G.5
REZONING APPLICATION NO. 100327
(QC HOLDINGS)
Page 19 . . .

12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design and
Development Administration fee, Site Servicing Review fee, Development Works
Agreement fee and remaining rezoning fees; and
13. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy.

POLICY CONSIDERATIONS:
The development of the Willoughby Town Centre is considered the most crucial element of
ensuring the success of the Willoughby Community Plan and the Yorkson Neighbourhood Plan.
QC Holdings’ Rezoning and Neighbourhood Plan amendment requests serve to facilitate the
implementation of these plans in a manner that is consistent with the overall goals and
objectives of the Plan. Adjustments to the Yorkson Neighbourhood Plan’s implementation
policies are supported by staff and are considered a practical approach to ensuring the success
of the Willoughby Town Centre. Staff recommend that Rezoning Bylaw No. 4768 and
Neighbourhood Plan Amendment Bylaw No. 4767 be given first and second reading and that
the public hearing be scheduled. Final Reading of the Bylaws is subject to the thirteen (13)
development prerequisites outlined in this report. Development Permit(s) detailing the form,
character and siting of subsequent development will follow this rezoning request.

Respectfully submitted,

Mike Newall
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

MNN

Page 180 of 241


G.6
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842


AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661
AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4760

EXPLANATORY NOTE

Bylaw No. 4760 amends the Murrayville Community Plan by redesignating three lots with a
total area of 1.77 ha / 4.37 acres (located on the north side of the 21800 block of 50 Avenue)
and a portion of Lot 26, Plan 33872 (located north of the proposed connection of 50 Avenue
and 220 Street) from “Single Family Two” to “Multi Family One”. The bylaw also designates
the lands as part Development Permit Area A.

The amendment will facilitate development of 146 strata townhouse units.

Page 181 of 241


G.6

THE CORPORATION OF THE TOWNSHIP OF LANGLEY


LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842
AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661
AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4760

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 (Parklane
Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4760.
2. The Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville
Community Plan) Bylaw 1988 No. 2661 is hereby amended by redesignating lands
described as:

Lot 52, Plan 51211; Lot 24, Plan 32258; Parcel “F” (H32381E), Block 5, Plan 1551; and
Portion Lot 26, Plan 33872; all of Section 6 Township 11 NWD
as set out on Schedule “A” attached to and forming part of this Bylaw from “Single Family
Two” to “Multi Family One” 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 20 day of July , 2009


READ A SECOND TIME the 20 day of July , 2009
PUBLIC HEARING HELD the 14 day of September , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the

Mayor Deputy Township Clerk

Page 182 of 241


G.6
Bylaw 4760
Page 2 …

Page 183 of 241


G.6
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4761

EXPLANATORY NOTE

Bylaw No. 4761 rezones five properties with a total area of 3.37 ha (8.33 acres) located in the
21800 block of 50 Avenue from Suburban Residential SR-1 to Comprehensive Development
Zone CD-33 to permit development of 146 strata townhouse units.

Page 184 of 241


G.6

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4761

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 (Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4761”.

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

Lot 52, Plan 51211; Lot 24, Plan 32258; Parcel “F” (H32381E), Block 5, Plan 1551;
Parcel “A” (Explanatory Plan 11432), Block 10, Plan 1551; and Lot 26, Plan 33872; all of
Section 6, Township 11, NWD

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to
Comprehensive Development Zone CD-33.

READ A FIRST TIME the 20 day of July , 2009


READ A SECOND TIME the 20 day of July , 2009
PUBLIC HEARING HELD the 14 day of September , 2009
READ A THIRD TIME the day of , 2009
RECONSIDERED AND ADOPTED day of , 2009
the

Mayor Deputy Township Clerk

Page 185 of 241


G.6
Bylaw No. 4761
Page 2

Page 186 of 241


G.6

REPORT TO
MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-106


FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 11-06-0182
SUBJECT: REZONING AND COMMUNITY PLAN AMENDMENT
APPLICATION NO. 100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)

PROPOSAL:
Application to amend the Murrayville Community Plan from
Single Family Two to Multi Family One and rezone from
Suburban Residential Zone SR-1 to Comprehensive
Development Zone CD-33, and issuance of Development
Permit No. 100577 to permit 146 strata townhouse units on
a 3.37 ha (8.33 acre) site located in the 21800 block of 50
Avenue.

RECOMMENDATION SUMMARY:
That Council give first and second reading to Bylaws No.
4760 and 4761, subject to the completion of ten (10)
conditions; and issuance of Development Permit No.
100577 (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:
Staff are supportive of the development
proposal as it complements the existing
multiple family residential development
pattern on adjacent sites. It is also
consistent with the Community Plan’s
overall objective of providing a range of
housing options for the community.

Page 187 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 2 . . .

RECOMMENDATION(S):
That Council give first and second reading to Rezoning Bylaw No. 4761 (and accompanying
Murrayville Community Plan Amendment Bylaw No. 4760) rezoning 3.37 ha (8.33 acres) of land
in the 21800 block of 50 Avenue to Comprehensive Development Zone CD-33 to facilitate
development of 146 strata townhouse 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 including on-site stormwater detention in accordance
with the Township’s Subdivision and Development Control Bylaw to the acceptance of the
General Manager of Engineering, and greenway construction details and security to the
acceptance of the Manager of Parks Design and Development;
2. Provision of road dedications (completion of 218A Street, west half of 220 Street, and 50
Avenue connector road) in accordance with the Township’s 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. Provision of a geotechnical analysis and report to the acceptance of the Director of
Community Development in support of the proposed development;
5. 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;
6. Final completion of detailed landscape plans for the on-site landscape works, construction of
greenways and Child Friendly Amenity Area requirements, to the acceptance of the
Manager of Parks Design and Development;
7. Consolidation of lands on either side of 50 Avenue into two separate parcels to
accommodate development plans;
8. Registration of a covenant prohibiting parking on internal strata roadways (other than in
clearly identified parking spaces) and prohibiting garages from being developed for
purposes other than parking of vehicles;
9. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy;
10. 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. 4761 authorize issuance of Development
Permit No. 100577 subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A” through “U”;
b) Final on-site landscaping plans being in substantial compliance with Schedule “V” 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) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to
require a total of 354 parking spaces (rather than 361 parking spaces); and further

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:

Page 188 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 3 . . .

e) Payment of supplemental Development Permit application fees; and


f) Payment of applicable development cost charges and Building Permit Administration Fees;

That Council authorize staff to schedule the required public hearing for the Community Plan
amendment and Rezoning Bylaws in conjunction with Development Permit No. 100577.

