ToL_09_14_09 Public Hearing Agenda

8/14/2019 ToL_09_14_09 Public Hearing Agenda

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SPECIAL MEETINGOF TOWNSHIP COUNCIL

FOR THE PURPOSE OF PUBLIC HEARINGAND DEVELOPMENT PERMITS

Monday, September 14, 2009 at 7:00 p.m.Fraser River Presentation Theatre

4 th Floor, 20338 65 Avenue, Langley, BC

A G E N D A

The Local Government Act states that a Municipality must not adopt a community plan, arural land use bylaw, or a zoning bylaw without first holding a public hearing on the matter.

The purpose of a public hearing is to allow persons who consider their interest in propertyaffected by the proposed bylaws a reasonable opportunity to speak on the bylaws or presentwritten submissions to Council, or add comments or elaborate upon correspondence thatmay have already been presented to Council concerning the bylaws.

The hearing procedure is to hear an explanation from the Community Development Divisionon the purpose of the proposed bylaws and to hear from individuals regarding the bylaws. Inorder to ensure that all interested parties have an opportunity to be heard, you are requestedto keep your representations as brief and succinct as possible and no longer than fiveminutes, excluding time required for questions from Council. You will be asked to state yourname and address for the record and if referring to prepared remarks to submit copies ofthese to the Township Clerk.

Councils responsibility is to sit and consider the presentations made. Council is not in aposition to receive any additional information on the bylaws following this public hearing.Council members should not express their views nor debate the bylaws, but may askquestions to clarify particular points in the submissions; further, no decisions will be madeconcerning the bylaws at this hearing, as third reading will be considered by Council at itsnext Regular Meeting to be held

Monday, October 5, 2009at 7:00 p.m.

at the Fraser River Presentation Theatre4 th Floor, 20338 65 Avenue, Langley, BC


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September 14, 2009Special Meeting for Public Hearing and Development Permits Agenda

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A. DEVELOPMENT PERMITS

1-17 1. Development Variance Permit Application No. DVP100053(Holiday Inn Express)Report 09-118File CD 08-26-0052

Recommendation that Council authorize issuance of Development VariancePermit No. 100053 to 441933 BC Ltd. for the Holiday Inn Express located at8750 204 Street in accordance with Attachment B.

Explanation by the Proponent.

Submissions regarding Development Variance Permit No. 100053 fromthe public.

B. PUBLIC HEARING

19-28 1. Rezoning Application No. 100331 (Chantelle Management Ltd.)Bylaw No. 4763Report 09-111File CD 08-34-0066

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 fromGeneral Industrial Zone M-2 to Comprehensive Development Zone CD-14 topermit office uses.

Explanation by the proponent.

Submissions regarding Bylaw No. 4763 from the public.


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B. PUBLIC HEARING

29-69 2. Rezoning and Official Community Plan Amendment Application No. 100067Development Permit No. 100580(Royale Properties (Yorkson North) Ltd.)Bylaw 4756Bylaw 4757Report 09-105File 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 (RoyaleProperties Ltd.) Bylaw 2009 No. 4757


Bylaw No. 4756 amends the Willoughby Community Plan by amending theland use plan from Mixed Residential to Multi Family, and the YorksonNeighbourhood Plan from Mixed Residential to Townhouse for a 2.0ha(5.0 acre) site located at 20984-83 Avenue to facilitate the construction ofone hundred and two (102) townhouse units.


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 theconstruction of one hundred and two (102) townhouse units.

Development Permit No. 100580

Running concurrently with this bylaw is Development PermitNo. 100580 Royale Properties (Yorkson North) Ltd. in accordancewith Attachment B subject to the following conditions:

a) Building plans being in substantial compliance with Schedules Athrough J;

b) Finalization of on-site landscaping plans in substantial compliance withSchedule K and L and, in compliance with the Townships TreeProtection and Street Tree and Boulevard Treatment policies, subject tofinal acceptance by the Manager of Parks Design and Development; and

c) Signage plans being in substantial compliance with Schedule L and theTownships Sign Bylaw; and


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B. PUBLIC HEARING

Although not part of the Development Permit requirements, the applicant isadvised that prior to issuance of a building permit, the following items willneed to be finalized:

d) Payment of supplemental Development Permit application fees;e) Payment of applicable development cost charges and Building Permit

Administration Fees; andf) Submission of a site specific stormwater management plan including

siltation control to the acceptance of the Township.




Submissions regarding Development Permit No. 100580 from thepublic.

71-85 3. Rezoning Application No. 100339Development Permit Application No. 100590 (Township of Langley)Bylaw 4769Report 09-112File CD 08-14-0172

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


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


Running concurrently with this Bylaw is Development Permit No. 100590The Corporation of the Township of Langley in accordance withAttachment B subject to the following conditions:


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B. PUBLIC HEARING

a) Completion of an exterior design control agreement ensuring that buildingdesign and site development standards are high quality and compatiblewith surrounding lots.




87-120 4. Rezoning Application No. 100330Development Permit Application No. 100583 (Desert Properties Inc.)Bylaw 4746Report 09-116File CD 08-26-0109

Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (DesertProperties Inc.) Bylaw 2009 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) toComprehensive Development Zone CD-47 to permit future business parkdevelopment.


