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THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842 AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800 AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030 AMENDMENT (208 DEVELOPMENTS LTD.) BYLAW 2009 NO. 4727

EXPLANATORY NOTE

Bylaw No. 4727 amends the Willoughby Community Plan by amending the land use plan from ‘Mixed Residential’ to ‘Multi Family’, and the Yorkson Neighbourhood Plan from ‘Mixed Residential’ to ‘Apartment’ for a 7.5 acre portion of the 208 Developments lands to facilitate the construction of sixteen (16) residential apartment buildings (four storey) consisting of 1,474 units.

THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842 AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800 AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030 AMENDMENT (208 DEVELOPMENTS LTD.) BYLAW 2009 NO. 4727 A Bylaw to amend Willoughby Community Plan Bylaw No. 3800 and Yorkson Neighbourhood Plan Bylaw No. 4030; WHEREAS it is deemed necessary and desirable to amend “Willoughby Community Plan Bylaw No. 3800 and Yorkson Neighbourhood Plan Bylaw No. 4030” as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1.

This Bylaw may be cited for all purposes as “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment (208 Developments Ltd.) Bylaw 2009 No. 4727”. 2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 is further amended by amending the plan map as shown delineated on Schedule “A” attached to and forming part of this Bylaw to “Multi Family” and Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 is further amended by amending the plan map as shown delineated on Schedule “A” attached to and forming part of this Bylaw to “Apartment” for the lands described as: W1/2 OF LOT 4, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094 LOT 15, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094

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Bylaw No. 4727 Page 2

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (208 DEVELOPMENTS LTD.) BYLAW 2009 NO. 4728

EXPLANATORY NOTE Bylaw No. 4728 rezones 21.5 ha (53.34 acres) of land generally between 80 Avenue and 84 Avenue west of 208 Street to Comprehensive Development Zone CD-75 to facilitate the construction of sixteen (16) residential apartment buildings (four storey) consisting of 1,474 units and Civic Institutional Zone P-1 for the future park/school site.

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (208 DEVELOPMENTS LTD.) BYLAW 2009 NO. 4728

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 (208 Developments Ltd.) Bylaw 2009 No. 4728”. 2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by a. Adding to Section 104.1 – Zones the words “Comprehensive Development Zone CD-75” after the words “Comprehensive Development Zone CD-74” b. Adding to Section 110 after the words “CD-74” the words “CD-75 0.5 ha” c. By adding after Section 974 “Comprehensive Development Zone CD-74” the following as Section 975 “Comprehensive Development Zone CD-75” 975 – Comprehensive Development Zone CD-75 Uses Permitted 975.1 In the CD-75 Zone only the following uses are permitted and all other uses are prohibited: (1) accessory buildings and uses (2) accessory home occupations subject to Section 104.3(l) (3) apartments Zoning Amenity Policy 975.2 Pursuant to Local Government Act provisions, all development shall comply with the Yorkson Greenway Amenity Zoning Policy; and with the Township’s 5% Neighbourhood Parkland Acquisition Policy. Density 975.3 (1) The maximum number of residential units permitted for each area (as shown in Section 975.11) shall not exceed one (1) residential unit, except as provided for in Section 975.3 (2) (2) The maximum number of residential units permitted for each area (as shown in Section 975.11) shall not exceed the following when in compliance with Section 975.2 Area 1 171

Area 2 171

Area 3 171

Area 4 175

Area 5 164

Area 6 156

Area 7 141

Area 8 208

Area 9 117

Bylaw 4728 Page 2 . . .

Lot Coverage 933.3 Buildings and structures lot coverage for each area (as shown in Section 975.11) shall not exceed the following and be in accordance with the provisions of a Development Permit. Area 1 40%

Area 2 45%

Area 3 40%

Area 4 50%

Area 5 35%

Area 6 35%

Area 7 35%

Area 8 40%

Area 9 40%

Siting of Buildings and Structures 975.4 Principle buildings and structures shall not be sited less than 4.5 metres from a property line and in accordance with the provisions of a Development Permit except for the following. • Canopies and similar structure over walkways and entrances/exit stairs, underground parking garages and underground parking exit stairwells. • Where cantilevered balconies project beyond the face of the building, the minimum setback may be reduced by not more than 1.5 metres, providing that such a reductions shall only apply to the projecting feature. • Where cantilevered balconies project beyond the face of the building at the intersection of 82 Avenue and 208 Street, the minimum setback may be reduced by not more than 2.5 metres. • Where a building abuts a right-of-way for a greenlink, the setback shall be measured from edge of the right-of-way (not property line). Height of Buildings and Structures 975.5 Except as provided for in Section 104.5 the height of buildings and structures shall not exceed 4 storeys and be in accordance with the provisions of a Development Permit. Parking and Loading 975.6 Parking and loading shall be provided in accordance with Section 107 and be in accordance with the provisions of a Development Permit. Subdivision Requirements 975.7 All lots created by subdivision shall comply with Section 110 of this Bylaw and the Township of Langley “Subdivision and Development Control Bylaw”. Landscaping, Screening and Fencing 975.8 Landscaping areas, landscaping screens and fencing shall be provided in accordance with a Development Permit.

Bylaw 4728 Page 3 . . .

Development Permit Requirements 975.9 An application for a Development Permit shall be submitted to Council for its consideration prior to issuance of a building permit. Child Friendly Amenity 975.10 Child Friendly Amenity areas shall be provided in accordance with Section 111.5 and in accordance with a Development Permit. Area Phasing 975.11

Bylaw 4728 Page 4 . . .

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The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1, Plan 1094; and Lot 2 Except: Firstly: Parcel “A” (Ex Plan 10800) Secondly: Parcel “B” (Ex Plan 12770) and Road, Plan 1094; and Lot “A”, Block 1, Plan 71927; and Lots 16 & 17; both of Plan 41307; all of Section 26, Township 8, N.W.D. as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Comprehensive Development Zone CD-75 Lot 6, Lot 7 Except: Parcel “A” (H53134E), Lots 13 & 14; all of Block 1, Plan 1094; and Lot 13, W ½ Lot 14, E ½ Lot 14, Lot 15 Except: Parcel “A” (Ex Plan 15699), Parcel “A” (Ex Plan 15699) of Lot 15; all of Block 2, Plan 1094; all of Section 26, Township 8, N.W.D. as shown delineated on Schedule “B” attached to and forming part of this Bylaw to Civic Institutional Zone P-1.

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Bylaw 4728 Page 6 . . .

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

APRIL 6, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.)