EXECUTIVE SUMMARY:
Rositch Hemphill and Associates has applied (on behalf of Parklane Ventures (50 Avenue) Ltd.)
to amend the Murrayville Community Plan and rezone 3.37 ha (8.33 acres) of land to permit
development of 146 strata townhouses in the 21800 block of 50 Avenue. A variance to the
parking requirements in the Township’s Zoning Bylaw (from 361 spaces to 354 spaces) is
incorporated in the Development Permit. Additional details are contained in the attached
materials. Staff are recommending that Council consider the Community Plan amendment and
rezoning request subject to completion of ten (10) development prerequisites and issuance of
Development Permit No. 100577. Staff are supportive of the development proposal on the
basis of it being consistent with the Official Community Plan objective of providing a range of
housing options for the community, it being complementary to adjacent land uses, and being
accommodated by available servicing capacities.

PURPOSE:
The purpose of this report is to advise and make recommendations to Council with respect to
the Parklane Ventures (50 Avenue) Ltd. Community Plan amendment, rezoning and
Development Permit applications.

Page 189 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 4 . . .

SUBJECT

Page 190 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 5 . . .

ZONING BYLAW NO. 2500

Page 191 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 6 . . .

Preliminary Site Plan – SUBMITTED BY APPLICANT

Page 192 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 7 . . .

Character Sketch – SUBMITTED BY APPLICANT

Page 193 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 8 . . .

ADDITIONAL INFORMATION:

REFERENCE:
Owner: David Arthur Seller
4585 – 216 Street
Langley BC V3A 2M5

Applicant: Parklane Ventures (50 Avenue) Ltd.


2000 – 1055 Dunsmuir Street
Vancouver BC V7X 1G5

Architect: Rositch Hemphill and Associates


10 – 120 Powell Street
Vancouver BC V6A 1G1

Legal Description: Lot 52, Plan 51211;


Lot 24, Plan 32258;
Parcel “F” (H32381E), Block 5, Plan 1551;
Parcel “A” (Explanatory Plan 11432), Block 10, Plan 1551;
Lot 26, Plan 33872
all of Section 6, Township 11, NWD

Location: 21837 - 50 Avenue and adjacent vacant property to the east;


21921 – 50 Avenue and two adjacent vacant properties to the
south

Area: 0.50 ha (1.24 acre) – Lot 52


0.83 ha (2.05 acre) – Lot 24
0.44 ha (1.10 acre) – Parcel “F”
0.84 ha (2.07 acre) – Parcel “A”
0.76 ha (1.87 acre) – Lot 26
3.37 ha (8.33 acres) – Total Area

Existing Zoning: Suburban Residential Zone SR-1

Proposed Zoning: Comprehensive Development Zone CD-33

Murrayville Community Multi Family One (maximum density of 44 units per ha / 18


Plan units per acre) – lands south of 50 Avenue
(existing):
Single Family Two (maximum density 15 units per ha / 6 units
per acre) – lands north of 50 Avenue

Murrayville Community Multi Family One (maximum density of 44 units per ha / 18


Plan (proposed): units per acre)

E.S.A. Designation: E.S.A.# 066 – Murrayville Urban Area (Rating-#3)

Page 194 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 9 . . .

DISCUSSION / ANALYSIS:
The five subject properties (3.37 ha / 8.33 acres total area) are located south of Fraser Highway
in the 21800 block of 50 Avenue in Murrayville. Of the three lots located on the north side of 50
Avenue, the westerly two lots are vacant and the easterly lot (21921 – 50 Avenue) contains an
existing residence. The remaining two properties on the south side of 50 Avenue are treed and
contain no buildings. All existing buildings will be removed to accommodate the proposed
development.

Surrounding land uses include:

North: Fraser Highway beyond which is an existing single family neighbourhood and the
Langley Memorial Hospital grounds;
East: vacant property south of Fraser Highway (Township owned);
South: multiple family developments, including:
• the Trillium on the Ridge apartment building (3 storeys) and the Livingstone
townhouse / apartment development, both located on the north side of 49 Avenue
• the Cedar Crest townhouse development, located on the south side of
50 Avenue (south of the proposed northern townhouse site, and west of the
proposed southern townhouse site), and
West: 218A Street (west half only constructed), beyond which are single family homes and the
Langley Fundamental Elementary School.

Proposed Murrayville Community Plan Amendment (Bylaw 4760):


The Murrayville Community Plan (adopted in 1989) delineates the connection of 50 Avenue to
49 Avenue via 220 Street (through the proposed development site) as part of the overall
community road network. The applicant has applied to amend the Murrayville Community Plan
by redesignating the area north of the proposed road connection from “Single Family Two”
(maximum density of 15 units per ha/ 6 units per acre) to “Multi Family One” (maximum density
of 44 units per ha/ 18 units per acre). The lands to the south of 50 Avenue are already
designated “Multi Family One”. Bylaw 4760 also amends the Community Plan by including the
lands being re-designated to “Multi Family One” as part of “Development Permit Area A”
(Residential).

Based on the current Community Plan designations, the subject properties could be developed
with a maximum of 97 units, as noted below:

• north of 50 Avenue (“Single Family Two”) – 4.39 acres @ 6 units per acre = 26 units
• south of 50 Avenue (“Multi Family One”) – 3.94 acres @ 18 units per acre = 71 units

The Community Plan amendment application will re-designate the area north of 50 Avenue to
“Multi Family One”, which would permit 79 units to be developed, resulting in a maximum of 150
units on the entire land assembly. The applicant however is proposing to develop a total of 146
townhouse units, at a density of 43.3 units per ha (17.5 units per acre). An increase of 49 units
is thus proposed.

Page 195 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 10 . . .

