Tol_09_14_09 Public Hearing Agenda

SPECIAL MEETING OF TOWNSHIP COUNCIL FOR THE PURPOSE OF PUBLIC HEARING AND DEVELOPMENT PERMITS Monday, September 14, 2009 at 7:00 p.m. Fraser River Presentation Theatre 4th Floor, 20338 – 65 Avenue, Langley, BC

AGENDA The Local Government Act states that a Municipality must not adopt a community plan, a rural land use bylaw, or a zoning bylaw without first holding a public hearing on the matter. The purpose of a public hearing is to allow persons who consider their interest in property affected by the proposed bylaws a reasonable opportunity to speak on the bylaws or present written submissions to Council, or add comments or elaborate upon correspondence that may have already been presented to Council concerning the bylaws. The hearing procedure is to hear an explanation from the Community Development Division on the purpose of the proposed bylaws and to hear from individuals regarding the bylaws. In order to ensure that all interested parties have an opportunity to be heard, you are requested to keep your representations as brief and succinct as possible and no longer than five minutes, excluding time required for questions from Council. You will be asked to state your name and address for the record and if referring to prepared remarks to submit copies of these to the Township Clerk. Council’s responsibility is to sit and consider the presentations made. Council is not in a position to receive any additional information on the bylaws following this public hearing. Council members should not express their views nor debate the bylaws, but may ask questions to clarify particular points in the submissions; further, no decisions will be made concerning the bylaws at this hearing, as third reading will be considered by Council at its next Regular Meeting to be held Monday, October 5, 2009 at 7:00 p.m. at the Fraser River Presentation Theatre 4th Floor, 20338 – 65 Avenue, Langley, BC

September 14, 2009 Special Meeting for Public Hearing and Development Permits Agenda Page A. 1-17

DEVELOPMENT PERMITS 1.

Development Variance Permit Application No. DVP100053 (Holiday Inn Express) Report 09-118 File CD 08-26-0052 Recommendation that Council authorize issuance of Development Variance Permit No. 100053 to 441933 BC Ltd. for the Holiday Inn Express located at 8750 – 204 Street in accordance with Attachment B. Explanation by the Proponent. Submissions regarding Development Variance Permit No. 100053 from the public.

B. 19-28

PUBLIC HEARING 1.

Rezoning Application No. 100331 (Chantelle Management Ltd.) Bylaw No. 4763 Report 09-111 File CD 08-34-0066 “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Chantelle Management Ltd.) Bylaw 2009 No. 4763” Explanation – Bylaw No. 4763 Bylaw No. 4763 rezones property located at 9102 – 196A Street from General Industrial Zone M-2 to Comprehensive Development Zone CD-14 to permit office uses. Explanation by the proponent. Submissions regarding Bylaw No. 4763 from the public.

September 14, 2009 Special Meeting for Public Hearing and Development Permits Agenda Page B. 29-69

PUBLIC HEARING 2.

Rezoning and Official Community Plan Amendment Application No. 100067 Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Bylaw 4756 Bylaw 4757 Report 09-105 File CD 08-25-0077 “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment (Royale Properties Ltd.) Bylaw 2009 No. 4756” and “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Royale Properties Ltd.) Bylaw 2009 No. 4757” Explanation – Bylaw No. 4756 Bylaw No. 4756 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 ‘Townhouse’ for a 2.0ha (5.0 acre) site located at 20984-83 Avenue to facilitate the construction of one hundred and two (102) townhouse units. Explanation – Bylaw No. 4757 Bylaw No. 4757 rezones 2.0 ha (5.0 acres) of land located at 2098483 Avenue to Comprehensive Development Zone CD-77 to facilitate the construction of one hundred and two (102) townhouse units. Development Permit No. 100580 Running concurrently with this bylaw is Development Permit No. 100580 Royale Properties (Yorkson North) Ltd. in accordance with Attachment B subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “J”; b) Finalization of on-site landscaping plans in substantial compliance with Schedule “K” and “L” and, in compliance with the Township’s Tree Protection and Street Tree and Boulevard Treatment policies, subject to final acceptance by the Manager of Parks Design and Development; and c) Signage plans being in substantial compliance with Schedule “L” and the Township’s Sign Bylaw; and

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

PUBLIC HEARING 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: d) Payment of supplemental Development Permit application fees; e) Payment of applicable development cost charges and Building Permit Administration Fees; and f) Submission of a site specific stormwater management plan including siltation control to the acceptance of the Township. Explanation by the proponent. Submissions regarding Bylaw No. 4756 from the public. Submissions regarding Bylaw No. 4757 from the public. Submissions regarding Development Permit No. 100580 from the public.