PROPOSAL:

Application to amend the Yorkson Neighbourhood Plan and Zoning Bylaw and issue a Development Permit to permit the construction of 1,474 apartment units in sixteen (16) four (4) storey apartment buildings; and in conjunction with the application to rezone approximately 32 acres of adjacent parkland to Civic Institutional Zone P-1. RECOMMENDATION(S) SUMMARY:

That Council give 1st and 2nd reading to Bylaws No. 4727 and 4728 subject to the completion of seventeen (17) conditions; and issuance of Development Permit No. 100557 (subject to five (5) conditions) at the time of final reading; and that staff be authorized to schedule the required Public Hearing. RATIONALE:

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

REPORT: FILE:

09-52 08-26-0102 / 0103

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 2 . . . RECOMMENDATION(S)

That Council give first and second reading to Rezoning Bylaw No. 4728 (and accompanying Yorkson Neighbourhood Plan Amendment Bylaw No. 4727) rezoning a 8.4 ha (20.77 acre) development site to Comprehensive Development Zone CD-75 and a 13.2 ha (32.7 acre) future park/school site to Civic Institutional Zone P-1 all located in the Central Phase of Yorkson subject to the following development prerequisites being satisfied prior to final reading: 1. In accordance with Yorkson Neighbourhood Plan requirements: a. Provide an overall layout plan for the Central Yorkson Phase including roads, greenways, environmental setbacks and land use to the acceptance of the Director of Community Development; b. Secure a five (5) acre neighbourhood park site to serve the catchment area to the acceptance of the Manager of Parks Design and Development; c. Secure a five (5) acre elementary school site to serve the catchment area to the acceptance of the School District; and d. Provide an overall stormwater detention plan for the Central Yorkson Phase and secure an adequately sized community stormwater detention pond to service the Central Yorkson Phase to the acceptance of the General Manager of Engineering. 2. Completion of a Development Works Agreement (if required) securing off-site servicing to the Central Yorkson Phase (as required by the Yorkson Neighbourhood Plan) to the acceptance of the Director of Community Development; 3. Completion of a Servicing Agreement with the Township securing required off site road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw and the Yorkson Engineering Services Plan to the acceptance of the Director of Community Development; 4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 5. Completion of a Traffic Impact Study including provision of road dedication, widenings and necessary traffic improvements to the acceptance of the General Manager of Engineering (including dedicating an approximate 5.7 metre road widening for 208 Street, a 5.7 metre road widening for 80 Avenue and a 2.5 metre road widening tapering to a 1.0 metre road widening for 82 Avenue in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan to the acceptance of the General Manager of Engineering; 6. Provision of a 4.5 metre wide greenway dedication/right-of-way and construction along 208 Street, 80 Avenue and 82 Avenue frontages to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design plans, sidewalk/trail alignment, fence, landscape details and security; 7. 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; 8. Completion of landscape plans including greenway plans and compliance with Child Friendly Amenity Area requirements to the acceptance of the Manager of Parks Design and Development;

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 3 . . . 9. Provision of a CPTED (Crime Prevention through Environmental Design) review of the development (including design and operation of parkades, elevators, pedestrian walkways/connections, amenity areas, playgrounds, and lighting) by a qualified CPTED professional (in consultation with the Langley RCMP), to the acceptance of the Director of Community Development, including incorporation of the CPTED recommendations into the final development plans; 10. Adoption of a Heritage Revitalization Authorization Bylaw (including finalization of a Heritage Revitalization Agreement) with respect to the relocation/restoration/renovation of the former United Church (8262-208 Street) and the Tom Campbell residence (8275-208 Street); 11. Compliance with the requirements of the Streamside Protection Bylaw and the Department of Fisheries and Oceans with respect to: a. Completion of an overall environmental protection/compensation plan for the Central Yorkson Phase to the acceptance of the DFO; b. Dedication of environmental compensation areas to the Township for conservation purposes (where required); c. Registration of non-disturbance restrictive covenants (where required); d. A Section 35 (HAAD) authorization being obtained (where required); 12. Registration of restrictive covenants acceptable to the Township: a. Prohibiting parking on 208 Street, 80 Avenue and 82 Avenue; b. Prohibiting direct vehicular access to 208 Street; c. Restricting development of each phase until a servicing agreement is completed for that phase to the acceptance of the General Manager of Engineering; 13. Registration of an all purpose right-of-way over the internal strata road and greenlinks for municipal services and public access; 14. Completion of a road closure application for the unconstructed portion of 207 Street north of 82 Avenue; 15. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the units incorporate the flex and universal housing requirements; 16. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; and 17. Payment of applicable Neighbourhood Planning, Site servicing and ISDC review fees, supplemental Rezoning fees, and compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy. That Council, at time of final reading of Rezoning Bylaw No. 4728 (and accompanying Yorkson Neighbourhood Plan Amendment Bylaw No. 4727), authorize the issuance of Development Permit No. 100557 subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “N”; b) Landscaping plans being in substantial compliance with Schedules “O” through “Q”, and in compliance with the Township’s Street Tree and Boulevard Treatment programs and Child Friendly Amenity Area requirements, to the acceptance of the Manager of Parks Design and Development; c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5 and 8 and that all signage be in substantial compliance with Schedules “A” and “R” ; d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads and properties or alternatively screened from view by compatible architectural treatments; and e) All refuse areas to be located in the underground garages;

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 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: f) Payment of supplemental Development Permit application fees; and g) Payment of applicable development cost charges and Building Permit Administration Fees. That Council authorize staff to schedule the required Yorkson Neighbourhood Plan Amendment and Rezoning public hearings in conjunction with Development Permit No. 100557. EXECUTIVE SUMMARY:

208 Developments Ltd. is proposing a comprehensive residential development consisting of sixteen (16) residential apartment buildings (4 storey) consisting of 1,474 units on an 8.4 ha (20.77 acre) development site located along the west side of 208 Street (between 80 Avenue and 84 Avenue). To accommodate the development the proponent has applied for an amendment to the Willoughby Community Plan/Yorkson Neighbourhood Plan, a Zoning Bylaw amendment (from SR-2 to CD-75 and P-1) and issuance of a Development Permit (No. 100557). The Community Plan amendment and Zoning Bylaw amendment also designate 4.0 ha (10 acres) of parkland secured as a result of this development. The properties are within an area designated as a mandatory Development Permit area, to allow Council the opportunity to review the form, character and siting of the proposed development. Additional details are contained in the attached materials. Staff recommends that Council consider the development request subject to completion of seventeen (17) rezoning development prerequisites and issuance of Development Permit No. 100557 (subject to five (5) conditions). Staff supports the development proposal as it is consistent with the overall objectives of the Willoughby Community Plan and the Yorkson Neighbourhood Plan. PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect to Yorkson Neighbourhood Plan Amendment Bylaw No. 4727, Rezoning Bylaw No. 4728 and Development Permit 100557.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 5 . . .

SUBJECT

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 6 . . . EXISTING ZONING BYLAW NO. 2500

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 7 . . .

OVERALL PROPOSED DEVELOPMENT SITE PLAN AND PROPOSED ZONING

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 8 . . . TYPICAL EXTERIOR RENDERINGS – SUBMITTED BY THE APPLICANT

Child Friendly Amenity Area

Building Type “A”

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 9 . . .

Building Type “B”

Building Type “C”

STREETSCAPE ELEVATIONS – SUBMITTED BY THE APPLICANT

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 10 . . .

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 11 . . . ADDITIONAL INFORMATION:

Owners:

208 Developments Ltd. #206 – 2760 Gladwin Road Abbotsford, BC V2T 4S6 Township of Langley 20338-65 Avenue Langley, BC V2Y 3J1

Agent:

McElhanney Consulting Ltd. 13160-88 Avenue Surrey, BC V3W 3K3

Legal Descriptions:

Lot 6, Lot 7 Except: Parcel “A” (H53134E), Lots 13 & 14; all of Block 1, Plan 1094; and Lots 6, 7, 13, W ½ Lot 14, E ½ Lot 14, Lot 15 Except: Parcel “A” (Ex Plan 15699), Parcel “A” (Ex Plan 15699) of Lot 15; all of Block 2, Plan 1094; all of Section 26, Township 8, N.W.D. S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1, Plan 1094; and Lot 2 Except: Firstly: Parcel “A” ( Ex Plan 10800) Secondly: Parcel “B” (Ex Plan 12770) and Road, Plan 1094; and Lot “A”, Block 1, Plan 71927; and Lots 16 & 17; both of Plan 41307; all of Section 26, Township 8, N.W.D.

