Reg Doc 4 Lee Roscher

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (LEE / ROSCHER) BYLAW 2008 NO. 4687

EXPLANATORY NOTE Bylaw No. 4687 rezones 0.61 ha (1.51 acres) of land located at 19921 - 68 Avenue and 19894 - 73A Avenue to Residential Compact Lot Zones R-CL and R-CL(CH) to accommodate a residential development of approximately 11 single family lots.

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (LEE / ROSCHER) BYLAW 2008 NO. 4687

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 (Lee / Roscher) Bylaw 2008 No. 4687”.

2.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 5 Section 22 Township 8 New Westminster District Plan 78763 Parcel “A” (Explanatory Plan 12628), Lot 2 Section 15 Township 8 New Westminster District Plan 1476

as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Residential Compact Lot Zones R-CL and R-CL(CH). READ A FIRST TIME the

07

day of

July

, 2008.

READ A SECOND TIME the

07

day of

July

, 2008.

PUBLIC HEARING HELD the

28

day of

July

, 2008.

READ A THIRD TIME the

08

day of

September

, 2008.

RECONSIDERED AND ADOPTED the

Mayor

day of

, 2008.

Township Clerk

From: Mike Newall Sent: Wednesday, June 17, 2009 12:00 PM To: AGENDA BYLAW Cc: Hart Drexler Subject: Item for June 22 , 2009 Council meeting agenda [Bylaw # 4687 Lee / Roscher]

1. Please place Bylaw # 4687 (Lee / Roscher) on the Council agenda of June 22, 2009 for consideration of final reading and adoption. 2. Please note that all development prerequisites listed in the Community Development Division report to Council of July 7, 2008 attached to the Bylaw have been completed other than development prerequisites numbered 1. and 5. which relate to securing servicing and landscaping works. These prerequisites have been addressed in the following manner: By entering into a Servicing Agreement and receiving bonding for the works required for the northern property (Roscher) and by registering a Section 219 Restrictive Covenant on the title of the south property (Lee) preventing development of this portion of the project until appropriate bonding is in place. 3. The Public Hearing for the Bylaw was held on July 28, 2008 with 3rd reading given on September 8, 2008 4. Also, please place accompanying Development Permit No. 100320 on the same agenda for issuance by Council. Regards, _____________________________

Mike Newall Planner Development Planning Department Township of Langley p: 604 533 6140 f: 604 533 6110 e: [email protected]

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

JULY 7, 2008 – REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION RZ100198 DEVELOPMENT PERMIT DP100320 (LEE - ROSCHER)

REPORT: FILE:

08-122 08-15-0129

PROPOSAL: Rezone 0.61 ha (1.51 acres) of land located at 19921 68 Avenue and 19894 73A Avenue to Residential Compact Lot Zones R-CL and R-CL(CH) to accommodate the subdivision of approximately eleven (11) fee simple single family lots. RECOMMENDATION SUMMARY: That Council give first and second reading to Bylaw No. 4687, subject to completion of seven (7) development prerequisites and issuance of Development Permit No. 100320 (with three (3) conditions) prior to final reading. RATIONALE: The proposal complies with the Willoughby Community Plan and the Routley Neighbourhood Plan.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 2 . . . RECOMMENDATIONS: That Council give first and second reading to Bylaw No. 4687 rezoning 0.61 ha (1.51 acres) of land located at 19921 – 68 Avenue and 19894 – 73A Avenue to Residential Compact Lot Zones R-CL and R-CL(CH) to accommodate the subdivision of approximately eleven (11) fee simple single family lots, subject to the following development prerequisites being satisfied prior to final reading: 1. A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw, and the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering; 2. Compliance with the requirements of the Department of Fisheries and Oceans (DFO) and the Ministry of Water, Land and Air Protection as defined by the Routley Neighbourhood Plan; 3. Provision of a road dedication of 2.0 metres for 68 Avenue, 3.6 metres for 199A Street and 2.5 metres for 199 Street in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Routley Neighbourhood Plan; 4. Dedication and provision of security for the construction of a 4.5 metre greenway along the 68 Avenue frontage and 7.5 metre internal greenway along the western boundary of Parcel “A”, Explanatory Plan 12628, or equivalent, to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design plans, sidewalk/ trail alignment, fence and landscaping details; 5. Compliance with the Township’s Tree Protection Bylaw 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. Registration of restrictive covenants acceptable to the Township prohibiting access to 68 Avenue; and 7. Payment of applicable Neighbourhood Planning Administration fees, remaining Rezoning and administration fees and the Routley Environmental Monitoring fee; That Council at the time of final reading of Bylaw No. 4687 authorize the issuance of Development Permit No. 100320 for the proposed single family development subject to the following conditions: a) an exterior design control agreement shall be entered into for all Residential Compact Lot (R-CL and R-CL (CH)) zoned lands, ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development, and conform to the single family development permit guidelines contained in the Yorkson Neighbourhood Plan; b) section 406.5 of the Township of Langley Zoning Bylaw, 1987, is varied so that the minimum front yard setback on the Lot 4 is reduced from 2.5 metres to a minimum 1.4 metres to accommodate the existing house, and to allow façade improvements to compliment the form and character of the proposed development; c) registration of a covenant restricting the maximum footprint for a coach house on Lot 4 to 76 m2 (818 ft2); and further That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No. 4687 in conjunction with the hearing for proposed Development Permit No. 100320.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 3 . . . EXECUTIVE SUMMARY: Bob Bailey of Re/Max Treeland Realty has applied on behalf of Don and Wendy Lee and Lewis and Kim Roscher to rezone 0.61 ha (1.51 acres) of land located at 19921 68 Avenue, and 19894 73A Avenue to Residential Compact Lot Zones R-CL and R-CL(CH) to facilitate subdivision of eleven (11) single family residential lots. In accordance with the previsions of the Routley Neighbourhood Plan, the application involves two non-adjacent parcels, both of which are designated “Residential Bonus Density 1”. The Routley Neighbourhood Plan also designates the north property as “Residential Infill” in recognition of the existence of the larger homes on the existing lots. The intent of the “Residential Infill” designation is to allow innovative residential development in order to retain existing large homes. A Development Permit for the site is being processed in conjunction with the rezoning application to ensure that an exterior design control agreement is entered into at the time of subdivision. The Development Permit also varies the front yard setback for Lot 4 on the north property from 2.5 to 1.4 metres to allow the retention and enhancement of the existing home as per the Residential Infill objectives. The development application complies with the Willoughby Community Plan and Routley Neighbourhood Plan. PURPOSE: This report is to advise and make recommendations with respect to the Rezoning/ Development Permit application.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 4 . . .

ZONING BYLAW NO. 2500

North Property

South Property F:\data\council\2008 Agenda\07-28\Public Hearing Agenda\B.3_cd Rezoning Application RZ100198 Development Permit DP100320 Lee-Roscher.doc

REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 5 . . .

SUBJECT

SUBJECT

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 6 . . .

CONCEPTUAL ADVANCE STREET PLANS

Townhouse

Church

Commercial

North Property South Property Enviro/ Conservation

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

199 STREET

Page 7 . . .

Preliminary Site Plan: North Property – SUBMITTED BY APPLICANT F:\data\council\2008 Agenda\07-28\Public Hearing Agenda\B.3_cd Rezoning Application RZ100198 Development Permit DP100320 Lee-Roscher.doc

REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 8 . . .