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3.

Rezoning Application No. 100339 Development Permit Application No. 100590 (Township of Langley) Bylaw 4769 Report 09-112 File CD 08-14-0172 “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Township of Langley) Bylaw 2009 No. 4769” Explanation – Bylaw No. 4769 Bylaw No. 4769 rezones the western 0.30 ha (0.75 acre) portion of property located at 7185 – 202B Street from Suburban Residential Zone SR-2 to Residential Compact Lot Zone R-CL to accommodate a three (3) lot single family subdivision. Development Permit No. 100590 Running concurrently with this Bylaw is Development Permit No. 100590 The Corporation of the Township of Langley in accordance with Attachment B subject to the following conditions:

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

PUBLIC HEARING a) Completion of an exterior design control agreement ensuring that building design and site development standards are high quality and compatible with surrounding lots. Explanation by the proponent. Submissions regarding Bylaw No. 4769 from the public. Submissions regarding Development Permit No. 100590 from the public.

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4.

Rezoning Application No. 100330 Development Permit Application No. 100583 (Desert Properties Inc.) Bylaw 4746 Report 09-116 File CD 08-26-0109 “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Desert Properties Inc.) Bylaw 2009 No. 4746” Explanation – Bylaw No. 4746 Bylaw No. 4746 rezones three properties having a total area of 1.54 ha (3.82 acres) located north of 86 Avenue (west of 201 Street) to Comprehensive Development Zone CD-47 to permit future business park development. Development Permit No. 100583 Running concurrently with this Bylaw is Development Permit No. 100583 Desert Properties Inc. in accordance with Attachment B subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “J”; b) Final on-site landscaping plans being in substantial compliance with Schedule “K” and in compliance with the Township’s Tree Protection Bylaw, and Street Tree and Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design and Development; c) On-site landscaping to be secured by letter of credit at the building permit stage; d) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to existing Building A and 200 Street as shown on Schedules “B” and “L”; e) All garbage facilities to be located within buildings or screened; f) Freestanding signage on 201 Street and 86 Avenue to be in compliance

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

PUBLIC HEARING with Township of Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the freestanding sign adjacent to existing Building A and 200 Street, and g) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or alternatively to be screened from view by compatible architectural treatments. 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: h) Payment of supplemental Development Permit application fees. Explanation by the proponent. Submissions regarding Bylaw No. 4746 from the public. Submissions regarding Development Permit No. 100583 from the public.

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5.

Neighbourhood Plan Amendment and Rezoning Application RZ100327 (QC Holdings) Bylaw No. 4767 Bylaw No. 4768 Report 09-107 File CD 08-23-0108 “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment (QC Holdings) Bylaw 2009 No. 4767” and “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (QC Holdings) Bylaw 2009 No. 4768” Explanation - Bylaw No. 4767 Bylaw No. 4767 amends the Yorkson Neighbourhood Plan to allow large format retail uses in the Town Market Mixed use designation and to allow the development of a limited number of residential units in the Town Market Area without first securing an Elementary School / Neighbourhood Park site for the Southwest Phase, in order to facilitate the construction of a multi-phase, mixed use, residential, retail, and office project.

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

PUBLIC HEARING Explanation - Bylaw No. 4768 Bylaw No. 4768 rezones 8.07 ha (19.93 acres) of land located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street in the Willoughby Town Centre, to Comprehensive Development Zone CD-78 to facilitate the construction of a multi-phase, mixed use, residential, retail, and office project. Explanation by the proponent. Submissions regarding Bylaw No. 4767 from the public. Submissions regarding Bylaw No. 4768 from the public.

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6.