Location:

West side of 208 Street (between 80 Avenue and 84 Avenue)

Area:

Density Averaging Lands: 17.9 ha (44.26 acres) Development Lands: 8.4 ha (20.77 acres) Total Area: 26.3 ha (64.9 acres)

Existing Zoning:

Suburban Residential Zone SR-2

Proposed Zoning:

Comprehensive Development Zone CD-75 and Civic Institutional P-1

Willoughby Community Plan:

Mixed Residential and Multi-Family

Yorkson Neighbourhood Plan:

Mixed Residential (8-10 upa) and Apartment (40-80 upa)

E.S.A Designation:

061 Willoughby & Willowbrook Area (Rating - 3)

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 12 . . . BACKGROUND/HISTORY:

The subject site is the first development proposal in the Central Phase of the Yorkson Neighbourhood Plan. It triggers the Yorkson Neighbourhood Plan requirements for ‘opening’ a development phase. The site is currently zoned Suburban Residential Zone SR-2 and is designated ‘Mixed Residential’ (8-10 units/acre) and ‘Apartment’ (40-80 units/acre) in the Yorkson Neighbourhood Plan. The applicant is proposing a four storey apartment development consisting of 1,474 units in 16 buildings resulting in an average gross density of 175/ha (71 units/acre). To realize the proposed 1,474 units (71 units/acre), the anticipated units to be developed on lands designated “Mixed Residential” (8-10 upa) and contemplated to form part of the future community park have been incorporated into the development (and are proposed to be rezoned to P-1). To compensate for this density, these lands are in the process of being transferred to the Township for incorporation into the future Willoughby Community Park, in accordance with the density averaging provisions of the Willoughby Community Plan. The overall density complies with Willoughby Community Plan and Yorkson Neighbourhood Plan objectives. A community plan amendment is required to accommodate the apartment housing form on the “Mixed Residential” lands included in the proposed development. DISCUSSION/ANALYSIS:

The proposed development site consists of an 8.4 ha (20.77 acre) site located in the Central Phase of the Yorkson Neighbourhood Plan and is proposed to be rezoned to Comprehensive Development Zone CD-75 to accommodate 1,474 apartment units along the west side of 208 Street (between 80 Avenue and 84 Avenue). The subject site is currently occupied by a number of single family homes on Suburban Residential SR-2 lots. These homes will be removed to accommodate the development with the exception of two (2) heritage homes which are proposed to be restored and relocated on the future townhouse development immediately north of the subject site. Surrounding land uses include: North: South:

East: West:

suburban residential lots (zoned Suburban Residential Zone SR-2 and designated for ‘Townhouse’ in the Yorkson Neighbourhood Plan); 80 Avenue, the Langley Free Reformed Church (designated ‘Apartment’ in the Yorkson Neighbourhood Plan) and the existing Willoughby Elementary School (designated ‘Town Market Commercial’ in the Yorkson Neighbourhood Plan); 208 Street, existing townhouse development (Pepperwood and Arborel) suburban residential lots (Zoned Suburban Residential SR-2) and designated “Mixed Residential” (contemplated to form part of the future Willoughby Community Park).

Density Averaging: The Yorkson Neighbourhood Plan currently designates the site as ‘Apartment’ and ‘Mixed Residential’ with a minimum density of 99 units/ha (40 units/acre) and a maximum of 198 units/ha (80 units/acre) for the ‘Apartment’ portion of the site; and a minimum of 20 units/ha (8 units/acre) and a maximum of 25 units/ha (10 units/acre) for the ‘Mixed Residential’ portion of the site. As a result, a minimum of 590 units and a maximum of 1,136 units are permitted on the ‘development lands’ without density averaging.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 13 . . . The Willoughby Neighbourhood Plan allows density to be averaged provided that the total number of units on the entire site does not exceed the aggregate number of the units permitted. In this case, units from those lands designated “Mixed Residential” (8-10 units/acre) are included in the density calculation. Based on the land use designation (Mixed Residential) these lands have the potential for 354-443 units. As a result, a minimum of 940 units and a maximum of 1,486 units can be placed on the ‘development lands’. The applicant is proposing 1,474 units within this range. The following chart summarizes the number of units permitted in the Yorkson Neighbourhood Plan and the allocation of the units in accordance with density averaging provision of the Willoughby Neighbourhood Plan. Land Use Designation Development Apartment Lands Mixed Residential

Density Averaging Lands

Mixed Residential

Permitted Density

Area

99-198 units/ha (40-80 units/acre) 20-25 units/ha (8-10 units/acre)

5.36 ha (13.26 acres) 3.03 ha (7.51 acres)

20-25 units/ha (8-10 units/acre)

17.91 ha (44.26 acres)

# of Units Permitted 530-1,061 units 60-75 units

354-443 units Note: 350 units are proposed to be transferred

Total Units Permitted: 940-1,486

Community Plan Amendment: As noted above, the subject site is currently designated ‘Apartment’ (gross density of 40-80 upa) and ‘Mixed Residential’ (gross density of 8-10 upa) in the Yorkson Neighbourhood Plan. The density averaging provision of the Willoughby Community Plan will result in a gross density of 175 units/ha (71 units/acre) on the ‘development lands’. While the density is in compliance with the Yorkson Neighbourhood Plan, a Neighbourhood Plan amendment is still required to allow the ‘Apartment’ use on what is currently designated ‘Mixed Residential’. Bylaw 4727 proposes to re-designate the ‘Mixed Residential’ portion of the development site to “Apartment” to accommodate the proposed apartment buildings. The ‘density averaging lands’ (17.91ha/44.26 acres) are also to be designated as ‘Institutional’ to reflect their future park use. The Bylaw will also amend the Willoughby Community Plan from ‘Mixed Residential’ to ‘Multi-Family’ to accommodate the apartment use. Rezoning: The subject site is currently zoned Suburban Residential Zone SR-2. Rezoning Bylaw 4728 proposes to create a new Comprehensive Development Zone (CD-75) designed to specifically accommodate the proposed apartment development. The project complies with the provisions of the site’s proposed CD-75 zoning in terms of building height (4 storeys) , siting, site coverage, parking, and use. The ‘density averaging lands’ will be rezoned to Civic Institutional P-1 in consideration of the future park/school site.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 14 . . . School Sites: The Yorkson Neighbourhood Plan states that “The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase: a.