Preliminary Site Plan: South Property – SUBMITTED BY APPLICANT

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 9 . . . ADDITIONAL INFORMATION: REFERENCE: Lewis & Kim Roscher 19844 - 73A Avenue Langley, BC V2Y 1R9

Owners:

Don & Wendy Lee 19921 - 68 Avenue Langley, BC V2Y 2W5 Bob Bailey Re/Max Treeland Realty #101 - 6337 198 Street, Langley B.C. V2Y 2E3

Applicant/Agent

Legal Description:

(North Property)

(South Property)

Location:

Lot 5 Section 22 Township 8 New Westminster District Plan 78763 Parcel “A” (Explanatory Plan 12628), Lot 2 Section 15 Township 8 New Westminster District Plan 1476 19921 - 68 Avenue 19844 - 73A Avenue

Subject Area:

0.61 ha (1.51 acres)

Existing Zoning:

Suburban Residential Zone SR-2

Proposed Zoning:

Residential Compact Lot Zone (R-CL) Residential Compact Lot Zone (R-CL (CH))

Willoughby Community Plan:

“Residential”

Routley Neighbourhood Plan:

“Residential Bonus Density 1” (north & south lots) “Residential Infill” (north lot)

E.S.A. Designation:

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

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 10 . . . BACKGROUND:

The subject sites are currently zoned Suburban Residential Zone SR-2 (8094 m2/2 acre minimum lot size) and are designated ‘Residential Bonus Density 1’and the north property is designated “Residential Infill” in the Routley Neighbourhood Plan (37 uph/15 upa maximum with density bonus). The proposed single family development complies with this Neighbourhood Plan designation. DISCUSSION/ANALYSIS: The proponent has applied to rezone 0.61 ha (1.51 acres) of land located at 19921 - 68 Avenue, and 19894 - 73A Avenue to Residential Compact Lot Zones R-CL and R-CL(CH). The application includes two non-adjacent parcels, both of which are designated “Residential Bonus Density 1” in the Routley Neighbourhood Plan. The Routley Neighbourhood Plan also designates the north property as “Residential Infill” in recognition of the existence of the larger homes on the existing lots. The intent of the “Residential Infill” designation is to allow innovative residential development in order to retain existing large homes. Included in the development proposal is the dedication of approximately 404.9 m2 (4358 ft2) of green space along 68 Avenue and in an internal greenway along the western boundary of the south property. The existing homes located on each lot are proposed to be retained. Surrounding Land Uses: North Property: (19894 – 73A Avenue) North:

73A Avenue and residential lots (zoned SR-2 and located outside of the Routley Neighbourhood Plan) beyond; South: suburban residential lots (zoned SR-2, but currently being rezoned to R-CL); East: single family residential lots (zoned R-CL); West: suburban residential lots (zoned SR-2, but currently being rezoned to R-CL).

South Property: (19921 – 68 Avenue) North: South: East: West:

single family residential lots (zoned R-CL); 68 Avenue and single family residential lots (zoned R-1A) beyond; 199A Street and single family residential lots (zoned R-CL) beyond; Internal North-South Greenway and single family residential lots (zoned R-CL) beyond.

Greenways: The Routley Neighbourhood Plan requires dedication and provision of security for the construction of a 4.5 metre street greenway along the 68 Avenue frontage and 7.5 metre internal greenway along the western boundary of the south property. Density:

The Routley Neighbourhood Plan designates the site as Residential Bonus Density 1. The plan permits a maximum density of 30 units per hectare (12 units per acre) when land is provided for greenways or other appropriate green space is upgraded in a manner acceptable to the Township. The Plan allows a base density of 14.8 units/ha (6 units/acre) when greenways are not provided. In this case, the proponent is proposing an overall density of 18.0 units/ha (7.33 units/acre) and is employing the bonus density provisions.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 11 . . . To be eligible for bonus density the proponent is dedicating approximately 404.9 m2 (4358 ft2) of land from the south property for greenway purposes, in accordance with the Neighbourhood Plan. This green space dedication is a result of the 4.5 metre wide street greenway on 68 Avenue and the 7.5 m wide internal greenway. Due to the shape of the property and the location of the existing house (to be retained) the applicant is unable to dedicate the entire 7.5 metre width form the west property line. Instead, they will be required to dedicate a portion of the land and provide cash contribution equalling the value of the area deficit. The current proposal results in a combination of 178.6 m2 of land and a cash-in-lieu payment of $31,357.67 to be directed towards construction of a greenway trail immediately south of the subject site. The greenway dedication combined with the amenity contribution entitles the applicant to a total of 6.8 units for the south parcel. The north property has no greenway dedications and is therefore entitled to a total of 5.6 units. The aggregate density of the two properties results in an overall entitlement of 12.4 units, or 1.4 units more than the 11 units proposed. The available 11 lots are being distributed across the two sites in accordance with the Willoughby Community Plan which states: “1. In the case of multiple parcel developments the bonus would be applicable to all parcels included in the proposal and designated Residential Bonus 1.” School and Park Sites: The Routley Neighbourhood Plan requires that “prior to Council’s consideration of any rezoning bylaw adoption in Routley: a. an elementary school site must be secured in a location acceptable to the School District, that is capable of accommodating the elementary school population that would be generated by the development and other development in the area approved by Council; b. a neighbourhood park site acceptable to the Township adjacent to the elementary school site must be secured by the Township”. An elementary school/park site totalling approximately 6 ha (15 acres) has been acquired (on the north side of 70 Avenue between 198A and 200 Streets) in accordance with the Routley Plan. This site will be the ultimate destination for elementary students generated by development of the Routley lands. The Routley Neighbourhood currently falls within the Willoughby Elementary School catchment area. In the short term, elementary students from the proposed development are expected to attend Willoughby Elementary School (which has some capacity available) until sufficient numbers are generated to construct the Routley School. Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as capacity exists at Mountain Secondary School. An expansion to Mountain Secondary is in the School District’s capital plan. Routley secondary school students will be expected to attend Mountain Secondary.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 12 . . . Development Permit: All of the Routley Neighbourhood Plan area is designated as a mandatory Development Permit area in the Willoughby Community Plan. Applicable is “Development Permit Area ‘B’ – Residential” which establishes objectives and guidelines for the form, character and siting of development. The primary objective of the development permit area designation is to encourage the development of attractive and safe residential areas and reduce conflict with adjacent land uses. As both of the existing houses are proposed to be retained, the development permit will also specify the exterior upgrades necessary to ensure that they are compatible with the surrounding community. A Development Permit for the site is being processed in conjunction with the rezoning application to ensure that an exterior design control agreement is entered into at the time of subdivision. The Development Permit also varies the front yard setback for Lot 4 on the north property from 2.5 to 1.4 metres to allow the retention and enhancement of the existing home in accordance with the “Residential Infill” objective of facilitating development while retaining existing homes. In addition, in order to ensure that the coach house is compatible with, and to minimize the impact on, neighbouring properties, the Development permit restricts the size of the proposed coach house. The proposed restriction would limit the structure to a maximum footprint of 76.0 m2 (818 ft2), which is about the size of typical 3 car garage. This restriction is necessary because the proposed coach house lot is approximately 1550 m2 (16,700 ft2) it would be possible to construct a coach house on the property that was significantly larger than the primary dwellings on adjacent properties. The development application complies with the Willoughby Community Plan and Routley Neighbourhood Plan. Attachment A of this report details the specific development permit area guidelines outlined in the Plan. Tree Protection/ Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (Core Group Consultants, Central Valley Tree & Arborist Services and C. Kavolinas and Associates Ltd.). The submitted information indicates that 61 significant trees exist on the sites, of which 16 trees are proposed to be retained. In accordance with the Township’s Tree Protection Bylaw a total of 19 replacement trees are required to be planted, plus approximately 11 Street trees (in compliance with the Township’s Boulevard Treatment and Street Tree policy). The applicant is proposing to plant all 19 trees on site. Overall, approximately 46 trees will be in place after the site is developed (an average of 4.2 trees per unit). Final tree retention, protection, and replacement plans are subject to the final acceptance of the Manager of Parks Design and Development. Transit:

Transit has not yet been extended to the Routley area. Current service is provided along 200 Street, approximately two blocks to the east. The road layout of the Routley development, however, has been designed to accommodate the provision of future transit routes in accordance with Translink’s operating policy/procedures which Council each year is given an opportunity to review.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 13 . . . Environmental: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming part of the Willoughby and Willowbrook area. As part of the required Servicing Agreement, the applicant will be required to provide full urban services as well as a stormwater management plan detailing lot grading and sediment control measures. The provision of these items in concert with DFO requirements and compliance with the Township’s Tree Protection Policy satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. The proponent is also required to address the environmental issues identified in the February 25, 2000 letter (included in the Routley Neighbourhood Plan) from the DFO and the Ministry of Water, Land and Air Protection (MOWLAP currently Ministry of Environment) including the provision of a Raptor Heron Study conducted in accordance with MOWLAP standard methodology and on-site drainage infiltration works. Servicing: Both development sites will be required to provide full municipal services in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Routley Neighbourhood Plan. A servicing agreement will need to be completed prior to rezoning, and will include road and utility upgrades/extensions and a stormwater management plan. The Township, the Department of Fisheries and Oceans (DFO) and the development community are implementing an innovative stormwater management plan for the Routley area which includes both on-site and off-site infiltration facilities. The subject site is required to comply with the provisions of the plan. An environmental monitoring fee (imposed by DFO) of $100 per additional unit being approved through the rezoning application will also be collected prior to final reading. Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be finalized: 1.

2.

3.

4.

5.

A Servicing Agreement being entered into with the Township to secure required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw, and the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering; Compliance with the requirements of the Department of Fisheries and Oceans (DFO) and the Ministry of Water, Land and Air Protection as defined by the Routley Neighbourhood Plan; Provision of a road dedication of 2.0 metres for 68 Avenue, 3.6 metres for 199A Street and 2.5 metres for 199 Street in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Routley Neighbourhood Plan; Dedication and provision of security for the construction of a 4.5 metre greenway along the 68 Avenue frontage and 7.5 metre internal greenway along the western boundary of Parcel “A”, Explanatory Plan 12628, or equivalent, to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design plans, sidewalk/ trail alignment, fence and landscaping details; Compliance with the Township’s Tree Protection Bylaw 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;

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 14 . . . 6. 7.

Registration of restrictive covenants acceptable to the Township prohibiting access to 68 Avenue; and Payment of applicable Neighbourhood Planning Administration fees, remaining Rezoning and administration fees and the Routley Environmental Monitoring fee.

POLICY CONSIDERATIONS: The proposed development is located in an area designated for residential purposes in the Willoughby Community Plan and the Routley Neighbourhood Plan. The Residential Bonus Density 1 land use designation allows for a maximum density of 30 units/ha (12 units/acre) when the density bonus provisions are utilized; and 14.8 units/ha (6 units/acre) where bonus provisions are not utilized. In this case the combined 11 lot subdivision is proposed at a density of 18.0 units/ha (7.33 units/acre), which is 1.4 units less that the maximum allowed in the Routley Neighbourhood Plan. The ‘Residential Infill’ provision allows for an innovative subdivision layout designed to retain the existing large home on the north property. The proposed development complies with these provisions of the Plan. A Development Permit is also being considered requiring the proponent to secure an exterior design control agreement at the time of subdivision. Staff recommend approval of the rezoning and accompanying Development Permit (to be issued at time of final reading of the rezoning bylaw) as the proposed development complies with the policies of the Willoughby Community Plan and the Routley Neighbourhood Plan. Respectfully submitted, Mike Newall DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION MNN/mnn ATTACHMENT A ATTACHMENT B

Willoughby Community Plan Development Permit Area “B” – Residential Development Permit Guidelines Development Permit No. 100320 text