Rezoning and Community Plan Amendment Application No. 100066 Development Permit No. 100577 (Parklane Ventures (50 Avenue) Ltd.) Bylaw No. 4760 Bylaw No. 4761 Report 09-106 File CD 11-06-0182 “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment (Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4760” and “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4761” Explanation – Bylaw No. 4760 Bylaw No. 4760 amends the Murrayville Community Plan by redesignating three lots with a total area of 1.77 ha / 4.37 acres (located on the north side of the 21800 block of 50 Avenue) and a portion of Lot 26, Plan 33872 (located north of the proposed connection of 50 Avenue and 220 Street) from “Single Family Two” to “Multi Family One”. The bylaw also designates the lands as part Development Permit Area A. The amendment will facilitate development of 146 strata townhouse units. Explanation – Bylaw No. 4761 Bylaw No. 4761 rezones five properties with a total area of 3.37 ha (8.33 acres) located in the 21800 block of 50 Avenue from Suburban Residential SR-1 to Comprehensive Development Zone CD-33 to permit development of 146 strata townhouse units.

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

PUBLIC HEARING Development Permit No. 100577 Running concurrently with this Bylaw is Development Permit No. 100577 (Parklane Ventures (50 Avenue) Ltd. in accordance with Attachment D subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “U”; b) Final on-site landscaping plans being in substantial compliance with Schedule “V” and in compliance with the Township’s Tree Protection Bylaw, Child Friendly Amenity Area requirement and Street Tree and Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design and Development; c) On-site landscaping to be secured by letter of credit at the building permit stage; d) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to require a total of 354 parking spaces (rather than 361 parking spaces). Although not part of the Development Permit requirements, the applicant is advised that prior to issuance of a building permit the following items will need to be finalized: e) Payment of supplemental Development Permit application fees; f) Payment of applicable development cost charges and Building Permit Administration Fees. Explanation by the proponent. Submissions regarding Bylaw No. 4760 from the public. Submissions regarding Bylaw No. 4761 from the public. Submissions regarding Development Permit No. 100577 from the public.

C.

TERMINATE

A.1

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

SEPTEMBER 14, 2009 - PUBLIC HEARING COMMUNITY DEVELOPMENT DIVISION DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP100053 (HOLIDAY INN EXPRESS)

REPORT: FILE:

09-118 08-26-0052

PROPOSAL:

Development Variance Permit to vary the maximum permitted height from 12 metres to 16.75 metres for an architectural feature proposed as part of a facade renovation at the existing Holiday Inn Express hotel located at 8750 – 204 Street. RECOMMENDATION SUMMARY:

Council authorize issuance of Development Variance Permit No. 100053. RATIONALE:

The proposed height variance is for an architectural feature proposed as part of a “rebranding” of the hotel chain. The variance will facilitate a facade improvement which will assist in maintaining the marketability of the hotel.

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

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RECOMMENDATION(S):

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

FNDA Architecture Inc. has applied (on behalf of 441933 BC Ltd.) to vary the maximum permitted height from 12 metres (39.4 ft.) to 16.75 metres (55 ft.) to facilitate a facade renovation project associated with the re-branding of the Holiday Inn Express hotel. The proposed height variance is supported by staff based on the compatibility of the design with surrounding development and with the area’s Development Permit guidelines. Proposed Development Variance Permit 100053 (see Attachment B) may be considered for issuance by Council. PURPOSE:

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

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 3 . . .

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SUBJECT

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 4 . . .

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ZONING BYLAW NO. 2500

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 5 . . .

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Rendering – SUBMITTED BY APPLICANT

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 6 . . . ADDITIONAL INFORMATION: REFERENCE:

Owner:

441933 BC Ltd. 1160 – 1090 West Georgia Street Vancouver BC V6E 3V7

Agent:

FNDA Architecture Inc. 116 – 828 Harbourside Drive North Vancouver BC V7P 3R9

Legal Description:

Lot 2 Except Part Dedicated Road on Plan LMP43073 Section 26 Township 8 NWD Plan LMP37399

Location:

8750 – 204 Street

Area:

0.768 ha (1.897 acres)

Existing Zoning:

Service Commercial Zone C-3

Walnut Grove Community Plan:

Neighbourhood Commercial / Service Recreation

E.S.A. Designation:

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

BACKGROUND: In 1997, Development Permit No. 97-1 was issued to 441933 B.C. Ltd. to permit the construction of a 4 storey Holiday Inn Express hotel in Walnut Grove. The Development Permit included a minor height variance (from 12 metres to 13.4 metres) related to architectural features (stepped roofline parapets and decorative peaked roofs). DISCUSSION / ANALYSIS: The subject 0.768 ha (1.897 acre) property located at 8750 - 204 Street is designated for Neighbourhood Commercial / Service Recreation purposes in the Walnut Grove Community Plan, and is zoned Service Commercial C-3. Surrounding land uses include: • • • •

commercial uses to the north (fronting onto 88 Avenue) including an A&W restaurant and a two-storey commercial building with retail, restaurant and office uses; the Travelodge motel and Walnut Grove pub to the east; Highway No. 1 to the south; and Ricky’s Restaurant and 204 Street to the west, beyond which are other commercial uses (including McDonald’s Restaurant)

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 7 . . .

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The Intercontinental Hotels Group (parent company which oversees the operation of the Holiday Inn hotel chain) has launched a worldwide “re-branding” of their Holiday Inn and Holiday Inn Express hotels. The “re-branding” involves new corporate logos and signage, along with renovations to the interior and exterior of hotel properties. As part of the “re-branding” of the Langley Holiday Inn Express hotel, interior renovations are proposed, along with improvements to the exterior of the building. One of the proposed exterior changes is an architectural feature at the main entrance lobby on the north side of the building. The proposed architectural feature exceeds the height permitted by the Township’s Zoning Bylaw and by the previous Development Permit. Approval of a Development Variance Permit is required in order to permit the proposed architectural feature. In support of the application, FNDA Architecture Inc. has provided renderings showing the existing building and the proposed exterior renovations to its north side, along with a site plan, elevations (existing and proposed) of the north side of the building, and a roof plan (showing the proposed new architectural feature). These drawings have been incorporated into Development Variance Permit No. 100053 (Attachment B). No changes are proposed to the existing site layout (Attachment B, Schedule C), which has vehicular access to the site provided from 204 Street (via an easement on the adjacent Ricky’s Restaurant property). The hotel features a large “porte cochere” (covered drop off area) on the north side of the building adjacent to the lobby area. The proposed facade renovation (Attachment B, Schedule E) involves the addition of an architectural feature on the building’s north side above the lobby entrance / porte cochere area. The feature (measuring approximately 6.46 metres by 6.46 metres / 28 ft. by 28 ft.) will have a flat roof with glass window area below (replacing the existing metal clad decorative roof peak), and will be clad in new “cementicious wood” panelling. Horizontal louvers (with bird screen behind) are proposed on the north face of the architectural feature, in order to maintain light levels to the windows of the guest rooms located behind the feature (on the hotel’s third and fourth floors). The porte cochere will also be renovated through the addition of the same “cementicious wood” panelling to its exterior and by the addition of a new architectural trellis feature under the existing soffit. The new Holiday Inn Express corporate logo and signage will be added to the upper portion of the architectural feature. The overall height of the building measured to the top of the proposed architectural feature is 16.75 metres (55 ft.). The maximum height permitted in the C-3 zone is 12 metres (39.4 ft.). Development Permit No. 97-1 (approved in 1997) incorporated a variance which permitted a maximum height of 13.4 metres (44 ft.) for several architectural features (stepped roofline parapets and decorative peaked roofs). Staff does not object to the proposed height variance as the proposed feature adds visual interest and contributes to the appearance of the overall building design. The proposed exterior renovation is also consistent with the Development Permit guidelines for the area (see Attachment A).