Running concurrently with this Bylaw is Development Permit No. 100583Desert Properties Inc. in accordance with Attachment B subject to thefollowing conditions:

a) Building plans being in substantial compliance with Schedules Athrough J;

b) Final on-site landscaping plans being in substantial compliance withSchedule K and in compliance with the Townships Tree ProtectionBylaw, and Street Tree and Boulevard Treatment policy, subject to finalacceptance of the Manager of Parks Design and Development;

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

d) Section 8.1 1)a) (maximum freestanding sign area) of Township ofLangley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to26.24 m2 for a freestanding sign adjacent to existing Building A and200 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


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B. PUBLIC HEARING

with Township of Langley Sign Bylaw 2005 No. 4402, and to becoordinated in design with the freestanding sign adjacent to existingBuilding A and 200 Street, and

g) Rooftop mechanical equipment to be located so as not to be visible fromadjacent roads, or alternatively to be screened from view by compatiblearchitectural treatments.

Although not part of the Development Permit requirements, the applicant isadvised that prior to issuance of a building permit, the following items willneed to be finalized:

h) Payment of supplemental Development Permit application fees.




121-143 5. Neighbourhood Plan Amendment and Rezoning Application RZ100327 (QC Holdings)Bylaw No. 4767Bylaw No. 4768Report 09-107File 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

Explanation - Bylaw No. 4767

Bylaw No. 4767 amends the Yorkson Neighbourhood Plan to allow largeformat retail uses in the Town Market Mixed use designation and to allow thedevelopment of a limited number of residential units in the Town Market Areawithout first securing an Elementary School / Neighbourhood Park site for theSouthwest Phase, in order to facilitate the construction of a multi-phase,mixed use, residential, retail, and office project.


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Explanation - Bylaw No. 4768

Bylaw No. 4768 rezones 8.07 ha (19.93 acres) of land located at 20622 and20682 80 Avenue, 20667 78 Avenue and 7851 and 7879 208 Street inthe Willoughby Town Centre, to Comprehensive Development Zone CD-78to facilitate the construction of a multi-phase, mixed use, residential, retail,and office project.




145-199 6. Rezoning and Community Plan Amendment Application No. 100066 Development Permit No. 100577(Parklane Ventures (50 Avenue) Ltd.)Bylaw No. 4760Bylaw No. 4761Report 09-106File 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


Bylaw No. 4760 amends the Murrayville Community Plan by redesignatingthree lots with a total area of 1.77 ha / 4.37 acres (located on the north sideof 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) fromSingle Family Two to Multi Family One. The bylaw also designates thelands as part Development Permit Area A.

The amendment will facilitate development of 146 strata townhouse units.


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 SuburbanResidential SR-1 to Comprehensive Development Zone CD-33 to permitdevelopment of 146 strata townhouse units.


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REPORT TO

MAYOR AND COUNCIL

PRESENTED: SEPTEMBER 14, 2009 - PUBLIC HEARING REPORT: 09-118FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-26-0052SUBJECT: DEVELOPMENT VARIANCE PERMIT

APPLICATION NO. DVP100053(HOLIDAY INN EXPRESS)

PROPOSAL:

Development Variance Permit to vary the maximumpermitted height from 12 metres to 16.75 metres for anarchitectural feature proposed as part of a facaderenovation at the existing Holiday Inn Express hotel locatedat 8750 204 Street.

RECOMMENDATION SUMMARY:

Council authorize issuance of Development VariancePermit No. 100053.

RATIONALE:

The proposed height variance is for anarchitectural feature proposed as part of a re-branding of the hotel chain. The variance willfacilitate a facade improvement which willassist in maintaining the marketability ofthe hotel.

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053(HOLIDAY INN EXPRESS)Page 2 . . .

RECOMMENDATION(S):

That Council authorize issuance of Development Variance Permit No. 100053 to 441933 BCLtd. for the Holiday Inn Express located at 8750 204 Street in accordance with Attachment B.

EXECUTIVE SUMMARY:

FNDA Architecture Inc. has applied (on behalf of 441933 BC Ltd.) to vary the maximumpermitted height from 12 metres (39.4 ft.) to 16.75 metres (55 ft.) to facilitate a facaderenovation project associated with the re-branding of the Holiday Inn Express hotel. Theproposed height variance is supported by staff based on the compatibility of the design withsurrounding development and with the areas Development Permit guidelines. ProposedDevelopment Variance Permit 100053 (see Attachment B) may be considered for issuance byCouncil.

PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect toproposed Development Variance Permit No. 100053 for property located at 8750 204 Street.

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SUBJECT

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ZONING BYLAW NO. 2500

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Rendering SUBMITTED BY APPLICANT

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ADDITIONAL INFORMATION:

REFERENCE:

Owner: 441933 BC Ltd.1160 1090 West Georgia StreetVancouver BC V6E 3V7

Agent: FNDA Architecture Inc.116 828 Harbourside DriveNorth Vancouver BC V7P 3R9

Legal Description: Lot 2 Except Part Dedicated Road on PlanLMP43073 Section 26 Township 8 NWD PlanLMP37399

Location: 8750 204 Street

Area: 0.768 ha (1.897 acres)

Existing Zoning: Service Commercial Zone C-3

Walnut Grove Community Plan: Neighbourhood Commercial / Service Recreation

E.S.A. Designation: E.S.A.# 008 Walnut Grove (Rating - #3)

BACKGROUND:

In 1997, Development Permit No. 97-1 was issued to 441933 B.C. Ltd. to permit theconstruction of a 4 storey Holiday Inn Express hotel in Walnut Grove. The Development Permitincluded a minor height variance (from 12 metres to 13.4 metres) related to architecturalfeatures (stepped roofline parapets and decorative peaked roofs).

