R 2-rz Fernridge Place

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

MARCH 23, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE)

PROPOSAL:

Rezone from Suburban Residential Zone SR-2 to Community Care Facility Zone P-2N to accommodate the expansion of Fernridge Place, an existing Specialized Residential Care Facility, from six (6) existing beds to fifty one (51) beds on a site located at 2107 – 200 Street. RECOMMENDATION SUMMARY:

That Council give first and second reading to Bylaw No. 4729, with the completion of three (3) conditions; and that staff be authorized to schedule the required Public Hearing. RATIONALE:

The proposal is consistent with the Township Official Community Plan’s objective of providing for social services within the Township.

REPORT: FILE:

09-31 07-15-0038

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 2 . . .

RECOMMENDATION(S):

That Council give first and second reading to Rezoning Bylaw No. 4729 to rezone a portion of a site located at 2107 – 200 Street from Suburban Residential Zone SR-2 to a new Community Care Facility Zone P-2N, allowing for the expansion of Fernridge Place from six (6) to fifty one (51) beds, subject to the following development prerequisites being satisfied prior to final reading: 1. Provision of a road dedication of 17.5 metres total (measured from centerline) for 200 Street in accordance with Schedule P-1 of the Township’s Subdivision and Development Control Bylaw (Policy Section) as amended to reflect this requirement to the acceptance of the General Manager of Engineering; 2. Registration of a restrictive covenant securing connection to municipal sewer and water facilities at time of building permit issuance; 3. 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; and further That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No. 4729. EXECUTIVE SUMMARY:

Fernridge Place has applied to rezone a 0.51 ha (1.26 acre) portion of a site located at 2107 – 200 Street currently zoned Suburban Residential Zone SR-2 to a new site specific Community Care Facility Zone P-2N. The P-2N zone will be a new site specific zone written to accommodate the needs of Fernridge Place. The rezoning will permit the expansion of the existing Specialized Residential Care Facility (currently zoned SR-2) for persons with developmental disabilities from six (6) to fifty-one (51) beds. Although the current SR-2 zone does not specifically permit the operation of a Specialized Residential Care Facility, Fernridge Place is able to operate legally under the Community Care and Assisted Living Act. The Act allows for such facilities to exist in a single family residence provided that a maximum of ten (10) persons are on site [with no more than six (6) persons in care] even when not in compliance with zoning bylaws. Proposed expansion of Fernridge Place to allow a total of fifty one (51) beds will result in the facility no longer qualifying for this exemption under the provisions of the Community Care and Assisted Living Act, and requires rezoning of the site to legally operate. Staff are supportive of the rezoning proposal on the basis of it accommodating social services for the community in compliance with the Township of Langley’s Official Community Plan goals and objectives. PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect to Rezoning Bylaw No. 4729.

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 3 . . .

SUBJECT

I

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 4 . . .

ZONING BYLAW NO. 2500

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 5 . . .

Preliminary Site Plan – SUBMITTED BY APPLICANT

Existing building

Area to remain zoned SR-2

Area to be rezoned P-2N

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 6 . . .

ADDITIONAL INFORMATION: REFERENCE:

Owner/ Applicant:

0701743 BC Ltd. d.b.a. Fernridge Place (c/o Dana McKague) 2107 – 200 Street Langley BC V2Z 1Z6

Legal Description:

Lot 18 Section 15 Township 7 New Westminster District Plan 40200

Location:

2107 – 200 Street

Area:

1.02 ha (2.53 acres) – total lot area 0.51 ha (1.26 acres) – area being rezoned P-2N

Existing Zoning:

Suburban Residential Zone SR-2

Proposed Zoning:

Community Care Facility Zone P-2N

Brookswood/Fernridge Community Plan:

Residential Single Family (eastern ½ of site) and Elementary School/Neighbourhood Park (western ½ of site)

E.S.A. Designation:

E.S.A.# 087 – Upland SW of Campbell River Valley (Rating- #3) – eastern 2/3 of site; and E.S.A.# 079 – North Campbell Aquifer (Rating- #1) – western 1/3 of site