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

The proposed development falls within the Central Phase of the Yorkson Plan. The five acre elementary school site for this phase is adjacent to the development site and forms part of the ‘density averaging lands’. A separate agreement between the proponent and the School District with respect to these lands will be required. Prior to final reading, the elementary school site must be secured to the acceptance of the School District and Township. The Yorkson Neighbourhood currently falls within the catchment area of Willoughby Elementary School (located on the southwest corner of 208 Street and 80 Avenue). In the short term, elementary students from the proposed development are expected to attend Willoughby Elementary School (which has some capacity available). Yorkson students will attend it until sufficient numbers are generated to construct additional elementary schools in the Yorkson Plan area. Tentatively this new school will be located on a School District property located in the North East Phase of the Yorkson neighbourhood in the 21000 block of 83 Avenue (two blocks east of the development site). Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as capacity exists at Mountain Secondary School. An expansion of Mountain Secondary has been identified as a priority in the School District’s capital plan. Yorkson secondary school students will be expected to attend Mountain Secondary, which has some surplus capacity. Parks and Recreation: The Yorkson Neighbourhood Plan states that “The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase:… b.

the designated neighbourhood park site indicated for that phase, whether it is located in that phase or not, must be secured to the acceptance of the Township, subject to Sections 8.2.6 and 8.2.7;…”

The proposed development falls within the Central Phase of the Yorkson Plan. The five acre neighbourhood park for this phase is adjacent to the development site and forms part of the density averaging lands. Prior to final reading, the neighbourhood park site must be secured to the acceptance of the Township.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 15 . . . In addition to the playing fields and playground equipment located immediately south of the development site at the Willoughby Elementary School, the existing Willoughby neighbourhood park (located at 84 Avenue and 206 Street) is approximately 0.5 kilometres from the development site. The future Yorkson Community Park site is conceptually planned to be located immediately adjacent (west) of the development site. Prior to final reading the proponent is also required to comply with the Township’s 5% Neighbourhood Parkland Acquisition Policy. Greenways: As part of the project, the applicant will be required to dedicate and construct street greenways (including a pathway and landscaping) along 208 Street, 82 Avenue and 80 Avenue as defined in the Yorkson Neighbourhood Plan. Forming part of the overall neighbourhood greenway network, the proponent in total will be dedicating approximately 0.66 acres (2,671 m2) of greenway. The Yorkson Neighbourhood Plan also identifies areas where greenlinks are required. Greenlinks are privately owned and maintained greenways that are intended for public use (secured through a public access right-of-way). Two greenlinks are required to provide public pedestrian connections from the 208 Street greenway to the future Willoughby Community Park and school site. Details of the open space improvements (i.e. required landscaping and fencing including the phasing/treatment/construction of the greenways and municipal trails) will need to be finalized prior to final reading to the acceptance of the Manager of Parks Design and Development. Prior to final reading the proponent must comply with provisions of the Yorkson Greenway Amenity Zoning Policy. Servicing: Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of the Yorkson Neighbourhood Plan review. Prior to final reading the proponent is required to secure full municipal services and enter into a servicing agreement in accordance with the Township’s Subdivision and Development Control Bylaw. The servicing agreement will include all municipal off-site road and utility upgrades/extensions and a stormwater management plan. Also, a Sediment and Erosion Control plan is required in accordance with the Sediment and Erosion Control Bylaw. The applicant is proposing to stage the development in two (2) phases; first the north phase (north of 82 Avenue) and second the south phase (south of 82 Avenue). A restrictive covenant will be required to be registered, prior to final reading, restricting development of each phase until a servicing agreement is finalized for that phase. This will enable detailed servicing requirements to be dealt with on a phase by phase basis. Prior to final reading the proponent is also required to provide a stormwater management plan for the Central Phase as delineated on Map 4 of the Yorkson Neighbourhood Plan. The location of the proposed detention pond is on a portion of the existing Willoughby Neighbourhood Park. Replacement of the parkland used for the detention pond will be incorporated into the neighbourhood park acquisition agreement between the Township and the proponent. The proponent is required to design and secure the community stormwater detention pond to service the Central Phase to the acceptance of the Township of Langley.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 16 . . . The proponent may also choose to enter into a Development Works Agreement (DWA) with the Township (similar to a latecomers agreement) dealing with the recovery of some front-ended servicing costs. In this case, a DWA is proposed by the applicant for the stormwater detention pond serving all of the Central Phase. Completion of the DWA, if required, must occur prior to final reading of the Rezoning Bylaw. The proponent has undertaken a traffic impact study. This study examined the internal vehicle circulation, impact the development will have on the existing and future municipal road network and suggested recommendations. The Township’s transportation engineering staff reviewed the traffic report and has conceptually accepted the report. The site plan has been amended to reflect the recommendations with the development prerequisites reflecting traffic requirements. Road dedication, widenings and necessary traffic improvements (including securing an approximate 5.7 metre road widening for 208 Street, a 5.7 metre road widening for 80 Avenue and a 2.5 metre road widening tapering to a 1.0 metre road widening for 82 Avenue) in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan must be secured prior to final reading to the acceptance of the General Manager of Engineering. Advance Street Plan: In accordance with the Yorkson Neighbourhood Plan, the initial development in each phase must provide an overall layout plan for the phase that addresses roads, pedestrian links, greenways, watercourses, environmental compensation areas, land use and housing types. The layout is to ensure that each phase can develop in an overall comprehensive manner and is to function as an evolving guide to development. As per the Yorkson Neighbourhood Plan, prior to final reading the proponent must submit an overall layout plan to the acceptance of the Director of Community Development. Transit: Transit has not yet been extended into the Yorkson Neighbourhood. The road layout of the overall Yorkson development has, however, been designed to accommodate the provision of future transit routes in accordance with Translink’s operating policy/procedures. Each year Translink provides Council with the opportunity to input/comment on transit routes in the Township. Initially, transit is expected to utilize the 208 Street corridor. The number of units and density proposed by 208 Developments is considered to be very supportive of future transit service. Heritage: In 1998 the Langley Heritage Society initiated a study of built heritage resources in Willoughby which resulted in the identification of several historic buildings on the subject site. Two of the heritage buildings (former United Church at 8263-208 Street and the Tom Campbell residence at 8275-208 Street) are located at the northeast corner of the development site. The proponent has worked closely with the Township’s heritage planning staff and the Heritage Advisory Committee to identify opportunities to retain and preserve the two structures resulting in a proposal to relocate the two buildings slightly to the north and adjacent to 208 Street. The two buildings will be clustered together with another heritage structure (David Jones residence at 8373 -208 Street) and will be incorporated into a future townhouse development (as residential units).