DISCUSSION / ANALYSIS:

The subject 0.768 ha (1.897 acre) property located at 8750 - 204 Street is designated forNeighbourhood Commercial / Service Recreation purposes in the Walnut Grove CommunityPlan, and is zoned Service Commercial C-3. Surrounding land uses include:

commercial uses to the north (fronting onto 88 Avenue) including an A&W restaurantand a two-storey commercial building with retail, restaurant and office uses;

the Travelodge motel and Walnut Grove pub to the east; Highway No. 1 to the south; and Rickys Restaurant and 204 Street to the west, beyond which are other commercial uses

(including McDonalds Restaurant)

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The Intercontinental Hotels Group (parent company which oversees the operation of the HolidayInn hotel chain) has launched a worldwide re-branding of their Holiday Inn and Holiday InnExpress hotels. The re-branding involves new corporate logos and signage, along withrenovations to the interior and exterior of hotel properties.

As part of the re-branding of the Langley Holiday Inn Express hotel, interior renovations areproposed, along with improvements to the exterior of the building. One of the proposed exteriorchanges is an architectural feature at the main entrance lobby on the north side of the building.The proposed architectural feature exceeds the height permitted by the Townships ZoningBylaw and by the previous Development Permit. Approval of a Development Variance Permit isrequired in order to permit the proposed architectural feature.

In support of the application, FNDA Architecture Inc. has provided renderings showing theexisting building and the proposed exterior renovations to its north side, along with a site plan,elevations (existing and proposed) of the north side of the building, and a roof plan (showing theproposed new architectural feature). These drawings have been incorporated into DevelopmentVariance Permit No. 100053 (Attachment B).

No changes are proposed to the existing site layout (Attachment B, Schedule C), which hasvehicular access to the site provided from 204 Street (via an easement on the adjacent RickysRestaurant property). The hotel features a large porte cochere (covered drop off area) on thenorth side of the building adjacent to the lobby area. The proposed facade renovation(Attachment B, Schedule E) involves the addition of an architectural feature on the buildingsnorth side above the lobby entrance / porte cochere area. The feature (measuringapproximately 6.46 metres by 6.46 metres / 28 ft. by 28 ft.) will have a flat roof with glasswindow area below (replacing the existing metal clad decorative roof peak), and will be clad innew cementicious wood panelling. Horizontal louvers (with bird screen behind) are proposedon the north face of the architectural feature, in order to maintain light levels to the windows ofthe guest rooms located behind the feature (on the hotels third and fourth floors). The portecochere will also be renovated through the addition of the same cementicious wood panellingto its exterior and by the addition of a new architectural trellis feature under the existing soffit.The new Holiday Inn Express corporate logo and signage will be added to the upper portion ofthe architectural feature.

The overall height of the building measured to the top of the proposed architectural feature is16.75 metres (55 ft.). The maximum height permitted in the C-3 zone is 12 metres (39.4 ft.).Development Permit No. 97-1 (approved in 1997) incorporated a variance which permitted amaximum height of 13.4 metres (44 ft.) for several architectural features (stepped rooflineparapets and decorative peaked roofs).

Staff does not object to the proposed height variance as the proposed feature adds visual

interest and contributes to the appearance of the overall building design. The proposed exteriorrenovation is also consistent with the Development Permit guidelines for the area (seeAttachment A).

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POLICY CONSIDERATIONS:

Staff support issuance of the proposed Development Variance Permit based on the compatibilityof the design with surrounding development and with the areas Development Permit guidelines.

Staff have notified adjacent property owners that this Development Variance Permit applicationis being considered at its next meeting, and they may attend and speak to the matter shouldthey deem necessary. They have also been provided with a copy of this report. If Councilconcurs, staff recommends that the Development Variance Permit be issued as attached.

Respectfully submitted,

Robert KnallSENIOR DEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISION

RK

ATTACHMENT A Walnut Grove Community Plan Development Permit Guidelines

ATTACHMENT B Development Variance Permit No. 100053:Schedule A Rendering ExistingSchedule B Rendering ProposedSchedule C Site PlanSchedule D Existing North Building ElevationSchedule E Proposed North Building ElevationSchedule F Roof Plan with new Architectural Feature

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ATTACHMENT B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Variance Permit No. 100053

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

1. NAME: 441933 BC Ltd.

ADDRESS: 1160 1090 West Georgia StreetVancouver BC V6E 3V7

2. This permit applies to and only to those lands within the Municipality described as follows andto any and all buildings, structures and other development thereon:

LEGAL DESCRIPTION: Lot 2 Except Part Dedicated Road on Plan LMP43073Section 26 Township 8 NWD Plan LMP37399

(hereinafter called the said lands)

CIVIC ADDRESS: 8750 204 Street

3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality ofLangley applicable thereto, except as specifically varied or supplemented by this permit asfollows:

a) Building plans being in substantial compliance with Schedules A through F;b) Section 603.6 of Township of Langley Zoning Bylaw 1987 No. 2500 being varied from

12 metres (39.4 ft.) to 16.75 metres (55 ft.) to permit an architectural feature on thenorth side of the building as shown on Schedules B, C, E and F.

4. The land described herein shall be developed strictly in accordance with the terms, conditionsand provisions of this Permit and any plans and specifications attached as a Schedule to thisPermit which shall form a part hereof.

This Permit is not a Building Permit. All developments forming part of this DevelopmentPermit shall be substantially commenced within two years after the date the DevelopmentPermit is issued. This permit shall have the force and effect of a restrictive covenant runningwith the land and shall come into force on the date of an authorizing resolution passed byCouncil.