BACKGROUND/HISTORY: The subject site is currently zoned Suburban Residential Zone SR-2. The eastern half of the site is designated for ‘Residential Single Family’ purposes in the Brookswood/Fernridge Community Plan. The western half of the site is designated as a future “Elementary School / Neighbourhood Park” site, and is NOT proposed to be rezoned as part of this application. Fernridge Place (located at 2107 - 200 Street) currently operates (in accordance with the Community Care and Assisted Living Act) as a six (6) bed Specialized Residential Care Facility and is now proposing to expand to accommodate up to a total of fifty one (51) beds. This will require a rezoning from Suburban Residential SR-2 to a new site-specific Community Care Facility Zone (P-2N). DISCUSSION / ANALYSIS: The subject 1.02 ha (2.53 acre) property is located at 2107 – 200 Street in the Brookswood/ Fernridge area. Existing buildings on the property are located on the front third of the site. The main building is a two-storey structure (approximately 883 m2 / 9,500 ft2) designed in a “Craftsman” architectural style to complement the residential character of the area. The ground floor includes a main entrance lobby with an adjacent nursing/administrative station, resident lounge/dining area, commercial kitchen, offices and storage space.

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 7 . . .

Another wing of the building contains resident rooms and support facilities. The rear wing of the building contains a whirlpool/therapy room and therapeutic/exercise facilities. The upper floor of the front portion of the building contains additional common areas and resident rooms, and is used by those residents requiring a lower level of care and supervision. The wings of the building surround a courtyard which is used for barbeques and outdoor activities. Outbuildings include a garden shed and well pump house. Behind the main building is a grassed lawn area, with the rear third of the site being more heavily treed. Surrounding properties are zoned Suburban Residential SR-2 and are used for rural residential purposes. Proposed Zoning (Bylaw 4729): According to the applicant, Fernridge Place is a long term care facility licensed under the Community Care and Assisted Living Act and operating under the direction of the Fraser Health Authority (Acquired Brain Injury Program). The facility provides residential services to individuals with compromised physical and cognitive health. In particular, nursing care is provided on a 24 hour basis to clients who have experienced head injuries due to trauma (i.e. work or motor vehicle accidents) or who have neurological disorders. Further services provided include life skills training, physiotherapy, occupational therapy, recreational activities and dietary services. The facility currently employs a total staff of six people who are present on a 24 hour basis, each with varying shifts. Although the current SR-2 zone does not specifically permit the operation of a Specialized Residential Care Facility, Fernridge Place is able to operate legally under the Community Care and Assisted Living Act. The Act allows for such facilities to exist in a single family residence provided that a maximum of ten (10) persons are on site [with no more than six (6) persons in care] even when not in compliance with zoning bylaws. Proposed expansion of Fernridge Place to allow a total of fifty one (51) beds will result in the facility no longer qualifying for this exemption under the provisions of the Community Care and Assisted Living Act, and requires rezoning of the site to legally operate. The application proposes to rezone the east half of the site from Suburban Residential Zone SR-2 to a new Community Care Facility Zone P-2N (being created to specifically accommodate the proposed development). The proposed P-2N zone will permit community care facilities up to a maximum of fifty one (51) beds limited to the provision of care, treatment, board and lodging for the developmentally disabled. As the Brookswood/Fernridge Community Plan designates the rear portion of the site as a future “Elementary School/Neighbourhood Park” site, only the front half of the site is proposed to be rezoned to P-2N. The rear half of the site will remain zoned Suburban Residential SR-2. The applicant intends to expand the existing building (to its rear) with a two-storey addition (to be built in two phases). The expanded facility will offer additional direct care staff at an expected staff/resident ratio of 2:12 on a 7.5 hour shift rotation. An increase in staff (direct care and other) to a total of 25 working over a 24 hour period seven days a week is anticipated.

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 8 . . .

