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REPORT TO MAYOR AND COUNCIL
PRESENTED: FROM: SUBJECT:
JULY 20, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION 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.
REPORT: FILE:
09-106 11-06-0182
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:
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.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 4 . . .
SUBJECT
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 5 . . .
ZONING BYLAW NO. 2500
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
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 7 . . .
Character Sketch – SUBMITTED BY APPLICANT
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 20829 – 45A Avenue 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 Plan (existing):
Multi Family One (maximum density of 44 units per ha / 18 units per acre) – lands south of 50 Avenue Single Family Two (maximum density 15 units per ha / 6 units per acre) – lands north of 50 Avenue
Murrayville Community Plan (proposed):
Multi Family One (maximum density of 44 units per ha / 18 units per acre)
E.S.A. Designation:
E.S.A.# 066 – Murrayville Urban Area (Rating-#3)
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.
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
Cedar Crest Livingstone Trillium on the Ridge Murray Green Autumn Ridge Orangewood Waterford Murrayville Glen Summerhill Gate Eaglecrest (apartments) Eaglecrest (townhouses) Total
Land area (acres)
Number of units
8.99 1.66 1.63 2.78 2.76 8.18 7.75 9.6 2.64 2.45 3.22
63 19 49 130 130 111 55 114 28 88 40
Density (units per acre) 7.0 11.45 30.06 46.76 47.1 13.57 7.1 11.88 10.61 35.92 12.42
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.
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.
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:
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.
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 onsite 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.
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.
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.
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 ATTACHMENT B ATTACHMENT C ATTACHMENT D
Murrayville Community Plan Development Permit Guidelines Densities of Existing Multi Family Developments in Surrounding Area Site Cross Sections 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
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) ATTACHMENT Page 18 . . .
A
(EXCERPT FROM MURRAYVILLE COMMUNITY PLAN:) 3.4
Residential Development Permit Area
Multi Family and adjacent Institutional areas are designated as development permit areas under Section 945(4)(e) of the Municipal Act to establish objectives and provide guidelines for the form and character of development. These areas are shown as Development Permit Area A on Map 3. The objective of the development permit area designation is to ensure safe and attractive multiple family neighbourhoods and to reduce conflicts with adjacent uses. The development permit guidelines for this area are: (a)
Development should be designed to integrate with and be compatible with adjacent development with respect to siting of buildings, exterior finish and design. Pitched roofs shall be encouraged. (b)
Buildings should be designed and sited so that sun penetration to roads and adjacent properties is maximized.
(c)
Landscaping shall be required to enhance the appearance of the development. Careful consideration shall be given to retaining as many of the existing trees as possible. Buildings and parking, loading and storage areas should be screened from adjacent roads and single family residential development. Garbage receptacles and other service areas should be screened. A landscaping plan shall be submitted as part of a development permit application.
(d)
Building materials, design and massing shall support the creation of an attractive residential environment. The use of "untreated" concrete or "unfinished" metal or aluminum as a final building finish shall not be permitted.
(e)
Signs should be designed so that they are compatible with buildings.
(f)
Walkways should be developed to ensure convenient access to and from adjacent commercial and institutional uses. For security, walkways should be lighted and allow overview from adjacent dwellings.
(g)
Ravine and creek areas shall be treated under the provisions of Development Permit Area F, Section 3.11.
Attachment B
Attachment C
ATTACHMENT D THE CORPORATION OF THE TOWNSHIP OF LANGLEY
Development Permit No. 100577 This Permit is issued this _______ day of ____________, 2009 to: 1.
2.
NAME:
Parklane Ventures (50 Avenue) Ltd.
ADDRESS:
2000 – 1055 Dunsmuir Street Vancouver BC V7X 1G5
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:
3.
21837 – 50 Avenue and adjacent vacant property to the east; 21921 – 50 Avenue and two adjacent vacant properties to the south
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
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
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
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.
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
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
Bylaw 4760 Page 2 …
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.