It is understood and agreed that the Municipality has made no representations, covenants,warranties, guarantees, promises or agreement (verbal or otherwise) with the developer otherthan those in this Permit.

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S

C H E D U L E B

R E N D E R I N G -

P R O P O S E D

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S

C H E D U L E C

S I T E P L A N

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C H E D U L E D

E X I S T I N G N O R

T H B U I L D I N G E L E V A T I O N

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C H E D U L E E

P R O P O S E D N O R T H B U I L D I N G E L E V A T I O N

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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 IndustrialZone M-2 to Comprehensive Development Zone CD-14 to permit office uses.

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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 ZoningBylaw 1987 No. 2500 as amended;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, inOpen Meeting Assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as Township of Langley Zoning Bylaw 1987No. 2500 Amendment (Chantelle Management Ltd.) Bylaw 2009 No. 4763.

2. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is furtheramended 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 toComprehensive 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 day of , 2009

READ A THIRD TIME the day of , 2009

RECONSIDERED AND ADOPTEDthe

day of , 2009

Mayor Deputy Township Clerk

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Bylaw No. 4763Page 2

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REPORT TOMAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-111FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-34-0066SUBJECT: REZONING APPLICATION NO. 100331

(CHANTELLE MANAGEMENT LTD.)

PROPOSAL:

Application to rezone property located at 9102 196AStreet from General Industrial Zone M-2 to

Comprehensive Development Zone CD-14 to permitoffice uses.


That Council give first and second reading to Bylaw No.4763, and that staff be authorized to schedule therequired Public Hearing.

RATIONALE:

The proposed rezoning to permit continuedoperation of an existing office use is compatiblewith surrounding industrial uses.

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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) lotlocated 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-tenantindustrial 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 0.23ha (0.58 acre) lot located at 9102 196A Street from General Industrial Zone M-2 toComprehensive Development Zone CD-14 to permit continued operation of an office use in amulti-tenant industrial building.

PURPOSE:

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

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SUBJECT

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REFERENCE:

Owner/ Applicant: Chantelle Management Ltd.200, 9102 196A StreetLangley BC V1M 3B4

Agent: Teck Construction LLP5197 216 StreetLangley BC V3A 2N4

Legal Description: Lot B Section 34 Township 8 NWDPlan 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 theNorthwest Langley Industrial area. The property (zoned General Industrial M-2) is developedwith 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 carefacilities in BC, Alberta and the U.S. The companys corporate headquarters are located at theLangley site, which provides leadership, oversight and administrative services (includingaccounting, payroll, human resources, strategic planning, training and purchasing) to the sixcare facilities.

The propertys 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 permittedindustrial use are not accommodated currently by the propertys existing zoning. Chantelles

office use is currently non-conforming, as it is not related to a permitted industrial use on thesame property.

DISCUSSION / ANALYSIS:Teck Construction LLP has applied (on behalf of Chantelle Management Ltd.) to rezone thesubject property to Comprehensive Development Zone CD-14 to permit the continued operationof Chantelles office use in the existing industrial building.

The subject property is located in the Northwest Langley Industrial area, and is surrounded byother developed industrial properties which are all zoned General Industrial Zone M-2. Thepredominant uses in the area are warehousing/distribution and light industrial operations. Thereare office uses in the area, but these have been developed as accessory to an industrial use onthe same premises.

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

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

The rezoning of the subject property to CD-14 will legitimize an existing non-conforming officeuse on a site specific basis. The existing building and uses will comply with the provisions ofthe Zoning Bylaw, which require 6 parking spaces for the warehouse portion of the building and15 spaces for the office uses. A total of 23 parking spaces currently exist on the site.

Environmental:The Townships Environmentally Sensitive Areas (E.S.A.) Study identifies the property asforming part of the Walnut Grove Aquifer area. As the property is fully serviced, no adverseenvironmental 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 ProtectionBylaw with respect to the rezoning application.

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

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

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


Robert KnallSENIOR DEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISION

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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 planfrom Mixed Residential to Multi Family, and the Yorkson Neighbourhood Plan from MixedResidential to Townhouse for a 2.0ha (5.0 acre) site located at 20984-83 Avenue tofacilitate the construction of one hundred and two (102) townhouse units.

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Bylaw No. 4756Page 2

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EXPLANATORY NOTE

Bylaw No. 4757 rezones 2.0 ha (5.0 acres) of land located at 20984-83 Avenue toComprehensive Development Zone CD-77 to facilitate the construction of one hundred andtwo (102) townhouse units.

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WHEREAS it is deemed necessary and desirable to amend Township of Langley ZoningBylaw 1987 No. 2500 as amended;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, inOpen Meeting Assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as Township of Langley Zoning Bylaw 1987No. 2500 Amendment (Royale Properties Ltd.) Bylaw 2009 No. 4757.

2. The Township of Langley Zoning Bylaw 1987 No. 2500 as amended is furtheramended by

a. Adding to Section 104.1 Zones the words Comprehensive DevelopmentZone 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 m 2c. 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 usesare 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 unitsper 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 provisionsof the Development Permit.

Height of Buildings and Structures

977.5 The height of buildings and structures shall not exceed three (3) stories.

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Parking and Loading

977.6 Parking and loading shall be provided in accordance with Section 107 andbe 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 ControlBylaw.

Landscaping, Screening and Fencing

977.8 Landscaping areas, landscaping screens and fencing shall be provided inaccordance with the Development Permit.

Child Friendly Amenity

975.9 Child Friendly Amenity areas shall be provided in accordance with Section111.5 and in accordance with the Development Permit.