Existing multi family residential developments in the Murrayville area (south of Fraser Highway)
are illustrated in Attachment B. The density of development ranges from a low of 7.0 units per
acre to a high of 47.1 units per acre, with an overall average density of 16.0 units per acre).
The details of each development are shown in the following table:

Development Name Land area Number of Density


(acres) units (units per
acre)
Cedar Crest 8.99 63 7.0
Livingstone 1.66 19 11.45
Trillium on the Ridge 1.63 49 30.06
Murray Green 2.78 130 46.76
Autumn Ridge 2.76 130 47.1
Orangewood 8.18 111 13.57
Waterford 7.75 55 7.1
Murrayville Glen 9.6 114 11.88
Summerhill Gate 2.64 28 10.61
Eaglecrest (apartments) 2.45 88 35.92
Eaglecrest (townhouses) 3.22 40 12.42

Total 51.66 827 16.0

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 is complementary to adjacent multi-family development. Staff note that
the Parklane proposal of 17.5 units per acre is consistent with existing multi family development
in the area.

A letter submitted by the applicant’s architect provides the following rationale in support of the
proposed Community Plan amendment:

“The land use proposed – townhouses – is consistent with the other developments in the
neighbourhood and yet adds some new housing forms to increase the overall variety in
Murrayville.

To the south and west of the site are an apartment building and a number of townhouses.
There are three schools nearby that are within walking distance, and townhouses are an
attractive home to parents with children. Local community amenities are within 2 to 3 blocks of
the site and will encourage walking and biking as part of smart urban development, including:

• the WC Blair Recreation Centre


• a public library
• Langley Hospital
• Retail stores and services; and
• the Fraser Highway greenway which crosses through the site and connects to the
Murrayville greenway system.

Page 196 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 11 . . .

The Murrayville Community Plan’s own planning goals, which this application supports,
include:

• the development of a pleasant and efficient residential community with


complementary scaled commercial, recreational and employment facilities
• the development of an urban area with attractive residential qualities and good road
and utility services

The Murrayville Community Plan’s own planning objectives, which this application
supports, include:

• to facilitate development of the Murrayville area in compliance with overall


development concepts contained in the Langley Official Community Plan
• 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 lifestyles
• to provide for several fully serviced higher density residential areas
• to ensure that subdivision patters and roads are adequately designed for more
intensive forms of development in the long term.”

Proposed Zoning (Bylaw 4761):


The application proposes to rezone the site from Suburban Residential Zone SR-1 to
Comprehensive Development Zone CD-33. The CD-33 zone was originally created to
accommodate another Parklane townhouse development (currently under construction at the
southwest corner of 96 Avenue and 204 Street) in Walnut Grove. It will also well serve the
proposed Murrayville site. The proposed zoning will permit townhouses with a maximum gross
density of 44 units per hectare (18 units per acre) to match the “Multi Family One” designation
being proposed for the site in the Murrayville Community Plan. The overall density of the
proposed development is 43.3 units per ha (17.5 units per acre).

Proposed Development:
The proposed development consists of 146 townhouse units to be built as two different
developments (to the north and south of 50 Avenue). The northern site will contain 75 units in
16 buildings (with 2 to 6 units in each), with access from an internal private strata roadway
connected to 50 Avenue. The southern site will contain 71 units in 12 buildings (with 2 to 8 units
in each), with access from a private strata roadway connected to 220 Street. A combination of
14 wider 4-bedroom units (side by side double garages) and 132 narrower 3-bedroom units
(tandem parking garages) is proposed. Individual units will range in size from 116 to 188 m2
(1,254 to 2,022 ft2) plus garage.

A “Design Rationale” submitted by Rositch Hemphill and Associates in support of the proposal
states:

“The placement of the open space and the buildings on the site have been carefully thought out.

Page 197 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 12 . . .

The clusters of units are sited to permit tree retention and expansion of the Fraser Highway
greenway.
• Two significant tree retention areas that flow from one to the other and into the greenway
along Fraser Highway are incorporated. These trees are significant features as seen from
the valley floor looking east up the hill.
• The site planning includes the extension of the greenway from the east, along Fraser
Highway, to the west. The greenway is split between the Fraser Highway, to enhance the
green buffer and aesthetics viewed from both inside and outside of the sites, and the new
extension of 50 Avenue, with the greenway being incorporated into a widened sidewalk
boulevard along the north side of 50 Avenue.
The clusters of units are oriented to achieve “doors on the street”. The townhouses are
designed to provide front doors and yards facing onto the street along 50 Avenue wherever the
grade relationship allows.
The clusters of townhouses are scaled to respond to their surroundings.
• The townhouses on 218A Street, where there are single family houses to the west across
the cul-de-sac, are scaled down to two storeys and are single or double wide to provide a
modest massing facing the houses and more open and green space. The treatment of
these townhouse ends are planned to resemble single family front facades with no garage
access from 218A Street.
• The townhouses that abut the neighbouring townhouses and apartment building to the south
likewise have the narrow ends of the cluster facing the adjacent property to provide less of a
mass and more open and green space. This also provides the most privacy between
neighbours.
• The townhouses on the south and west sides of the southern site, and the west side of the
northern site at the northwestern corner have increased side and rear yard setbacks of 7.5m
to provide a greater extent of distance and landscape buffer against the adjacent
developments.

The townhouses are arranged to allow for the best use of private yards. The townhouses along
Fraser Highway are sited so the kitchens and back yards are oriented to the east and west,
capturing sun during the day, and not having them facing the traffic noise on Fraser Highway.

The site design provides significantly larger and greener treed open spaces than the multi family
developments to the south and west. A green buffer is provided along the south edge abutting
neighbouring residential apartments.

Parking:
A total of 354 parking spaces are proposed to be provided, consisting of 292 indoor spaces (28
in “side by side” garages, 264 in “tandem” garages), 47 surface spaces (not located in front of
garages) and 15 spaces on driveways in front of garages. The Township’s Zoning Bylaw
requires a total of 361 parking spaces to be provided, based on a requirement of 2.2 spaces for
units with “side by side” garages and 2.5 spaces for units with “tandem” garages. The applicant
is requesting a variance to the parking requirements to permit 7 fewer parking spaces to be
provided. Staff note that the 7 deficient parking spaces could be provided on site, however, the
result would be the loss of more mature coniferous trees. The following rationale has been
provided by the applicant’s architect:

Page 198 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 13 . . .