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

ATTACHMENT A

Page 15 . . . 4.1.2

Development Permit Area “B”– Residential

Lands identified as “Residential” on Map 7, Development Permit Areas are hereby designated as development permit areas under Section 919.1(1)(e) and (f) of the Local Government Act to establish objectives and provide guidelines for the form and character of intensive and multi family residential development. The objective of this development permit area designation is to encourage development of attractive and safe multi family areas. Unless the owner first obtains a development permit, land within this development permit area shall not be subdivided, and construction of, addition to or alteration of a multi family dwelling (including a townhouse, rowhouse, apartment, duplex, triplex or fourplex) must not be started. Development permit guidelines are as follows: 4.1.2.1 General The following general guidelines apply to all development within Development Permit Area “B.” 4.1.2.2 Single Family Development General o

Single family developments shall enter into an Exterior Design Control Agreement (to be registered on title as a restrictive covenant) prior to final subdivision approval and to the acceptance of the Township. The agreement shall incorporate the following single family development permit guidelines.

Architectural Details o

No residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues.

o

All building elevations visible from public land (i.e. parks, roads, greenways and detention pond sites) shall provide architectural detailing to be consistent with the front of the building.

Parking and Traffic/Pedestrian Circulation o

Where single-family lots abut an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street.

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REZONING APPLICATION NO. 100198 AND DEVELOPMENT PERMIT NO. 100320 (LEE/ROSCHER)

Page 16 . . . Landscaping o

Fences adjacent to a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall be designed to complement the building and be an open picket fence design. Fences must permit observation of the public realm and incorporate landscaping to soften their appearance from the road.

Building Form o

Pitched roofs are required. Pitched roofs shall have architectural grade roof material, including ridge caps and shadow lines.

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ATTACHMENT B THE CORPORATION OF THE TOWNSHIP OF LANGLEY Development Permit No. 100320 This Permit is issued this __________day of _________________, 2008 to: 1.

NAME & ADDRESS:

Lewis & Kim Roscher 19844 - 73A Avenue Langley, BC V2Y 1R9 Don & Wendy Lee 19921 - 68 Avenue Langley, BC V2Y 2W5

2.

This permit applies to and only to those lands within the Municipality described as follows and to any and all buildings, structures and other development thereon: LEGAL DESCRIPTION: Lot 5 Section 22 Township 8 New Westminster District Plan 78763 Parcel “A” (Explanatory Plan 12628), Lot 2 Section 15 Township 8 New Westminster District Plan 1476 CIVIC ADDRESS:

19844 - 73A Avenue 19921 - 68 Avenue

3.

This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley applicable thereto, except as specifically varied or supplemented by this permit as follows: a) an exterior design control agreement shall be entered into for all Residential Compact Lot (R-CL and R-CL (CH)) zoned lands, ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development, and conform to the single family development permit guidelines contained in the Yorkson Neighbourhood Plan; b) section 406.5 of the Township of Langley Zoning Bylaw, 1987, is varied so that the minimum front yard setback on Lot 4 is reduced from 2.5 metres to a minimum 1.4 metres to accommodate the existing house, and to allow façade improvements to compliment the form and character of the proposed development; c) registration of a covenant restricting the maximum footprint for the coach house on Lot 4 to 76 m2 (818 ft2).

4.

The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached as a Schedule to this Permit which shall form a part hereof. This Permit is not a Building Permit.

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LEE / ROSCHER Development Permit No. 100320 Page 2

All developments forming part of this Development Permit shall be substantially commenced within two years after the date the Development Permit is issued. This permit shall have the force and effect of a restrictive covenant running with the land and shall come into force on the date of an authorizing resolution passed by Council. It is understood and agreed that the Municipality has made no representations, covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit. This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2008.

F:\data\council\2008 Agenda Hold\Com Dev\DPs\dp100320 Lee_Roscher.doc

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