Development Permit Requirements977.10 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 furtheramended 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 toComprehensive 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 day of , 2009.

READ A THIRD TIME the day of , 2009.


day of , 2009.


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Bylaw 4757Page 3 . . .

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-105FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-25-0077SUBJECT: REZONING AND OFFICIAL COMMUNITY PLAN

AMENDMENT APPLICATION NO. 100067DEVELOPMENT PERMIT NO. 100580(ROYALE PROPERTIES (YORKSON NORTH) LTD.)

PROPOSAL: Application to amend the Willoughbyand Yorkson Plans; rezone a 2.0ha (5.0acre) site located at 20984-83 Avenueto Comprehensive Development ZoneCD-77; and issue a DevelopmentPermit to facilitate the construction ofone hundred and two (102) townhouseunits.

RECOMMENDATION SUMMARY: That Council give 1 st and 2 nd reading toBylaws 4756 and 4757 subject toeleven (11) development prerequisites;issuance of Development Permit No.100580 subject to three (3) conditions;and that staff be authorized to schedulethe required Public Hearing.

RATIONALE: Staff are supportive of the developmentproposal as it conforms with municipalplanning objectives for the YorksonNeighbourhood Plan, complementsadjacent land use designations andfacilitates completion of a critical roadlinkage (209/209B Street) at no cost tothe Township.

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Rezoning/OCP Amendment Application No. 100067 andDevelopment 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 CommunityPlan and Yorkson Neighbourhood Plan, and Bylaw No.4757 rezoning 2.0ha (5.0 acres) of landlocated at 20984-83 Avenue to Comprehensive Development Zone CD-77 to facilitate theconstruction of one hundred and two (102) townhouse units, subject to the following developmentprerequisites being satisfied prior to final reading;

1. Completion of a Servicing Agreement with the Township confirming servicing capacities andsecuring required road and utility upgrades and extensions in accordance with the TownshipsSubdivision and Development Control Bylaw;

2. Provision of road dedication, widenings, truncations and necessary intersection improvementsat 83 Avenue and 209B Street (including securing a one (1) metre road widening for83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedication for 209B Streetcomplete with adequate truncations) in accordance with the Subdivision and DevelopmentControl 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, replacementand 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 and81A Avenues to the acceptance of the Manager of Parks Design and Development, includingfinal acceptance of greenway design, landscape details and security;

6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design andDevelopment;

7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the Managerof 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 otherthan parking of vehicles;

9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of the units tobe adaptive housing in accordance with Councils Adaptable Housing Policy;

10. Compliance with the Townships 5% Neighbourhood Parkland Acquisition Policy; and11. 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 ofDevelopment 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 Townships Tree Protection and Street Tree and BoulevardTreatment policies, subject to final acceptance by the Manager of Parks Design andDevelopment; and

c) Signage plans being in substantial compliance with Schedule L and the Townships SignBylaw; and

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SUBJECT

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SUBJECT

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TOWNSHIP ZONING BYLAW NO. 2500

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Exterior Colour Rendering SUBMITTED BY THE APPLICANT

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Site Layout SUBMITTED BY APPLICANT

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REFERENCE:Owner/ Applicant: Royale Properties (Yorkson North) Ltd.

16295 36A AvenueSurrey, BC V3S 0X5

Agent: Integra Architecture Inc.416 West Pender StreetVancouver, BC V6B 1T5

Legal Description: Lot 22, Section 25, Township 8, New WestminsterDistrict 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 NeighbourhoodPlan:

Townhouse (15-25 units per acre)

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 inthe Willoughby Community Plan (adopted by Council in 1998) and the updated YorksonNeighbourhood Plan (adopted by Council in 2008).

In 2007, a Rezoning and Development Permit application was received to develop a 42 compactlot single family subdivision on the site. After the public hearing and third reading the proponentdecided not to proceed due to economic reasons and the subject property currently remainsundeveloped. Royale Properties (Yorkson North) Ltd. has since purchased the subject site and isnow proceeding with a proposed 102 unit townhouse development.

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DISCUSSION/ANALYSIS:

Community Plan/Zoning Amendments: Royale Properties (Yorkson North) Ltd. is proposing to construct a one hundred and two (102) unit

townhouse project at 20984-83 Avenue in Yorkson on 2.0ha (5.0 acres) at a gross density of 50.4units per hectare (20.4 units per acre). In support of the development, the proponent has appliedto:

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; and4. 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/parksite. The proposed townhouse units are to be family oriented and generate elementaryschool age children. The existing school site located next door is expected to be the firstnew elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhoodpark site (already acquired).

2. The proposed townhouses are complimentary to adjacent land use designations, such asthe Phoenix townhouse and apartment site immediately to the west, and other designatedmulti family land to the northwest.

3. The proposed townhouses are better reflective of current land values and housingaffordability. 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 otherYorkson developments that did not maximize their density/units. Therefore, there is no netincrease 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 offinal reading.

6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue inan acceptable alignment at no cost to the Township. This road link is considered to beessential to the road network for the Northeast Phase of Yorkson including the developmentof adjacent lands, and has, to date, not been secured by either the Township or thedevelopment 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 designatedMixed Residential in the Yorkson Neighbourhood Plan and existing single familyresidential lots zoned Residential Compact Lot Zone R-CL;

South: 81A Avenue beyond which are properties zoned Suburban Residential Zone SR-2 anddesignated Mixed Residential in the Yorkson Neighbourhood Plan;

East: 10 acres previously secured for a future elementary school and neighbourhood park; andWest: Properties zoned Suburban Residential SR-2 and designated for Mixed Residential and

Apartment in the Yorkson Neighbourhood Plan.