“All units have two parking spaces within each unit (some side by side and some tandem) plus
full driveway parking. In addition there are visitor parking spaces on site that, together with the
on-street parking immediately adjacent to the sites provide far more than the parking
requirements for townhouses in the Township of Langley.

The parking does not meet the full requirements of the Zoning Bylaw. However, 98% of the
required parking is provided on site. There are 354 stalls provided, 361 are required; there are
however 50 street parking spaces immediately in front of the two sites. This means the 354
stalls on site works out to 2.2 on-site spaces per “side by side” unit and 2.45 spaces per
“tandem” unit.

The rationale for the proposed parking arrangement is:

1. The “doors on the street” aspect of urban design: The intent of doors on the street is not
merely visual. If the approach is to be fully supported, those front doors should be used
– by owners walking home and by visitors visiting the home. On-street parking for
visitors supports the active use of those doors on the street, adds to pedestrian activity
on adjacent sidewalks and enhances security.
2. Street parking: There will be almost no demand for the street parking other than for this
development as other uses are further away and more convenient parking is provided
closer to those uses.
3. Desire to maintain treed areas and green spaces: Parking for visitors has been carefully
distributed throughout the site to limit impact on tree retention and tot lot green spaces.
This trade off, leaving seven stalls to be located on the street, is deemed of value to the
residents and local community.”

In staff’s opinion, the requested variance in parking requirements (from 361 spaces to 354
spaces) is minor in scale and can be supported. The proposed development is located within
walking distance of many community facilities and retail stores. Additional parking spaces will
be available on 50 Avenue adjacent to the development to accommodate overflow and visitor
parking. The proposed design of 50 Avenue will include parking bays along sections of the road
to provide dedicated curb side parking spaces for public use.

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. 100577 is attached to this report
(see Attachment D).

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), board and batten vinyl siding (vertical treatments), wood and vinyl
wall shingles, cultured stone (on elect areas), aluminum deck guardrails and handrails, wood
trim and brackets, widow planter boxes, and decorative window shutters. Several colour
schemes are proposed using muted tones with tan, grey or green shades to provide variety
throughout the development.

Page 199 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 14 . . .

The proposed building height (2 to 3 storeys), site coverage (24%) and building siting comply
with the provisions of the CD-33 zone. 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).

Cross sections illustrating the relationship between the proposed development and the adjacent
properties are provided in Attachment C.

Servicing:
The development site will be required to provide full municipal services including on-site
stormwater detention in accordance with the Township’s Subdivision and Development Control
Bylaw. As part of the development, the applicant will be required to complete construction of 50
Avenue to an urban standard through the site, and to complete 220 Street (to provide a
connection between 49 and 50 Avenues) along the east side of the development. These road
works are considered important elements of the local road network, and have been shown in the
Murrayville Community Plan since its adoption in 1989.

Full municipal services exist to the proposed development site. However, in addition to the on-
site stormwater detention, staff anticipate that the applicant will be required to upgrade
downstream storm sewers. 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 construction of 218A Street, 220 Street and 50 Avenue adjacent to the site. Road
widening dedication (to provide a 20 metre road width on 220 Street, and completion of the east
half of 218A Street) will also be provided prior to consideration of final reading of the rezoning
bylaw. Although the applicant’s engineering consultant has confirmed servicing capacities exist
to support the proposed development, the proponent will be required to upgrade downstream
sanitary and storm sewers and drainage works, and provide on-site detention.

Environmental:
The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as
forming part of the Murrayville Urban 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.

Greenways:
A connection will be made to the Fraser Highway greenway in the northeast corner of the site
(within the current dedication for 50 Avenue). Prior to consideration of final reading of the
rezoning bylaw, the applicant will be required to submit final plans for the proposed greenway
connection to the acceptance of the Manager of Parks Design and Development.

Page 200 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 15 . . .

Landscaping:
The applicant proposes extensive landscaping throughout the site, as shown in Schedule V of
the Development Permit (see Attachment D). The proposed landscaping consists of a
combination of coniferous and deciduous trees, along with shrubs, groundcovers, and grassed
areas. Each unit will have a fenced landscaped yard area with a grade level patio for private
amenity space. Trees and shrubs will be installed adjacent to the various buildings and along
the internal strata roadways.

Street trees will be planted adjacent to 50 Avenue and 220 Street (in compliance with the
Township’s Boulevard Treatment and Street Tree policy).

Shared common landscaped areas will include a “village green” with play equipment and a
passive play area with pathways / seating (in the northern townhouse site) and several common
play areas (in the southern townhouse site).

Tree Protection/ Replacement:


An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants. The
submitted information indicates that 206 significant trees exist on the site, 163 of which are
proposed to be removed. A total of 41 significant trees are proposed to be retained on-site,
primarily in two groupings (one adjacent to Fraser Highway in the northeast part of the
development and another on the south side of 50 Avenue). In accordance with the Township’s
Tree Protection Bylaw, 258 replacement trees will be planted on-site.

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.

Transit:
Bus service is currently provided along Fraser Highway by the 502 (Surrey Central / Langley
Centre/ Aldergrove) route, and on 48 Avenue by the C60 (Langley Centre / Langley Hospital)
and C61 (Brookswood / Langley Centre) routes.

Schools:
Students from the development will be expected to attend James Hill Elementary School or
Langley Secondary School. Other options for students include Langley Fundamental
Elementary School (located three blocks to the west), or the independent schools in the
Murrayville area (Langley Montessori School, Credo Elementary, Credo High, and Langley
Christian Middle School). The School District was advised of Parklane’s proposal and has not
voiced any objection to it.

Child Friendly Amenity Area:


Section 111.5 of the Township’s Zoning Bylaw requires provision of one or more “Child Friendly
Amenity Areas” for townhouse developments on the basis of 8 m2 per residential unit. A total
area of 1,168 m2 (12,573 ft2) of Child Friendly Amenity Area is required based on the 146 units
being proposed. The applicant is proposing four play areas (satisfying this requirement) with
several play structures, seating areas, and creative/formal/informal play areas in the common
landscaped areas (two in each of the northern and southern sites) for use by residents of the
townhouse projects. Prior to final reading, the proponent will be required to submit final design
plans and secure the construction of the children’s play areas to the acceptance of the Manager
of Parks Design and Development.