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
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
Bylaw No. 4761 Page 2
PRESENTED: FROM: SUBJECT:
JULY 20, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION 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.
REPORT: FILE:
09-106 11-06-0182
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:
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.
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 4 . . .
SUBJECT
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 5 . . .
ZONING BYLAW NO. 2500
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
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 7 . . .
Character Sketch – SUBMITTED BY APPLICANT
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 20829 – 45A Avenue 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 Plan (existing):
Multi Family One (maximum density of 44 units per ha / 18 units per acre) – lands south of 50 Avenue Single Family Two (maximum density 15 units per ha / 6 units per acre) – lands north of 50 Avenue
Murrayville Community Plan (proposed):
Multi Family One (maximum density of 44 units per ha / 18 units per acre)
E.S.A. Designation:
E.S.A.# 066 – Murrayville Urban Area (Rating-#3)
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.
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
Cedar Crest Livingstone Trillium on the Ridge Murray Green Autumn Ridge Orangewood Waterford Murrayville Glen Summerhill Gate Eaglecrest (apartments) Eaglecrest (townhouses) Total
Land area (acres)
Number of units
8.99 1.66 1.63 2.78 2.76 8.18 7.75 9.6 2.64 2.45 3.22
63 19 49 130 130 111 55 114 28 88 40
Density (units per acre) 7.0 11.45 30.06 46.76 47.1 13.57 7.1 11.88 10.61 35.92 12.42
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.
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.
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:
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.
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 onsite 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.
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.
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.
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 ATTACHMENT B ATTACHMENT C ATTACHMENT D
Murrayville Community Plan Development Permit Guidelines Densities of Existing Multi Family Developments in Surrounding Area Site Cross Sections 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
REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) ATTACHMENT Page 18 . . .
A
(EXCERPT FROM MURRAYVILLE COMMUNITY PLAN:) 3.4
Residential Development Permit Area
Multi Family and adjacent Institutional areas are designated as development permit areas under Section 945(4)(e) of the Municipal Act to establish objectives and provide guidelines for the form and character of development. These areas are shown as Development Permit Area A on Map 3. The objective of the development permit area designation is to ensure safe and attractive multiple family neighbourhoods and to reduce conflicts with adjacent uses. The development permit guidelines for this area are: (a)
Development should be designed to integrate with and be compatible with adjacent development with respect to siting of buildings, exterior finish and design. Pitched roofs shall be encouraged. (b)
Buildings should be designed and sited so that sun penetration to roads and adjacent properties is maximized.
(c)
Landscaping shall be required to enhance the appearance of the development. Careful consideration shall be given to retaining as many of the existing trees as possible. Buildings and parking, loading and storage areas should be screened from adjacent roads and single family residential development. Garbage receptacles and other service areas should be screened. A landscaping plan shall be submitted as part of a development permit application.
(d)
Building materials, design and massing shall support the creation of an attractive residential environment. The use of "untreated" concrete or "unfinished" metal or aluminum as a final building finish shall not be permitted.
(e)
Signs should be designed so that they are compatible with buildings.
(f)
Walkways should be developed to ensure convenient access to and from adjacent commercial and institutional uses. For security, walkways should be lighted and allow overview from adjacent dwellings.
(g)
Ravine and creek areas shall be treated under the provisions of Development Permit Area F, Section 3.11.
Attachment B
Attachment C
ATTACHMENT D THE CORPORATION OF THE TOWNSHIP OF LANGLEY
Development Permit No. 100577 This Permit is issued this _______ day of ____________, 2009 to: 1.
2.
NAME:
Parklane Ventures (50 Avenue) Ltd.
ADDRESS:
2000 – 1055 Dunsmuir Street Vancouver BC V7X 1G5
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:
3.
21837 – 50 Avenue and adjacent vacant property to the east; 21921 – 50 Avenue and two adjacent vacant properties to the south
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
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
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
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.
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
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
Bylaw 4760 Page 2 …
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.
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
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
Bylaw No. 4761 Page 2
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