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 17 . . . Prior to final reading the proponent is required to enter into a Heritage Revitalization Agreement (HRA) with the Township. As well as prescribing the precise size, location and uses to be permitted in the heritage structures, the HRA will also detail the restoration standard of the exterior of the buildings. The Heritage Planner and Heritage Advisory Committee will continue to be involved in this process. Flex and Universal Housing: In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% of the units in any residential development shall provide either flex or universal housing prior to final reading of the rezoning bylaw. The proponent has designed a specific unit type (B-2) to accommodate the flex/universal housing requirements which makes up 5.7% of units. The Yorkson Neighbourhood Plan defines flex and universal housing as follows. Flex Housing:” is an innovative approach to home design, renovation and construction that emphasizes accessibility and is engineered to adapt at minimal cost to the changing needs of occupants over their lifetime. The principles of accessibility, adaptability and affordability are applicable to the design and construction of single family dwellings, duplexes, multi-units, townhouses and even apartments, allowing residents to convert space as their needs change. The concept includes: • The use of health materials including structural elements, flooring choices, heating systems and finishes that provide improved indoor air quality and ventilation have been incorporated into the house; • The use of energy efficient Power Smart appliances and lighting, plus a high efficiency forced-air heating system; and • Wheelchair accessibility through widened hallways and doorways, lowered countertops and placement of light and electrical switches within easy reach. The house is designed so that it can accommodate a future elevator.” Universal Housing: “Universal design are those home design features that make a home safe and comfortable for everyone, young or old, whether they have a disability or not. It’s making a home for all ages. Examples include cabinets with pull-out and kitchen counters at several heights to accommodate different tasks and postures”. Environmental: The Township’s Streamside Protection bylaw along with DFO Section 35 (HAAD) approval requirements apply to this development. As part of the updated Yorkson Neighbourhood Plan review a number of watercourses and drainage ditches were identified, none of which are on the development site. The Township is working with DFO in the preparation of an overall environmental protection/compensation plan for the Central Phase. Acceptance of this plan by DFO is required prior to final reading. The Township’s Environmentally Sensitive Areas (E.S.A.) study identifies the lands as forming part of the Willoughby and Willowbrook area. As part of the required Servicing Agreement, the applicant will be required to provide full urban services as well as a stormwater management plan and sediment control measures. The provision of these items in concert with DFO requirements and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 18 . . . Subdivision: The ‘development lands’ currently consist of seven (7) parcels. The applicant is proposing to subdivide the ‘development lands’ into nine (9) lots to facilitate the proposed 16 apartment buildings. The lot reconfiguration is arranged to match the siting and phasing of the proposed development. Subdivision will be required prior to final reading for the dedications of the greenway lands and road widenings. Development Permit: As the subject site is designated a mandatory Development Permit area, the applicant has also applied for a Development Permit. In accordance with Council’s policy, supporting materials have been submitted detailing the proposed development’s form, character and siting. Development Permit guidelines relevant to the site are contained in the Willoughby Community Plan (see Attachment A). Proposed Development Permit No. 100557 is attached to this report (see Attachment B). The comprehensive residential proposal consists of 1474 units in sixteen apartment buildings (4 storeys). The layout of the residential units is summarized below. NORTH PHASE Unit Type

# of Units

Area

A

119

85m2 (910 ft2)

# of Bedrooms 2 + Den

B

132

74m2 (800 ft2)

2

B2

62

74m2 (800 ft2)

2

C

48

59m2 (640 ft2)

1

D

48

69m2 (740 ft2)

1 + Den

E

213

48m2 (520 ft2)

Jr. 1

F

66

93m2 (1,000 ft2)

2 + Loft

Subtotal

688

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 19 . . .

SOUTH PHASE Unit Type

# of Units

Area

B

82

74m2 (800 ft2)

# of Bedrooms 2

B2

23

74m2 (800 ft2)

2

F

41

2 + Loft

G

112

93m2 (1,000 ft2) 85m2 (920 ft2)

2 + Den

H

100

85m2 (920 ft2)

2

J

196

58m2 (620 ft2)

1

K

96

47m2 (500 ft2)

1

L

64

77m2 (830 ft2)

2

M

64

74m2 (800 ft2)

2

N

8

56m2 (600 ft2)

1 + Den

Subtotal

786

Total # of Units

1474

Typical building elevations have been provided for the sixteen proposed apartment buildings, indicating the materials and architectural style of each building. In accordance with the Development Permit guidelines, the buildings are designed with an architectural style that is complementary to each other, with unique elements and colours integrated into each building. The buildings will feature architectural asphalt shingle roofs, with exterior clad in a variety of vinyl siding, brick, stone, wood trim and exposed timber columns. The architect’s design rationale states: Throughout the design process Points West Architecture has focused on designing the development within the framework of the Yorkson Neighbourhood Plan. Regular meetings with planning, building, engineering, parks and heritage staff have resulted in a proposal which meets the objectives in all of these areas.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 20 . . . Some highlights of the design are as follows: 1. Greenways and greenlinks provide strong connections through the development to adjacent streets, parks and schools. 2. Attention was given to LEEDS issue to ensure a sustainable neighbourhood. 3. A mix of unit types ranging from 506 square foot junior suites to 1000 square foot two bedroom loft units can accommodate a wide range of households. 4. The majority of parking is provided underground to increase open site area. 5. Landscaped open spaces are integrated into the plan with a large child friendly component. 6. CPTED issues have been addressed to ensure a safe and secure living environment. 7. Heritage buildings are being preserved within the neighbourhood. 8. Universal design has been integrated into more than 5% of all units exceeding the requirements of the city's accessibility policies. 9. Several architectural themes are used throughout the site providing a variety of traditional and contemporary residential elements. 10. Architectural features including front porches, arbours, patios and gateways have been oriented toward the street. 11. The building facades are well articulated and include a high level of detail. All designs use durable quality materials including cultured stone, heavy timbers, hardi panels and vertical and shake sidings. 12. The sloped roofs define the residential character of the buildings and are dropped a full storey in some areas to reduce the scale and provide a more street friendly massing. The proponent has also integrated numerous sustainable elements into the design (such as LEED principles). These elements are summarized by the proponent as follows. Our architect, Points West Architecture, has worked through the LEED checklist as a preliminary method of measuring the environmental impact of our project, and we are proposing to implement twenty-two (22) of the LEED recognized checklist items, including the following items: -

-

-

-

Sustainable Sites - Site selection, public transportation access, bicycle storage, alternative fuel vehicles, stormwater treatment, heat island effect, light pollution reduction (7 items); Water efficiency – water efficient landscaping (reduce by 50%); Energy & Atmosphere – Ozone protection; Materials & Resources – Building reuse (maintain 75% of existing walls, floors, and roof), construction waste management (divert 50% from landfill), recycled content (7.5% post-consumer + 0.5% post-industrial), regional materials (10% extracted and manufactured regionally) (4 items); Indoor Environmental Quality – Construction IAQ management plan during construction and testing before occupancy, Low-Emitting materials (adhesives, sealants, points and coatings, carpet, composite wood and laminate adhesives), controllability of systems (perimeter and non-perimeter spaces) (8 items); Innovation & Design Process – LEED accredited professional

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 21 . . . In addition, there are several features in the 208 Developments proposal which are not addressed by the LEEDs process but represent very significant advances made since that program was developed, including the following; -