Page 201 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 16 . . .

Parks and Recreation:


The nearest Township facility is Denny Ross Memorial Park located approximately 3 to 4 blocks
away adjacent to the former Murrayville Elementary School at 219 Street and Old Yale Road.
The W.C. Blair Recreation Centre (aquatic and fitness facility) is located three blocks to the east
of the proposed development. The proponent has also volunteered to provide a one year family
pass to Langley recreation facilities to each townhouse purchaser.

Public Consultation:
The applicant has held informal meetings with adjacent strata developments over the past year,
and will hold additional open houses in late July / August of 2009 (in advance of the anticipated
public hearing).

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 including on-site stormwater detention in
accordance with the Township’s Subdivision and Development Control Bylaw to the
acceptance of the General Manager of Engineering, and greenway construction details
and security to the acceptance of the Manager of Parks Design and Development;
2. Provision of road dedications (completion of 218A Street, west half of 220 Street, and 50
Avenue connector road) in accordance with the Township’s 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. Provision of a geotechnical analysis and report to the acceptance of the Director of
Community Development in support of the proposed development;
5. 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;
6. Final completion of detailed landscape plans for the on-site landscape works,
construction of greenways and Child Friendly Amenity Area requirements, to the
acceptance of the Manager of Parks Design and Development;
7. Consolidation of lands on either side of 50 Avenue into two separate parcels to
accommodate development plans;
8. Registration of a covenant prohibiting parking on internal strata roadways (other than in
clearly identified parking spaces) and prohibiting garages from being developed for
purposes other than parking of vehicles;
9. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy;
10. 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 “Single Family Two”
and “Multi Family One” purposes in the Murrayville Community Plan. In staff’s opinion the
proposed townhouse development and redesignation of the northern portion of the site to “Multi
Family One” to permit a 146 unit townhouse development is compatible with surrounding land
use patterns and densities and is consistent with the Official Community Plan’s objective of
providing a range of housing options for the community.

Page 202 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 17 . . .

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. 4760 and 4761 be given first and second reading, subject to ten
(10) development prerequisites being finalized (prior to final reading of Bylaw 4761), and that
Development Permit No. 100577 be issued (subject to four (4) conditions) subsequent to final
reading of Bylaw 4761.

Respectfully submitted,

Robert Knall
SENIOR DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

JG/RK

ATTACHMENT A Murrayville Community Plan Development Permit Guidelines


ATTACHMENT B Densities of Existing Multi Family Developments in Surrounding Area
ATTACHMENT C Site Cross Sections
ATTACHMENT D Development Permit No. 100577:
Schedule A Character Sketch
Schedule B Character Sketch
Schedule C Site Plan (North)
Schedule D Site Plan (South)
Schedule E Building 2 – Floor Plans
Schedule F Building 4 –Floor Plans
Schedule G Building 6 –Floor Plans
Schedule H Building 14 –Floor Plans
Schedule I Building 18 – Floor Plans
Schedule J Building 24 – Floor Plans
Schedule K Streetscape on 50 Avenue
Schedule L Streetscape on 50 Avenue and 218A Street
Schedule M Streetscape on 220 Street
Schedule N Building Materials
Schedule O Building 2 - Elevations
Schedule P Building 4 - Elevations
Schedule Q Building 6 - Elevations
Schedule R Building 14 - Elevations
Schedule S Building 18 - Elevations
Schedule T Building 18 - Elevations
Schedule U Building 24 - Elevations
Schedule V Landscape Plan

Page 203 of 241


G.6
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066
AND DEVELOPMENT PERMIT NO. 100577
(PARKLANE VENTURES (50 AVENUE) LTD.)
Page 18 . . . 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.

Page 204 of 241


Attachment B
G.6

Page 205 of 241


Attachment C
G.6

Page 206 of 241


G.6
ATTACHMENT D
THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100577

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

1. NAME: Parklane Ventures (50 Avenue) Ltd.

ADDRESS: 2000 – 1055 Dunsmuir Street


Vancouver BC V7X 1G5

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 52, Plan 51211; Lot 24, Plan 32258; Parcel “F”
(H32381E), Block 5, Plan 1551; Parcel “A” (Explanatory Plan
11432), Block 10, Plan 1551; Lot 26, Plan 33872,
all of Section 6, Township 11, NWD

(hereinafter called the “said lands”)

CIVIC ADDRESS: 21837 – 50 Avenue and adjacent vacant property to the


east; 21921 – 50 Avenue and two adjacent vacant properties
to the south

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 “U”;
b) Final on-site landscaping plans being in substantial compliance with Schedule “V” 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) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to
require a total of 354 parking spaces (rather than 361 parking spaces).

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;


f) Payment of applicable development cost charges and Building Permit Administration
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

Page 207 of 241


G.6
Development Permit No. 100577
(Parklane Ventures (50 Avenue) Ltd.)
Page 2

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 – Character Sketch


SCHEDULE B – Character Sketch
SCHEDULE C – Site Plan (North)
SCHEDULE D – Site Plan (South)
SCHEDULE E – Building 2 – Floor Plans
SCHEDULE F – Building 4 – Floor Plans
SCHEDULE G – Building 6 –Floor Plans
SCHEDULE H – Building 14 – Floor Plans
SCHEDULE I – Building 18 –Floor Plans
SCHEDULE J – Building 24 –Floor Plans
SCHEDULE K – Streetscape on 50 Avenue
SCHEDULE L – Streetscape on 50 Avenue and 218A Street
SCHEDULE M – Streetscape on 220 Street
SCHEDULE N – Building Materials
SCHEDULE O – Building 2 - Elevations
SCHEDULE P – Building 4 - Elevations
SCHEDULE Q – Building 6 - Elevations
SCHEDULE R – Building 14 - Elevations
SCHEDULE S – Building 18 - Elevations
SCHEDULE T – Building 18 - Elevations
SCHEDULE U – Building 24 - Elevations
SCHEDULE V – Landscape Plan