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School Sites:The Yorkson Neighbourhood Plan states that the following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase:

a. the designated elementary school site indicated for that phase, whether it is located in that phase or not, must be secured to the acceptance of the School District, subject to Sections 8.2.6 and 8.2.7

The proposed development falls within the Northeast Phase of Yorkson. The five acre elementaryschool site for this phase was previously secured and is located immediately adjacent (east) of thedevelopment site.

The Yorkson Neighbourhood currently falls within the catchment area of Willoughby ElementarySchool (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 untilsufficient numbers are generated to construct additional elementary schools in the Yorkson Planarea. Tentatively, the school site adjacent to the subject site is scheduled to be the nextelementary school constructed in Yorkson.

Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued ascapacity exists at Mountain Secondary School. An expansion of Mountain Secondary has beenidentified as a priority in the School Districts 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 elementaryschool site for this phase is immediately adjacent (east) to the development site and was securedthrough previous development.

In addition to the future school/park site, playing fields and playground equipment are available atthe Willoughby Elementary School (approximately 600 metres away) and the existing WilloughbyNeighbourhood Park (approximately 1 kilometre away). A child friendly amenity area will also beprovided on the subject townhouse site.

In addition, the proponent has volunteered to provide a one year family pass to Langley recreationfacilities 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 theoverall neighbourhood greenway network, the proponent in total will be dedicating approximately551 m2 (0.14 acres) to the Township for this purpose. Prior to final reading the proponent mustsecure dedication and construction of the street greenways to the acceptance of the Manager ofParks Design and Development.

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On February 16, 2009 Council adopted the Neighbourhood Park Land Policy whereby 5% of landbeing developed is transferred to the Township, or provision of a cash-in-lieu payment to theTownship equal to 5% of the land being developed is secured. The applicant has proposed todedicate approximately 684m2 (3.47% of the developable land) along the east property line to beadded to the future neighbourhood park site. The shortfall (302m2 /1.53%) is proposed to besecured by provision of a cash-in-lieu payment. The cash-in-lieu payment will be used by theTownship to acquire neighbourhood park elsewhere in Yorkson. Staff are supportive of thisproposal as it will increase the area of the future neighbourhood park site giving greater flexibility inthe park design. Prior to final reading the proponent must satisfy the Neighbourhood Park LandPolicy to the acceptance of the Manager of Parks Design and Development.

Child Friendly Amenity Area:Section 111.6 of the Townships Zoning Bylaw requires provision of one or more Child FriendlyAmenity Areas for townhouse developments, on the basis of 8m 2 per residential unit resulting in atotal of 816m 2 (8,783ft 2) required. In accordance with these provisions, the applicant is proposingto locate the child friendly amenity area in the centre of the site. Prior to final reading, the childfriendly amenity area requirements must be secured to the acceptance of the Manager of ParksDesign and Development.

Tree Protection/Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicants consultants (FroggersCreek Tree Consultants, Jonathan Losee Ltd. (landscape architect), Hunter Laird Engineering Ltd.and Integra Architects Ltd.). The submitted information indicates that 23 significant trees exist onthe site with 3 proposed to be retained. In accordance with the Townships Tree Protection Bylaw,a total of 141 replacement trees are required to be planted on-site. This calculation excludes streettrees 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 Designand Development.

Landscaping:The on-site landscape plan proposes extensive plantings of flowering shrub and groundcoversthroughout 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 frontageswill feature landscaping in planting areas adjacent to the buildings. Wood privacy fencing isproposed between the rear yards of the units and a low rail fence and pedestrian gates along81A Avenue, 83 Avenue and 209B Street. A childrens play area (with play equipment andseating) will be installed near the centre of the site. Street trees and boulevard treatment will beinstalled along 81 A Avenue, 83 Avenue and 209B Street in accordance with Township policy. Theproposed landscape plan is attached as Schedule K of the Development Permit. Prior to finalreading the landscape plans must be completed to the acceptance of Manager of Parks Designand Development.

Servicing:Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of theYorkson Neighbourhood Plan review. Prior to final reading the proponent is required to secure fullmunicipal services and enter into a servicing agreement in accordance with the TownshipsSubdivision and Development Control Bylaw. In the Northeast Phase of Yorkson an innovativestormwater management plan is required which includes both on-site and off-site infiltrationfacilities 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 and22 metres for 209B Street in accordance with the Subdivision and Development Control Bylaw are

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Development Permit:As the site is designated as a mandatory Development Permit area, the applicant has also appliedfor a Development Permit. In accordance with Councils policy, supporting materials have beensubmitted detailing the proposed developments form, character and siting. Development Permitguidelines relevant to the site are contained in the Willoughby Community Plan (see AttachmentA). 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) narrowerunits (tandem parking garages) is proposed. The development will consist of ninety four (94) 2bedroom units and eight (8) 3 bedroom units ranging in size from 139m 2 (1,500ft 2) to 201m 2

(2,164ft 2). The units will have garages on the ground floor, living areas on the second floor andbedrooms on the upper floor. Five (5) of the units (or 5% of the units) have been designed tocomply with the Townships 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 thestreet, with pedestrian connection (via private sidewalk and stairs) to the municipal greenway. Theproposed streetscape treatment will therefore be pedestrian friendly, providing views from thestreet and sidewalks into the development.