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-

-

Plug-in Electric Hybrid Vehicles; o LEEDs does not anticipate the extent to which the automotive industry has developed plug-in electric hybrid vehicles (PEHVs) and LEEDs has set very low standards for credits in this area. 208 Developments plans to lead the industry in its preparation for the widespread use of PEHVs in apartment underground parkades, by having a dedicated individual PEHV plug available for each and every suite in the development. Individual electric hot water tanks in suites; o Rather than installing the typical central natural gas boiler with circulating hot water running to suites, 208 Developments will incorporate individual electric hot water tanks in each suite. This system is more expensive to install initially, however, it’s more energy efficient and cuts the carbon footprint of hot water heating dramatically. The increased energy efficiency is derived from the fact that individual hot water tanks are a short distance from the end user, rather than a large constantly circulating system that cycles how water up and down from the basement. Individual unit metering; o The impact of individual energy usage metering is an extremely cost effective method of increasing energy efficiency. The end user pays for the power to heat the water that they individually use, rather than the strata corporation paying for a common gas boiler. The end result is that residents are much more likely to be frugal with his/her resources, ultimately reducing energy and water consumption. Acoustic attenuation features; o Quietness is a critical aspect of indoor environmental quality that is not adequately addressed within the LEEDs indoor environmental section. We propose several measures to increase the sound isolation of one suite from the other, such as the use of newly developed acoustic floor-mat (such as Owens Corning “QuietZone”) in the floor structure to isolate the floor concrete from the suite below, providing much higher Impact Insulation Class (IIC) acoustic ratings. In addition, we will specify R20 batts in the floor assembly (above the code of R8) to boost the sound transmission coefficient (STC) rating in the floor assembly by 42% above minimum requirements, and will include sound attenuation materials between the subfloor and all ceramic floor tiles, and laminate flooring surfaces. o 208 Developments will also specify double 5/8 drywall on both sides of party walls, double the drywall requirement of the BC Building Code, to boost the STC acoustic rating in walls. o These sound attenuation features in every instance also provide additional thermal insulation as an added bonus, further reducing energy consumption.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 22 . . . Crime Prevention Through Environmental Design: Given the scale of the development and its use of underground parking structures, staff required the proponent to undertake a CPTED (Crime Prevention Through Environmental Design) assessment. Points West Architecture submitted a CPTED report outlining their design rationale as it relates to CPTED principles. The report was reviewed by the Langley RCMP whose suggestions have been incorporated into the design. Landscaping: The landscaping plans propose extensive planting of trees, flowering shrubs and groundcovers throughout the development site, including along the internal road and adjacent to buildings. The street frontages will feature a pedestrian friendly treatment, with a low black metal picket fence with cultured stone columns (to match building façade) and pedestrian gates to the greenway. Other proposed fencing consists of low wood and metal picket fencing throughout the site, low cedar fencing between yards and a privacy cedar fence along the west boundary of the site. Accent paving of stamped concrete is proposed within the internal roadways at entrances, intersections and greenlinks. Tree Protection/Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (McEllhaney). The submitted information indicates that 444 significant trees exist on the development site, of which 6 are proposed to be retained. In accordance with the Township’s Tree Protection Bylaw, a total of 605 replacement trees are required to be planted plus approximately 69 greenway trees and 56 street trees (in compliance with the Township’s Boulevard Treatment and Street Tree Policy). Overall, a minimum of 710 trees will be in place subsequent to full development of the site. Final tree retention, protection, and replacement plans are subject to final acceptance by the Manager of Parks Design and Development. Child Friendly Area: The Township’s Zoning Bylaw requires provision of 4m2 (43 ft2) of Child Friendly Amenity Area for each residential unit in the apartment buildings. At 1474 units, the applicant is required to provide a minimum of 5,896m2 (63,366 ft2) of Child Friendly Amenity Area. The landscape architect has innovatively incorporated children’s play equipment, a tricycle loop, sitting areas and associated landscape areas into the development. The overall design of these features into the onsite landscape plans satisfies the Child Friendly Amenity Area requirements of the Zoning Bylaw. Prior to final reading the proponent must complete a detailed Child Friendly Amenity design to the acceptance of the Manager of Parks Design and Development. Access and Parking: Access to the site is proposed from 80 Avenue, 82 Avenue and 84 Avenue by way of a joint strata road. No vehicular access is permitted from 208 Street. This strata road will allow for adequate local vehicle circulation and will be secured with a public access right-of-way. The road will be designed with traffic calming elements such as speed tables and stamped concrete at intersections. The Fire Department reviewed the proposal and had its comments incorporated into the design.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 23 . . . The Zoning Bylaw requires 1.5 parking spaces per dwelling unit with 10% of the required parking designated for visitor parking. The applicant is proposing a range of parking from 1.65 spaces/unit to 2.15 spaces/unit with an average of 1.88 parking spaces per unit. The proponent has incorporated 2 levels of underground parking in eight (8) of the buildings (north of 82 Avenue) with limited surface visitor parking spaces. The remaining buildings will have 1 level underground parking with limited surface visitor parking spaces. A total of 2,782 parking spaces are provided. Signage: The applicant is proposing signage that incorporates the same architectural elements used on the buildings. A signage detail is provided as Schedule ‘A’ and ‘R’ to the Development Permit. The ground oriented freestanding signs identifying the apartment site are proposed at the main entrance of 82 Avenue and 80 Avenue and along 208 Street (incorporated into the landscaping). The Township’s Sign Bylaw allows one freestanding sign per lot frontage. A total of nine (9) lots are proposed resulting in a total of nine (9) signs permitted. Eight (8) signs are proposed, however, the proposed locations results in two (2) signs on some lots and none on others. As a result, a variance is required to permit two (2) sings on one lot. Staff support the variance as the total number signs permitted for the development is not exceeded. The variance has been incorporated into the Development Permit. Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be finalized: 1. In accordance with Yorkson Neighbourhood Plan requirements: a. Provide an overall layout plan for the Central Yorkson Phase including roads, greenways, environmental setbacks and land use to the acceptance of the Director of Community Development; b. Secure a five (5) acre neighbourhood park site to serve the catchment area to the acceptance of the Manager of Parks Design and Development; c. Secure a five (5) acre elementary school site to serve the catchment area to the acceptance of the School District; and d. Provide an overall stormwater detention plan for the Central Yorkson Phase and secure an adequately sized community stormwater detention pond to service the Central Yorkson Phase to the acceptance of the General Manager of Engineering. 2. Completion of a Development Works Agreement (if required) securing off-site servicing to the Central Yorkson Phase (as required by the Yorkson Neighbourhood Plan) to the acceptance of the Director of Community Development; 3. Completion of a Servicing Agreement with the Township securing required off site road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw and the Yorkson Engineering Services Plan to the acceptance of the Director of Community Development;

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 24 . . . 4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 5. Completion of a Traffic Impact Study including provision of road dedication, widenings and necessary traffic improvements to the acceptance of the General Manager of Engineering (including dedicating an approximate 5.7 metre road widening for 208 Street, a 5.7 metre road widening for 80 Avenue and a 2.5 metre road widening tapering to a 1.0 metre road widening for 82 Avenue in accordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan to the acceptance of the General Manager of Engineering; 6. Provision of a 4.5 metre wide greenway dedication/right-of-way and construction along 208 Street, 80 Avenue and 82 Avenue frontages to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design plans, sidewalk/trail alignment, fence, landscape details and security; 7. 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; 8. Completion of landscape plans including greenway plans and compliance with Child Friendly Amenity Area requirements to the acceptance of the Manager of Parks Design and Development; 9. Provision of a CPTED (Crime Prevention through Environmental Design) review of the development (including design and operation of parkades, elevators, pedestrian walkways/connections, amenity areas, playgrounds, and lighting) by a qualified CPTED professional (in consultation with the Langley RCMP), to the acceptance of the Director of Community Development, including incorporation of the CPTED recommendations into the final development plans; 10. Adoption of a Heritage Revitalization Authorization Bylaw (including finalization of a Heritage Revitalization Agreement) with respect to the relocation/restoration/renovation of the former United Church (8262-208 Street) and the Tom Campbell residence (8275208 Street);

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 25 . . .