Page 208 of 241


Page 209 of 241
G.6

SCHEDULE A
CHARACTER SKETCH
 
Page 210 of 241
G.6

SCHEDULE B
CHARACTER SKETCH
 
Page 211 of 241
G.6

SCHEDULE C
SITE PLAN (NORTH)
Page 212 of 241
G.6

SCHEDULE D
SITE PLAN (SOUTH)
Page 213 of 241
G.6

SCHEDULE E
BUILDING 2 –FLOOR PLANS
Page 214 of 241
G.6

SCHEDULE F
BUILDING 4 – FLOOR PLANS
 
Page 215 of 241
G.6

SCHEDULE G
BUILDING 6 – FLOOR PLANS
 
Page 216 of 241
G.6

SCHEDULE H
BUILDING 14 – FLOOR PLANS
 
Page 217 of 241
G.6

SCHEDULE I
BUILDING 18 – FLOOR PLANS
 
Page 218 of 241
G.6

SCHEDULE J
BUILDING 24 – FLOOR PLANS
 
Page 219 of 241
G.6

SCHEDULE K
STREETSCAPE ON 50 AVENUE
 
Page 220 of 241
G.6

SCHEDULE L
STREETSCAPE ON 50 AVENUE AND 218A STREET
 
Page 221 of 241
G.6

SCHEDULE M
STREETSCAPE ON 220 STREET
 
Page 222 of 241
G.6

SCHEDULE N
BUILDING MATERIALS
 
Page 223 of 241
G.6

SCHEDULE O
BUILDING 2 - ELEVATIONS
 
Page 224 of 241
G.6

SCHEDULE P
BUILDING 4 - ELEVATIONS
 
Page 225 of 241
G.6

SCHEDULE Q
BUILDING 6 - ELEVATIONS
 
Page 226 of 241
G.6

SCHEDULE R
BUILDING 14 - ELEVATIONS
 
Page 227 of 241
G.6

SCHEDULE S
BUILDING 18 - ELEVATIONS
 
Page 228 of 241
G.6

SCHEDULE T
BUILDING 18 - ELEVATIONS
 
Page 229 of 241
G.6

SCHEDULE U
BUILDING 24 - ELEVATIONS
 
Page 230 of 241
G.6

SCHEDULE V
LANDSCAPE PLAN
 
H.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

SEWER CAPITAL WORKS LOAN AUTHORIZATION BYLAW 2009 NO. 4750

EXPLANATORY NOTE

Bylaw 2009 No. 4750 authorizes the Township to borrow $8.5 million towards the estimated
cost of constructing the Aldergrove Connector Sanitary Sewer capital works.

Page 231 of 241


H.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

SEWER CAPITAL WORKS LOAN AUTHORIZATION BYLAW 2009 NO. 4750

WHEREAS it is deemed desirable and expedient to construct the Aldergrove Connector


Sanitary Sewer capital works servicing the Township of Langley.
AND WHEREAS the Community Charter, Section 179 authorizes local governments to
borrow money for any purpose of a capital nature,
AND WHEREAS the estimated cost of constructing the Aldergrove Connector Sanitary
Sewer capital works including incidental thereto is greater than the sum of $8,500,000 million
(Eight million five hundred thousand dollars) which is the amount of debt created by this
bylaw.
NOW THEREFORE, the 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 “Sewer Capital Works Loan
Authorization Bylaw 2009 No. 4750“

2. The Council is hereby empowered and authorized to undertake and carry out or
cause to be carried out the construction of the Aldergrove Connector Sanitary Sewer
capital works generally in accordance with general plans on file in the municipal office
and to do all things necessary in connection therewith and without limiting the
generality of the foregoing:
a. To borrow upon the credit of the Municipality a sum not exceeding $8,500,000
(Eight million five hundred thousand dollars).

b. To acquire all such real property, easements, rights-of-way, licenses, rights or


authorities as may be requisite or desirable for or in connection with
construction of the said Aldergrove Connector Sanitary Sewer capital works.
3. The maximum term for which debentures may be issued to secure the debt created
by this bylaw is 20 years.

READ A FIRST TIME the 15 day of June , 2009


READ A SECOND TIME the 15 day of June , 2009
READ A THIRD TIME the 15 day of June , 2009
RECEIVED THE APPROVAL of the
INSPECTOR of MUNICIPALITIES this 10 day of September , 2009
RECONSIDERED AND FINALLY
PASSED AND ADOPTED this day of , 2009

Mayor Deputy Township


Clerk

Page 232 of 241


H.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TRANSPORTATION CAPITAL WORKS LOAN AUTHORIZATION BYLAW 2009 NO. 4751

EXPLANATORY NOTE

Bylaw 2009 No. 4751 authorizes the Township to borrow $8.7 million towards the estimated
cost of constructing the 64 Avenue Rail Overpass at Highway 10 capital works.

Page 233 of 241


H.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TRANSPORTATION CAPITAL WORKS LOAN AUTHORIZATION BYLAW 2009 NO. 4751

WHEREAS it is deemed desirable and expedient to construct the 64 Avenue Rail Overpass
at Highway 10 capital works servicing the Township of Langley.
AND WHEREAS the Community Charter, Section 179 authorizes local governments to
borrow money for any purpose of a capital nature,
AND WHEREAS the estimated cost of constructing the 64 Avenue Rail Overpass at Highway
10 including incidental thereto is greater than the sum of $8,700,000 million (Eight million
seven hundred thousand dollars) which is the amount of debt created by this bylaw.
NOW THEREFORE, the 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 “Transportation Capital Works Loan
Authorization Bylaw 2009 No. 4751“

2. The Council is hereby empowered and authorized to undertake and carry out or
cause to be carried out the construction of the 64 Avenue Rail Overpass at Highway
10 generally in accordance with general plans on file in the municipal office and to do
all things necessary in connection therewith and without limiting the generality of the
foregoing:
a. To borrow upon the credit of the Municipality a sum not exceeding $8,700,000
(Eight million seven hundred thousand dollars).

b. To acquire all such real property, easements, rights-of-way, licenses, rights or


authorities as may be requisite or desirable for or in connection with
construction of the said 64 Avenue Rail Overpass at Highway 10 capital
works.
3. The maximum term for which debentures may be issued to secure the debt created
by this bylaw is 20 years.