The Township of Langley’s Official Community Plan states the Township’s desire to promote “the development of complete communities and increased community diversity.” One method of doing this is by “including planning and development principles that encourage each community to provide a mix of land uses, including housing, employment, educational and recreational opportunities, a mix of housing types, densities and tenures, provision of a full array of infrastructure and services, provision of a balance between jobs and residents, and links to other communities and larger centres in the region.” Also, the Official Community Plan explicitly states as a goal “the provision of adequate physical and social services within the means of the municipality.” In staff’s opinion the proposed rezoning to facilitate expansion of Fernridge Place is considered to be consistent with the Township’s Official Community Plan’s objectives. Servicing: The site is presently serviced by an on-site water well and a septic system. The existing building is sprinklered and has an on-site water reservoir for fire suppression. The applicant intends to connect to municipal sewer and water services at the time the building is expanded. No servicing agreement is required at the rezoning stage, however at the Building Permit stage the proponent will be required to connect to the municipal water and sanitary sewer systems fronting the site which will require payment of latecomer charges. As 200 Street is designated a 35-metre arterial road, the Township will require a total road widening to 17.5 metres measured from its original centre line in accordance with the Township’s P-1 highway classification map in the Subdivision and Development Control Bylaw. This means a dedication of approximately 7.5 metres in width across the frontage of the property. Transit: Bus service is currently provided along 200 Street adjacent to the site by the C63 (Fernridge / Langley Centre) “Community Shuttle” route, connecting to other routes at the Langley Centre transit exchange. The nearest bus stops are located on 200 Street at 20 Avenue and 22 Avenue. Parks and Recreation: The nearest Township facility is Noel Booth Community Park located at 36 Avenue and 202 Street. Campbell Valley Regional Park is located several blocks to the south of the site. The Brookswood/Fernridge Community Plan tentatively identifies the development of an elementary school / neighbourhood park site immediately to the west of the subject property. Tree Protection/ Replacement: Information provided by the applicant indicates that 31 significant trees exist on the subject property. The majority of these trees (30 out of 31) are located on the rear third of the site in an area of the lot not proposed to be rezoned. One (1) significant tree is located within the portion of the property proposed to be rezoned (near the courtyard of the existing building), and is not anticipated to be affected by future expansion of the building. In accordance with the Township’s Tree Protection Bylaw, 35 replacement trees are required within the area being rezoned, and will be provided either on-site (as part of the landscaping associated with a future building permit approval) or off-site (at a location acceptable to the Township). 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.

REZONING APPLICATION NO. 100319 (FERNRIDGE PLACE) Page 9 . . .

Environmental: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as forming part of the “Upland Southwest of Campbell River Valley” 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 a future building permit application. The connection of the site to full municipal services as well provision of a stormwater management plan (both at the time of building permit application) and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be finalized: 1. Provision of a road dedication of 17.5 metres total (measured from centerline) for 200 Street in accordance with Schedule P-1 of the Township’s Subdivision and Development Control Bylaw (Policy Section) as amended to reflect this requirement to the acceptance of the General Manager of Engineering; 2. Registration of a restrictive covenant securing connection to municipal sewer and water facilities at time of building permit issuance; 3. 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. POLICY CONSIDERATIONS: The Fernridge Place proposal complies with the Township’s Official Community Plan which encourages a mix of housing types and a range of social services in each community. Staff recommends that Bylaw No. 4729 be given first and second reading, and that staff be authorized to schedule the required public hearing. Respectfully submitted,

Robert Knall SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION RK

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (FERNRIDGE PLACE) BYLAW 2009 NO. 4729

EXPLANATORY NOTE

Bylaw No. 4729 rezones a 0.51 ha (1.26 acre) portion of property located at 2107 - 200 Street from Suburban Residential SR-2 to a new Community Care Facility Zone P-2N to permit expansion from six (6) to fifty one (51) beds of an existing specialized residential care facility for persons with developmental disabilities.

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (FERNRIDGE PLACE) BYLAW 2009 NO. 4729 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 (Fernridge Place) Bylaw 2009 No. 4729”.

2.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by: a. Replacing the words “Community Care Facility Act” with the words “Community Care and Assisted Living Act” in the definition of “Community Care Facility” in Section 102 b. Adding P-2N to the list of zones contained in Table of Contents Section 800 – Institutional Zones c. Adding P-2A through P-2N to the list of zones contained in Section 104.1 - Zones d. Adding to Section 104.1 – Zones the words “Community Care Facility Zone P-2A to P-2N” after the words “Civic Institutional Zone P-1A” e. Adding to Section 110.7 the following as item (7): “The minimum lot area in a P-2N zone shall be 0.5 ha” f. Adding the following as Section 802.2(14): “In the P-2N zone, community care facilities shall be limited to a maximum of 51 beds for the provision of care, treatment, board and lodging programs for persons with developmental disabilities.” g. Adding “P-2N” to the list of zones in Section 802.5(1).

3.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Portion of Lot 18 Section 15 Township 7 New Westminster District Plan 40200 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Community Care Facility Zone P-2N.

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. 4729 Page 2