The buildings feature articulated walls with a variety of window bays and architectural detailingincluding steeply pitched roofs incorporating gable ends. Exterior finishing will feature acombination of materials in neutral and earth tone colours, including stone, woodtrims/fascias/brackets, vinyl, wall shingles, board and batten siding and architectural asphalt roofshingles.

The proposed building height (3 storeys), site coverage (35%) and building siting comply with theCD-77 zoning provisions.

The architects design rationale states:

The buildings are traditional in character, respectful of the rural history of Langley. Sloping roofs,cupola style roof elements are reminders of the simple utilitarian structures of the Fraser Valley.The simple massing is articulated with a variety of windows and bay windows. Entrance porches at the ground level welcome both residents and visitors and provide a street presence to complement the neighbourhood. A mix of board and batten and horizontal siding is accented by shingled wall and column elements. Warm earth tones are used throughout.

Through the ISDC process, extensive landscaping has been provided and significant trees have been retained at the northwest corner of the site. In addition to the child friendly play areas, private outdoor space available to each unit is to be well landscaped in order to ensure that this development is a positive contribution to the environment.

While not formally being part of the green rating systems such as LEED and Built Green, our client intends to follow a significant number of green strategies which contribute to neighbourhood sustainability and a better environment. The townhome building form will provide a diversity of housing units for the neighbourhood, giving an option for young families or families looking to downsize. The townhome form is a density which helps to support a good transit system. The proximity of the site adjacent to the future elementary school and park will encourage pedestrian

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activity and reduce vehicle trips. Creating adaptable housing units based on Langleys Universal Housing requirements will give residents an option for persons with disabilities as well as seniors 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 theTownships Subdivision and Development Control Bylaw;

2. Provision of road dedication, widenings, truncations and necessary intersectionimprovements at 83 Avenue and 209B Street (including securing a one (1) metre roadwidening for 83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedicationfor 209B Street complete with adequate truncations) in accordance with the Subdivisionand 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 GeneralManager 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 andDevelopment.

5. Provision of a 4.5 metre wide greenway dedication and construction along 83 and81A 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 Designand Development;

7. Compliance with Child Friendly Amenity Area requirements to the acceptance of theManager of Parks Design and Development;

8. Registration of a restrictive covenant prohibiting parking on internal streets (other than inclearly identified parking spaces) and prohibiting garages from being developed forpurposes other than parking of vehicles;

9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of theunits to be adaptive housing in accordance with Councils Adaptable Housing Policy;

10. Compliance with the Townships 5% Neighbourhood Parkland Acquisition Policy; and11. 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 theseamendments on the basis of:

1. The proposed townhouses are an appropriate land use adjacent to the future school/parksite. The proposed townhouse units are to be family oriented and generate elementaryschool age children. The existing school site located next door is expected to be the firstnew elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhoodpark site (already acquired).

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2. The proposed townhouses are complimentary to adjacent land use designations, such asthe Phoenix townhouse and apartment site immediately to the west, and other designatedmulti family land to the northwest.

3. The proposed townhouses are better reflective of current land values and housingaffordability. 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 townhousedevelopment. The increased number of units (from 42-102) compensates for units in otherYorkson developments that did not maximize their density/units. Therefore, there is no netincrease 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 offinal reading.

6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue inan acceptable alignment at no cost to the Township. This road link is considered to beessential to the road network for the Northeast Phase of Yorkson including the developmentof adjacent lands, and has, to date, not been secured by either the Township or thedevelopment community. The subject Royale proposal resolves this problem.

Staff recommend that Bylaws 4756 and 4757 be given two readings (subject to 11 developmentprerequisites) and that staff be authorized to schedule the Public Hearing in conjunction with theDevelopment Permit Hearing.


Mark NeillSENIOR DEVELOPMENT PLANNER

forCOMMUNITY DEVELOPMENT DIVISIONMN

ATTACHMENT A Willoughby Community Plan Development Permit GuidelinesATTACHMENT B Development Permit No.100580 text and Schedules A through L:

Schedule A Colour RenderingSchedule B Site PlanSchedule C Typical Building ElevationsSchedule D Typical Building ElevationsSchedule E Typical Building ElevationsSchedule F Typical Building ElevationsSchedule G Typical Floor PlansSchedule H Typical Floor PlansSchedule I Typical Floor PlansSchedule J Adaptable Floor PlansSchedule K Landscape PlanSchedule L Signage Plan

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o A strong street presence is required through extended porches, recessed entries and ground orientedunits.

Building Form

o Pitched roofs are required unless a green roof is provided. Pitched roofs shall have architecturalgrade 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 andinclude such elements as pedestrian awnings to provide protection from the weather. Exteriormaterials shall consist of wood, brick, stone, metal, glass, ceramics (other than for a roof) and/orconcrete 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 givenelevation, but where it is used it shall be inspected and certified by a qualified independentcontractor.

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 suchas 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 finishedand treated similar to the front elevation in terms of architectural details and the quality of theexterior finish/materials.

Landscaping

o Development is encouraged to retain existing significant trees within the development in accordancewith the Township of Langleys 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 Townships Child Friendly Amenity

Area requirements, as amended.

o Entrances shall be articulated with appropriate low fencing and high quality features to providedistinction between public and private space.