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 8 . . . POLICY CONSIDERATIONS:

Staff support issuance of the proposed Development Variance Permit based on the compatibility of the design with surrounding development and with the area’s Development Permit guidelines. Staff have notified adjacent property owners that this Development Variance Permit application is being considered at its next meeting, and they may attend and speak to the matter should they deem necessary. They have also been provided with a copy of this report. If Council concurs, staff recommends that the Development Variance Permit be issued as attached. Respectfully submitted,

Robert Knall SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION RK ATTACHMENT A

Walnut Grove Community Plan Development Permit Guidelines

ATTACHMENT B

Development Variance Permit No. 100053: Schedule A Rendering – Existing Schedule B Rendering – Proposed Schedule C Site Plan Schedule D Existing North Building Elevation Schedule E Proposed North Building Elevation Schedule F Roof Plan with new Architectural Feature

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DEVELOPMENT VARIANCE PERMIT APPLICATION NO. 100053 (HOLIDAY INN EXPRESS) Page 9 . . .

ATTACHMENT A EXCERPT FROM WALNUT GROVE COMMUNITY PLAN: #3536 06/05/96 #3860 28/06/99

#3860 28/06/99

b.

Community Commercial (CC), Educational (E), Neighbourhood Commercial (NC), Neighbourhood Mixed Use Centre (NMUC), Service Recreation Use (CS) and Business/Office Park (BOP) The lands designated community commercial (CC), educational (E), neighbourhood commercial (NC), neighbourhood mixed use centre (NMUC), service recreation use (CS) and business/office park (BOP) are hereby designated as development permit areas under Section 945 (4) (e) of the Municipal Act. The objective will be to ensure that the character of development, siting and landscaping is coordinated and attractive and to encourage the development of a compact commercial area. The reduction of residential and commercial conflicts is also an objective. The development permit guidelines are: 1.

Buildings will be required to be sited with the front of the building oriented towards the road. The desire is to coordinate development to create a downtown commercial area. Integration of buildings will be a prime consideration.

2.

Access to and from Walnut Grove Drive and 88th Avenue will be limited.

3.

Consideration should be given to the provision of a covered walkway along the building frontage. Continuous weather protected walkways shall be encouraged between public streets, buildings and parking areas.

4.

Signs should be applied to buildings so that they appear as part of the building design.

5.

Building elevations which are visible from adjoining or nearby streets or pedestrian ways should be treated as a "front" elevation. These elevation treatments do not have to be extensive as the building's "true" front, but can be improved by painting, architectural details, screening and landscaping.

6.

The use of "untreated" concrete or the use of "unfinished" metal/aluminum as a final building finish shall not be permitted. Building materials and building massing shall support the creation of a pedestrian oriented and attractive environment. Pitched roofs shall be encouraged.

7.

Landscaping of the site shall be required to enhance the appearance of the building(s), and screen the parking, loading and utility areas from residential uses, other uses and adjacent roadways. Landscaping plans are to be submitted as part of the Development Permit application. Consideration shall be given to retaining trees.

8.

Buildings should be designed and sited to maximize sun penetration to adjacent roads, sidewalks and properties.

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ATTACHMENT B THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Variance Permit No. 100053 This Permit is issued this _______ day of ____________, 2009 to: 1.

2.

NAME:

441933 BC Ltd.

ADDRESS:

1160 – 1090 West Georgia Street Vancouver BC V6E 3V7

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 2 Except Part Dedicated Road on Plan LMP43073 Section 26 Township 8 NWD Plan LMP37399 (hereinafter called the “said lands”)

CIVIC ADDRESS: 3.

8750 – 204 Street

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 “F”; b) Section 603.6 of Township of Langley Zoning Bylaw 1987 No. 2500 being varied from 12 metres (39.4 ft.) to 16.75 metres (55 ft.) to permit an architectural feature on the north side of the building as shown on Schedules “B”, “C”, “E” and “F”.

4.

The land described herein shall be developed strictly in accordance with the terms, 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.

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Development Variance Permit No. 100053 441933 BC Ltd. Page 2

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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.