11. Compliance with the requirements of the Streamside Protection Bylaw and the Department of Fisheries and Oceans with respect to: a. Completion of an overall environmental protection/compensation plan for the Central Yorkson Phase to the acceptance of the DFO; b. Dedication of environmental compensation areas to the Township for conservation purposes (where required); c. Registration of non-disturbance restrictive covenants (where required); d. A Section 35 (HAAD) authorization being obtained (where required); 12. Registration of restrictive covenants acceptable to the Township: a. Prohibiting parking on 208 Street, 80 Avenue and 82 Avenue; b. Prohibiting direct vehicular access to 208 Street; c. Restricting development of each phase until a servicing agreement is completed for that phase to the acceptance of the General Manager of Engineering; 13. Registration of an all purpose right-of-way over the internal strata road and greenlinks for municipal services and public access; 14. Completion of a road closure application for the unconstructed portion of 207 Street north of 82 Avenue; 15. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the units incorporate the flex and universal housing requirements; 16. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; and 17. Payment of applicable Neighbourhood Planning, Site servicing and ISDC review fees, supplemental Rezoning fees, and compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy. POLICY CONSIDERATIONS: Staff supports the development proposal as it meets the overall objectives of the Willoughby Community Plan and Yorkson Neighbourhood Plan. To accommodate the proposal lands designated “Mixed Residential” (8-10 upa) contemplated to form part of the future park/school site have been incorporated into the development, in accordance with the density averaging provisions of the Willoughby Community Plan. The overall density complies with Willoughby Community Plan and Yorkson Neighbourhood Plan objectives. A community plan amendment, however, is required to allow the apartment housing form on the “Mixed Residential” lands included in the proposed development. The proposal complies with the density provisions of these plans, Township’s Zoning Bylaw and the Subdivision and Development Control Bylaw and Policy. In staff’s opinion accompanying Development Permit No. 100557 complies with the

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 26 . . . Development Permit Area “B” Guidelines of the Willoughby Community Plan. Accordingly, staff recommend approval of the plan amendment bylaw and the rezoning bylaw (subject to the seventeen (17) development prerequisites) and accompanying Development Permit No. 100557 (to be issued at time of final reading of the rezoning bylaw). Respectfully submitted,

Mark Neill DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION MN/JG ATTACHMENT A ATTACHMENT B

Willoughby Community Plan Development Permit Area B Guidelines Development Permit No. 100557: SCHEDULE A – Building Type “A” Rendering SCHEDULE B – Building Type “B” Rendering SCHEDULE C – Building Type “C” Rendering SCHEDULE D – Overall Site Plan SCHEDULE E – North Phase Site Plan SCHEDULE F – South Phase Site Plan SCHEDULE G –Building Type “A” Typical Building Elevations SCHEDULE H – Building Type “B” Typical Building Elevations SCHEDULE I – Building Type “C” Typical Building Elevations SCHEDULE J – Typical Architectural Elements SCHEDULE K – Typical Architectural Elements SCHEDULE L – Typical Building Cross Sections SCHEDULE M – Unit Type Floor Plans SCHEDULE N – Unit Type Floor Plans SCHEDULE O – North Phase Landscape Plans SCHEDULE P – South Phase Landscape Plans SCHEDULE Q – Fence Plan SCHEDULE R – Signage Plan

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 27 . . .

ATTACHMENT A 4.1.2.3 Multi Family (i.e. Apartment, Townhouse, Rowhouse, Duplex, Triplex and Fourplex) Development General The following guidelines apply to all multi-family development. Site Design o

While providing individual design character, buildings shall be designed to integrate and complement adjacent developments with respect to siting, setbacks, design, exterior finish, landscaping and parking areas. Facade and roofline articulation with porches and other projecting elements is required. Blank or undifferentiated facades shall be avoided.

o

On sloping sites, buildings should be massed to create a terraced form of development and provide view opportunities for a majority of housing units.

o

In order to allow for stormwater infiltration to maintain flow in watercourses, development is encouraged to maintain low surface imperviousness through compact building form and site layout, consideration shall be given to alternative stormwater and road standards, use of pervious surface materials where feasible and preservation of existing vegetation.

o

Multi family buildings shall be designed to maximize avoidance of leaky condominium syndrome by using industry best building practices.

o

Mail box kiosks located within a stratified development shall be protected from the weather, be architecturally integrated into the development and be located adjacent to a visitor parking stall with pull-out.

o

A pedestrian connection shall be provided for each unit/or group of units (as determined by the Township) to the street or street greenway. Public, semi-public and private space shall be clearly delineated.

o

Presenting garages to public roads is discouraged. Offsetting garages behind the front face of the building is encouraged. Carports are not permitted. Developments shall register a restrictive covenant on title preventing conversion of the garage to any other use that prohibits vehicle storage.

o

Development of street facing buildings (i.e. the front door is facing towards the municipal roadway) is required abutting a street or street greenway, other than 200 and 212 (between 76 and 80 Avenues) Streets.

o

A strong street presence is required through extended porches, recessed entries and ground oriented units.

o

Mechanical equipment shall be screened or integrated with the roof form, as viewed from the street or higher buildings, in a manner consistent with the overall architecture of the building.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 28 . . . o

To provide visual interest elevations of buildings facing a street shall have architectural details such as roofline height, varied paint treatments, windows, articulation in the building envelope, etc.

o

Building elevations that are visible from adjacent roads and municipal greenways shall be finished and treated similar to the front elevation – in terms of architectural details and the quality of the exterior finish/materials.

Landscaping o

Development is encouraged to retain existing significant trees within the development in accordance with the Township of Langley’s Tree Protection Bylaw, as amended.

o

On-site landscaping shall be required to enhance the appearance of the development, screen parking, loading and utility areas, and garbage containers/enclosures from adjacent properties and roadways. Best efforts should be made to appropriately screen all utility boxes and meters.

o

A landscape plan shall be prepared by a registered B.C. Landscape Architect.

o

Playground facilities shall be provided, in accordance with the Township’s Child Friendly Amenity Area requirements, as amended.

o

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

o

The use of perimeter berms (in most circumstances), high fences and security gates is discouraged to provide surveillance and a more pedestrian-friendly street system. Fences adjacent to a public road allowance or a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall be made of natural materials and be designed to complement the building and be an open picket fence design. Fences must permit observation of the public realm and incorporate landscaping to soften their appearance from the road.

o

Where lots abut municipal property (i.e. environmental area or a park) a black coated chain link fence shall be constructed to municipal standard. If an adequately landscaped buffer (native plant species are encouraged) of at least 2 metres in width is provided on the greenway side of the fence to the acceptance of the Township, other fence types may be used provided they are visually permeable above 122 cm (48 inches) and do not exceed 180cm (6 feet) in total height.

o

If security fencing is required for storage areas, black coated chain link fencing screened with hedging material may be used.

o

A 5 metre wide landscaping area and a fence shall be provided on multi family properties along abutting lots designated for non residential development (other than municipal greenspace). Fences should be aesthetically designed and reflect adjacent residential building character where applicable.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 29 . . . Parking Lot Landscaping o

In addition to trees and landscaping around the perimeter of surface parking areas, shade trees and landscaping is required within parking areas at the following frequency: x

One tree per six parking stalls to be located in a minimum of 10 cubic meters of growing medium (structural soil, deep root soil cells, or planting beds) so that the tree will be sustained into maturity. Two adjoining rows of parking stalls (front to front) will require a minimum of one tree per bank of 12 parking stalls spaced no more than 18 meters between trees. A minimum grid placement of 18 meters on center should be attained for trees placed in parking areas. In addition to the foregoing, the end of each single row of parking stalls will require a tree and 2 metre wide landscaped area between the end parking stall and the adjacent drive aisle.

x

Trees within parking areas should be of a type and height (at least 8 feet) so that the clearance to the underside of the tree extends above the height of standard types of vehicles that do not require clearance lights. Deciduous shade trees should be a minimum of 6cm calliper with a 1.8 meter clear stem at time of planting. Tree stems must be protected on all sides with a minimum of 1 meter of clearance to the front face of an adjacent barrier curb or other protection from vehicle overhangs.

x

Shrubs and groundcovers should be planted around the base of all trees.