READ A FIRST TIME the 15 day of June , 2009


READ A SECOND TIME the 15 day of June , 2009
READ A THIRD TIME the 15 day of June , 2009
RECEIVED THE APPROVAL of the
INSPECTOR of MUNICIPALITIES this 10 day of September , 2009
RECONSIDERED AND FINALLY
PASSED AND ADOPTED this day of , 2009

Mayor Deputy Township


Clerk

Page 234 of 241


H.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

STORMWATER CAPITAL WORKS LOAN AUTHORIZATION BYLAW 2009 NO. 4752

EXPLANATORY NOTE

Bylaw 2009 No. 4752 authorizes the Township to borrow $1.8 million towards the estimated
cost of constructing various stormwater capital works.

Page 235 of 241


H.1

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

STORMWATER CAPITAL WORKS LOAN AUTHORIZATION BYLAW 2009 NO. 4752

WHEREAS it is deemed desirable and expedient to construct various stormwater capital


works servicing the Township of Langley.
AND WHEREAS the Community Charter, Section 179 authorizes local governments to
borrow money for any purpose of a capital nature,
AND WHEREAS the estimated cost of constructing the various stormwater capital works
including incidental thereto is greater than the sum of $1,800,000 million (One million eight
hundred thousand dollars) which is the amount of debt created by this bylaw.
NOW THEREFORE, the 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 “Stormwater Capital Works Loan
Authorization Bylaw 2009 No. 4752“

2. The Council is hereby empowered and authorized to undertake and carry out or
cause to be carried out the construction of the various storm water capital works
generally in accordance with general plans on file in the municipal office and to do all
things necessary in connection therewith and without limiting the generality of the
foregoing:
a. To borrow upon the credit of the Municipality a sum not exceeding $1,800,000
(One million eight hundred thousand dollars).

b. To acquire all such real property, easements, rights-of-way, licenses, rights or


authorities as may be requisite or desirable for or in connection with
construction of the said storm water capital works.
3. The maximum term for which debentures may be issued to secure the debt created
by this bylaw is 20 years.

READ A FIRST TIME the 15 day of June , 2009


READ A SECOND TIME the 15 day of June , 2009
READ A THIRD TIME the 15 day of June , 2009
RECEIVED THE APPROVAL of the
INSPECTOR of MUNICIPALITIES this 10 day of September , 2009
RECONSIDERED AND FINALLY
PASSED AND ADOPTED this day of , 2009

Mayor Deputy Township


Clerk

Page 236 of 241


H.1

REPORT TO
MAYOR AND COUNCIL

PRESENTED: JUNE 15, 2009 - REGULAR MEETING REPORT: 09-81


FROM: FINANCE DIVISION FILE: 1760-20
SUBJECT: 2009 CAPITAL WORKS LOAN AUTHORIZATION BYLAWS FOR SEWER,
TRANSPORTATION AND STORMWATER CAPITAL PROJECTS

RECOMMENDATION(S):
That Council give first, second and third reading to the Sewer Capital Works Loan Authorization
Bylaw 2009 No. 4750 for the purpose of borrowing funds in the amount of $8.5 million for Sewer
Capital Works projects within the 2009 Sewer Capital Program repayable from the Sewer Utility
Funds; and further

That Council give first, second and third reading to the Stormwater Capital Works Loan
Authorization Bylaw 2009 No. 4752 for the purpose of borrowing funds in the amount of $1.8
million for Stormwater Capital Works projects within the 2009 Stormwater Capital Program
repayable from the Stormwater Utility Funds; and further

That Council give first, second and third reading to the Transportation Capital Works Loan
Authorization Bylaw 2009 No. 4751 for the purpose of borrowing funds in the amount of $8.7
million for Transportation Capital Works projects within the 2009 Transportation Capital Program
repayable from the Development Cost Charges Reserve.

EXECUTIVE SUMMARY:
The Community Charter stipulates that borrowings for greater than five years must be obtained
from the Municipal Finance Authority (MFA) and require a loan authorization bylaw. Loan
authorization bylaws generally may only be adopted with the approval of the electors with some
exceptions. The Community Charter Regulation, Municipal Liabilities Regulations, provides an
exemption from elector approval if total annual debt servicing cost is less than 5% of the
municipal annual revenue calculated in accordance with this regulation. At this time the
Township meets this requirement and is therefore exempted from elector approval for the three
loan authorizations proposed in this report.

The need to borrow funds for the capital projects arise as a result of many factors such as rising
capital costs in recent years which depleted our other funding sources such as surpluses and
reserves; and budget restraints, as we implement full-time fire services, has decreased the
funding available for capital projects. The inability to raise DCC rates to match the rising costs of
construction in recent years has meant that we now need to borrow for some DCC projects with
repayments to be made from future DCC receipts.

Page 237 of 241


H.1
2008 Capital Works Loan Authorization Bylaws Sewer, Transportation & Stormwater
Page 2 . . .

The proposed loan authorization bylaws will raise funds towards the Sewer, Transportation and
Stormwater capital projects as follows:
• The Aldergrove Connector Sanitary Sewer project is critical for sanitary sewer service
delivery for East Langley.
• The 64 Avenue Rail Overpass at Highway 10 project is critical for addressing the safety
issue with the current road/rail interaction of the CP Rail main line with Mufford Crescent
within the close proximity of Highway 10.
• Stormwater capital projects include the upgrade of the existing stormwater infrastructure
to reduce flooding and replace failing infrastructure; and the Northwest Langley Dyke
upgrade.

The Township will be borrowing a total of $19 million repayable over 20 years for Sewer,
Transportation and Stormwater capital projects. At current rates of 5.81% the annual loan
payments of principal and interest would be as follows:

Service Fund Debt Amount Source of Debt Annual Principal &


repayments Interest Payment
Sewer $ 8,700,000 Utility Revenue $ 800,000
Transportation $ 8,500,000 DCC Reserve $ 782,000
Storm water $ 1,800,000 Utility Revenue $ 166,000
Total $ 19,000,000 $1,748,000

These projects do not create any general revenue funded debt.