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o The use of perimeter berms (in most circumstances), high fences and security gates is discouraged toprovide 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 bemade of natural materials and be designed to complement the building and be an open picket fencedesign. Fences must permit observation of the public realm and incorporate landscaping to softentheir 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 plantspecies are encouraged) of at least 2 metres in width is provided on the greenway side of the fence tothe acceptance of the Township, other fence types may be used provided they are visually permeableabove 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 withhedging material may be used.

o A 5 metre wide landscaping area and a fence shall be provided on multi family properties alongabutting lots designated for non residential development (other than municipal greenspace). Fencesshould 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 andlandscaping 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 growingmedium (structural soil, deep root soil cells, or planting beds) so that the tree will besustained into maturity. Two adjoining rows of parking stalls (front to front) will require aminimum of one tree per bank of 12 parking stalls spaced no more than 18 meters betweentrees. A minimum grid placement of 18 meters on center should be attained for trees placedin parking areas. In addition to the foregoing, the end of each single row of parking stallswill require a tree and 2 metre wide landscaped area between the end parking stall and theadjacent drive aisle.

Trees within parking areas should be of a type and height (at least 8 feet) so that theclearance to the underside of the tree extends above the height of standard types of vehiclesthat do not require clearance lights. Deciduous shade trees should be a minimum of 6cmcalliper with a 1.8 meter clear stem at time of planting. Tree stems must be protected on allsides with a minimum of 1 meter of clearance to the front face of an adjacent barrier curb orother 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 parkinglots, and to adjoining land uses. Ornamental paving materials (stamped and coloured concrete orbetter) are required for all pedestrian connections.

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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 parkingshall 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 maximumsafety 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 theexterior finishing materials and architectural detailing. Individual or paired units shall besignificantly 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 exteriormaterials, variation in paint treatments, and architectural detailing).

o Developments which include multiple buildings on the same site shall include significant variation inthe exterior design, faade, roofline articulation, material and colour of buildings.

o Units shall be oriented towards public roads, street greenways and greenlinks/commons whereapplicable.

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 andother landscaped spaces.

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ATTACHMENT B



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

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

ADDRESS: 16295 36A AvenueSurrey, BC V3S 0X5

2. This permit applies to and only to those lands within the Municipality described as follows andto 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 ofLangley applicable thereto, except as specifically varied or supplemented by this permit asfollows:

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 andL, and in compliance with the Townships Tree Protection and Street Tree andBoulevard Treatment policies, subject to final acceptance by the Manager of Parks Designand Development; and

c) Signage plans being in substantial compliance with Schedule L and the Townships SignBylaw.

4. Although not part of the Development Permit requirements, the applicant is advised that priorto 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 AdministrationFees; andf) Submission of a site specific stormwater management plan including siltation control to the

acceptance of the Township.

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S C H E D U L E B

S I T E P L A N

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S C H E D U L E C

T Y P I C A L B U I L D I N G E L E V A

T I O N S

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T I O N S

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T I O N S

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S C H E D U L E G

T Y P I C A L F L O O R P L A N

S

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S

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S

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S C H E D U L E J

A D A P T A B L E F L O O R P L A N

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S C H E D U L E K

L A N

D S C A P E P L A N

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S C H E D U L E L

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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500AMENDMENT (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 toaccommodate a three (3) lot single family subdivision.

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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500AMENDMENT (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 Bylaw1987 No. 2500 as amended;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in OpenMeeting 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 amendedby rezoning the lands described as:

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

as shown delineated on Schedule A attached to and forming part of this Bylaw toResidential 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 day of , 2009

READ A THIRD TIME the day of , 2009


day of , 2009


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REPORT TOMAYOR AND COUNCIL

PRESENTED: AUGUST 31, 2009 - REGULAR MEETING REPORT: 09-112FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-14-0172SUBJECT: REZONING APPLICATION NO. 100339

DEVELOPMENT PERMIT APPLICATION NO. 100590(TOWNSHIP OF LANGLEY)

PROPOSAL:

Rezone approximately 0.30 ha (0.75acre) of land located at 7185 202BStreet to Residential Compact Lot ZoneR-CL to accommodate a three (3) lotsingle family subdivision.


That Council give first and secondreading to Bylaw No. 4769 subject tocompletion of five (5) developmentprerequisites and issuance ofDevelopment Permit No. 100590 attime of final reading.

RATIONALE:

The proposed rezoning complies withthe provisions of the WilloughbyCommunity Plan and the SouthwestGordon Estate Neighbourhood Plan.

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

SUBJECT

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ZONING BYLAW NO. 2500

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PRELIMINARY SUBDIVISION PLAN SUBMITTED BY APPLICANT

R-CL SR-2

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Owner / Applicant: The Corporation of the Township of Langley

20338 65 AvenueLangley, BC V2Y 3J1

Legal Description: Lot 44 Section 14 Township 8 New West DistrictPlan 34189PID: 006-962-793

Location: 7185 202B Street

Total Site Area:

Area to be Rezoned:

0.40 ha (1 acre)

0.30 ha (0.75 acre)

Existing Zoning:

Proposed Zoning:

Suburban Residential Zone SR-2

Residential Compact Lot Zone R-CL

Willoughby Community Plan:

Southwest Gordon EstateNeighbourhood Plan:

Residential Bonus Density 2

Residential Bonus Density 2(base density of 15 units per gross ha / 6 unitsper gross acre; density bonus to a maximum 37units 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 Planand the Southwest Gordon Estate Neighbourhood Plan. The Residential Bonus Density 2designation allows a base density of 15 units per gross ha (6 units per gross acre) with a densitybonus provision up to a maximum 37 units per gross ha (15 units per gross acre). The subjectsite is also designated a Development Permit Area to encourage the development of anattractive 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 / 202BStreet at 72 Avenue with proceeds from disposal of any surplus lands being returned to the originalfunding account.

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Environmental Considerations:

The Townships Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as fo

ToL_09_14_09 Public Hearing Agenda

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