Parking and Traffic/Pedestrian Circulation o

Pedestrian connections shall be provided throughout the development, including through parking lots, and to adjoining land uses. Ornamental paving materials (stamped and coloured concrete or better) are required for all pedestrian connections.

o

Provision of underground parking is encouraged and shall be designed with CPTED principles. Access to either underground or structured parking should be from a lane if possible.

o

Parking shall be provided in enclosed and secured garages attached to individual units or in a secure underground parkade.

o

Tandem parking on all end units is not permitted.

o

Surface parking should be provided for in a number of smaller areas rather than one large lot, and shall be located primarily in the interior of the site or otherwise screened from view. Surface parking shall integrate landscaping and other design elements to reduce the massing of parking areas. Vehicular entrances shall be landscaped, not gated, to create a subtle boundary between the semi-private and public areas.

o

Private driveway access over greenways should be consolidated and minimized to ensure maximum safety of the users of the greenway. Private driveways accessing arterial roads may be restricted.

o

Wheelchair access shall be provided throughout the development.

OFFICIAL COMMUNITY PLAN AMENDMENT AND REZONING APPLICATION NO. 100062 DEVELOPMENT PERMIT APPLICATION NO. 100557 (208 DEVELOPMENTS LTD.) Page 30 . . .

4.1.2.5 Apartments These guidelines are in addition to section 4.1.2.3 and apply to all apartment developments. Architectural Details o

Street facing facades of apartment buildings shall be designed for a pedestrian scale with the first storey architecturally differentiated from upper floors.

o

The apparent mass of a building shall be reduced through roof design, facade articulation and shadowing.

o

Incorporate a ‘good neighbour’ policy by ensuring building heights being stepped or terraced to relate to adjacent buildings.

o

Building height and massing shall be in proportion to adjacent open space.

o

The main entrance of each apartment building should include a pedestrian awning and porte-cochere (or other architectural elements) to provide protection from the weather.

o

Orient the main building entrance to the street and provide a secondary building entrance and pedestrian link to adjacent municipal greenspace where applicable.

o

Avoid blank or undifferentiated facades.

o

Reduce the apparent mass of buildings through roof design, façade articulation and shadowing.

o

Scale building height and massing in proportion to open spaces.

o

Provide weather protection from parking area to front entrance where appropriate.

Landscaping o

Where there are multiple buildings on a site, buildings should be located to provide common space such as courtyards.

Parking and Traffic/Pedestrian Circulation o

Minimize above grade projection of parkade structures.

o

Provide drop-off areas at grade level near the main building entrance where possible.

o

Provide resident parking underground or within the building.

ATTACHMENT B THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100557 This Permit is issued this _______ day of ____________, 2009 to: 1.

2.

NAME:

208 Developments Ltd.

ADDRESS:

206-2760 Gladwin Road Abbotsford, BC V2T 4S6

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:

S ½ Lot 2, W ½ Lot 4 & Lot 15: all of Block 1, Plan 1094; and Lot 2 Except: Firstly: Parcel “A” ( Ex Plan 10800) Secondly: Parcel “B” (Ex Plan 12770) and Road, Plan 1094; and Lot “A”, Block 1, Plan 71927; and Lots 16 & 17; both of Plan 41307; all of Section 26, Township 8, N.W.D. (hereinafter called the “said lands”)

CIVIC ADDRESS:

3.

8061, 8075, 8207, 8263, 8275 – 208 Street 20699 – 80 Avenue 20684 – 82 Avenue

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 “N”; b) Landscaping plans being in substantial compliance with Schedules “O” through “Q”, and in compliance with the Township’s Street Tree and Boulevard Treatment programs and Child Friendly Amenity Area requirements, to the acceptance of the Manager of Parks Design and Development; c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5 and 8 and that all signage be in substantial compliance with Schedules “A” and “R” ; d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads and properties or alternatively screened from view by compatible architectural treatments; and e) All refuse areas to be located in the underground garages;

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: f) Payment of supplemental Development Permit application fees; and g) Payment of applicable development cost charges and Building Permit Administration Fees.

Development Permit No. 100557 (208 Developments Ltd.) Page 2

5.

The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached as a Schedule to this Permit which shall form a part hereof. This Permit is not a Building Permit. All developments forming part of this Development Permit shall be substantially commenced within two years after the date the Development Permit is issued. This permit shall have the force and effect of a restrictive covenant running with the land and shall come into force on the date of an authorizing resolution passed by Council. It is understood and agreed that the Municipality has made no representations, covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit. This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF __________, 2009.

SCHEDULE A – Building Type “A” Rendering SCHEDULE B – Building Type “B” Rendering SCHEDULE C – Building Type “C” Rendering SCHEDULE D – Overall Site Plan SCHEDULE E – North Phase Site Plan SCHEDULE F – South Phase Site Plan SCHEDULE G –Building Type “A” Typical Building Elevations SCHEDULE H – Building Type “B” Typical Building Elevations SCHEDULE I – Building Type “C” Typical Building Elevations SCHEDULE J – Typical Architectural Elements SCHEDULE K – Typical Architectural Elements SCHEDULE L – Typical Building Cross Sections SCHEDULE M – Unit Type Floor Plans SCHEDULE N – Unit Type Floor Plans SCHEDULE O – North Phase Landscape Plans SCHEDULE P – South Phase Landscape Plans SCHEDULE Q – Fence Plan SCHEDULE R – Signage Plan

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SCHEDULE A BUILDING TYPE “A” RENDERING

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SCHEDULE B BUILDING TYPE “B” RENDERING

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SCHEDULE C BUILDING TYPE “C” RENDERING

SCHEDULE D OVERALL SITE PLAN

SCHEDULE E NORTH PHASE SITE PLAN

SCHEDULE F SOUTH PHASE SITE PLAN

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SCHEDULE G BUILDING TYPE “A” TYPICAL BUILDING ELEVATION

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SCHEDULE H BUILDING TYPE “B” TYPICAL BUILDING ELEVATION

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SCHEDULE I BUILDING TYPE “C” TYPICAL BUILDING ELEVATION

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SCHEDULE J TYPICAL ARCHITECTURAL ELEMENTS

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SCHEDULE K TYPICAL ARCHITECTURAL ELEMENTS

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SCHEDULE L TYPICAL BUILDING CROSS SECTIONS

SOUTH PHASE

NORTH PHASE

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SCHEDULE M UNIT TYPE FLOOR PLANS

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SCHEDULE N UNIT TYPE FLOOR PLANS

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SCHEDULE O NORTH PHASE LANDSCAPE PLAN

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SCHEDULE P SOUTH PHASE LANDSCAPE PLAN

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SCHEDULE Q FENCE PLAN

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SCHEDULE R SIGNAGE PLAN