PURPOSE:
The purpose of this report is to obtain Council’s approval for the Sewer Capital Works Loan
Authorization Bylaw 2009 No. 4750 ($8.5 million); Transportation Capital Works Loan
Authorization Bylaw 2009 No. 4751 ($8.7 million); and Stormwater Capital Works Loan
Authorization Bylaw No. 4752 ($1.8 million) for various capital works within the 2009 Capital
Program.

Page 238 of 241


H.1
2008 Capital Works Loan Authorization Bylaws Sewer, Transportation & Stormwater
Page 3 . . .

DISCUSSION/ANALYSIS:
During the budget deliberations for the 2009 Budget, certain Sewer, Transportation and
Stormwater capital works were identified as being funded from external debt. The Community
Charter stipulates that borrowings for greater than five years must be obtained from the
Municipal Finance Authority (MFA) and require a loan authorization bylaw. The three loan
authorization bylaws being brought forward start the borrowing process as described further
under the Legislation section below.

The need to borrow funds for the capital projects arise as a result of many factors such as rising
capital costs in recent years which depleted our other funding sources such as surpluses and
reserves; and budget restraints, as we implement full-time fire services, has decreased the
funding available for capital projects. The inability to raise DCC rates to match the rising costs of
construction in recent years has meant that we now need to borrow for some DCC projects with
repayments to be made from future DCC receipts.

The Aldergrove Connector Sanitary Sewer project is critical for sanitary sewer service delivery
for East Langley. Sewage from the communities of Aldergrove and Gloucester Estates is
currently sent to the JAMES Water Treatment Plant in Abbotsford. The sanitary sewer
connection through Abbotsford has reached its capacity. As a result, there is a heightened risk
of sewage overflows occurring, which could impact Bertrand Creek. The new sewer will
connect to the sewage collection system in Murrayville and from there to the Metro Vancouver
sewer system. The Aldergrove Connector Sanitary Sewer will ensure reliable sewer service for
East Langley and greatly reduce the risk of sewage overflows in or around Bertrand Creek. The
project will also allow the communities of Aldergrove and Gloucester Estates to grow and
prosper over the longer term. A portion of this project is being funded through external grants.

The 64 Avenue Rail Overpass at Highway 10 project for addresses the safety issue with the
current road/rail interaction of the CP Rail main line with Mufford Crescent within the close
proximity of Highway 10. The existing crossing currently exceeds the typical standard that
warrants grade separation. With the increased traffic volumes projected for both vehicles and
rail, these issues will increase. The 64 Avenue Rail Overpass at Highway 10 project was
studied and examined as part of the Roberts Bank Rail corridor project. The construction of a
grade separated crossing was identified as a priority. The $8.5 million contribution from the
Township towards this project is a component of the overall $51 million project that is being
cost-shared amongst several project partners.

There is various Stormwater capital projects which need to be undertaken this year, a couple of
the projects are listed below.

• Approximately $1.06M is required to upgrade existing stormwater infrastructure to


reduce flooding and replace failing infrastructure. The designs are complete and
construction is scheduled for the 2009 in stream works window of August 1 to
September 15.
• The upgrade of the Northwest Langley Dyke is partially funded through grants from
senior government agencies. However, the Township must contribute 33% in order to
receive that funding. Construction for part of the Northwest Langley Dyke upgrade is
proposed for the fall and winter of 2009 to 2010.

Page 239 of 241


H.1
2008 Capital Works Loan Authorization Bylaws Sewer, Transportation & Stormwater
Page 4 . . .

Applicable Policies:
Current Financial Policies support the utilization of external debt for funding significant capital
projects which benefit the community for a period greater than the loan repayment period. The
advantage of debt financing is that significant projects are not unreasonably delayed and those
future taxpayers, who will benefit from the capital projects, also contribute toward the funding for
the project.

Legislation:
The Community Charter stipulates that borrowings for greater than five years must be obtained
from the Municipal Finance Authority (MFA) and require a loan authorization bylaw. Loan
authorization bylaws generally may only be adopted with the approval of the electors with some
exceptions. The Community Charter Regulation, Municipal Liabilities Regulations, provides an
exemption from elector approval if total annual debt servicing cost is less than 5% of the
municipal annual revenue calculated in accordance with this regulation. At this time the
Township meets this requirement and is therefore exempted from elector approval for the three
loan authorizations proposed in this report.

The borrowing process as stipulated in the Community Charter and the Local Government Act
for these three bylaws is as follows:
• The Municipality gives first three readings to the loan authorization bylaws.
• The loan authorization bylaws are forwarded to the Inspector of Municipalities for
approval.
• Once approved by the Inspector, Council may then adopt the bylaws.
• The Municipality applies for the final Certificate of Approval for the Loan Authorization
Bylaws at least one month (30 days) after the bylaws are adopted by Council.

Financial Implications
The 2009 Capital Budget includes capital works to be funded from external debt. Projects
selected to be funded from external debt generally are significant projects which will benefit the
community for a period longer than the debt repayment period of 20 years. The debt service
costs for principal and interest are also included within the 2009 Operating Budget.

The Township will be borrowing a total of $19 million repayable over 20 years for Sewer,
Transportation and Stormwater capital projects. At current rates of 5.81% the annual loan
payments of principal and interest would be as follows:

Service Fund Debt Amount Source of Debt Annual Principal &


repayments Interest Payment
Sewer $ 8,700,000 Utility Revenue $ 800,000
Transportation $ 8,500,000 DCC Reserve $ 782,000
Storm water $ 1,800,000 Utility Revenue $ 166,000
Total $ 19,000,000 $1,748,000

Respectfully submitted,

Hilary Tsikayi
DIRECTOR OF FINANCE
for
FINANCE DIVISION
Page 240 of 241
H.1
2008 Capital Works Loan Authorization Bylaws Sewer, Transportation & Stormwater
Page 5 . . .

This report has been prepared in consultation with the following listed departments.

CONCURRENCES
Division Name
ENGINEERING DIVISION Paul Cordeiro / Kevin Larsen

ATTACHMENT A Sewer Capital Works Loan Authorization Bylaw 2009 No. 4750
ATTACHMENT B Transportation Capital Works Loan Authorization Bylaw 2009 No. 4751
ATTACHMENT C Stormwater Capital Works Loan Authorization Bylaw No. 4752

Page 241 of 241