Attachments: Schedule A Schedule B Schedule C Schedule D Schedule E Schedule F

Rendering – Existing Rendering – Proposed Site Plan Existing North Building Elevation Proposed North Building Elevation Roof Plan with new Architectural Feature

 

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SCHEDULE A RENDERING - EXISTING

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SCHEDULE B RENDERING - PROPOSED

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SCHEDULE C SITE PLAN

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SCHEDULE D EXISTING NORTH BUILDING ELEVATION

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SCHEDULE E PROPOSED NORTH BUILDING ELEVATION

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SCHEDULE F ROOF PLAN WITH NEW ARCHITECTURAL FEATURE

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B.1 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (CHANTELLE MANAGEMENT LTD.) BYLAW 2009 NO. 4763

EXPLANATORY NOTE

Bylaw No. 4763 rezones property located at 9102 – 196A Street from General Industrial Zone M-2 to Comprehensive Development Zone CD-14 to permit office uses.

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B.1 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (CHANTELLE MANAGEMENT LTD.) BYLAW 2009 NO. 4763 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend “Township of Langley 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 (Chantelle Management Ltd.) Bylaw 2009 No. 4763”.

2.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot B Section 34 Township 8 NWD Plan BCP35878 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Comprehensive Development Zone CD-14.

READ A FIRST TIME the

20

day of

July

, 2009

READ A SECOND TIME the

20

day of

July

, 2009

PUBLIC HEARING HELD the

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, 2009

READ A THIRD TIME the

day of

, 2009

RECONSIDERED AND ADOPTED the

day of

, 2009

Mayor

Deputy Township Clerk

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Bylaw No. 4763 Page 2

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REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

JULY 20, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.)

REPORT: FILE:

09-111 08-34-0066

PROPOSAL:

Application to rezone property located at 9102 – 196A Street from General Industrial Zone M-2 to Comprehensive Development Zone CD-14 to permit office uses. RECOMMENDATION SUMMARY:

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

The proposed rezoning to permit continued operation of an existing office use is compatible with surrounding industrial uses.

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REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.) Page 2 . . .

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RECOMMENDATION(S):

That Council give first and second reading to Bylaw No. 4763 rezoning a 0.23 ha (0.58 acre) lot located at 9102 – 196A Street from General Industrial Zone M-2 to Comprehensive Development Zone CD-14 to permit continued operation of an office use in a multi-tenant industrial building; and further That Council authorize staff to schedule the required public hearing. EXECUTIVE SUMMARY:

Teck Construction LLP has applied (on behalf of Chantelle Management Ltd.) to rezone a 0.23 ha (0.58 acre) lot located at 9102 – 196A Street from General Industrial Zone M-2 to Comprehensive Development Zone CD-14 to permit continued operation of an office use in a multi-tenant industrial building. PURPOSE:

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

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REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.) Page 3 . . .

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SUBJECT

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REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.) Page 4 . . .

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ZONING BYLAW NO. 2500

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REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.) Page 5 . . .

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Site Plan – SUBMITTED BY APPLICANT

SUBJECT SITE

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REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.) Page 6 . . . ADDITIONAL INFORMATION: REFERENCE:

Owner/ Applicant:

Chantelle Management Ltd. 200, 9102 – 196A Street Langley BC V1M 3B4

Agent:

Teck Construction LLP 5197 – 216 Street Langley BC V3A 2N4

Legal Description:

Lot B Section 34 Township 8 NWD Plan BCP35878

Location:

9102 – 196A Street

Area:

0.23 ha (0.58 acre)

Existing Zoning:

General Industrial Zone M-2

Proposed Zoning:

Comprehensive Development Zone CD-14

Official Community Plan:

Designated Industrial Growth

E.S.A. Designation:

E.S.A.# 009 – Walnut Grove Aquifer (Rating - #1)

BACKGROUND: Chantelle Management Ltd. is the owner of a property located at 9102 – 196A Street in the Northwest Langley Industrial area. The property (zoned General Industrial M-2) is developed with an industrial building with ground floor warehouse space/associated small office area (currently vacant) and second floor office space (occupied by Chantelle Management Ltd). Chantelle Management Ltd. is a care home management company which owns six care facilities in BC, Alberta and the U.S. The company’s corporate headquarters are located at the Langley site, which provides leadership, oversight and administrative services (including accounting, payroll, human resources, strategic planning, training and purchasing) to the six care facilities. The property’s M-2 zoning permits a range of general industrial uses, as well as “office uses accessory to permitted industrial uses”. Office uses which are not related to a permitted industrial use are not accommodated currently by the property’s existing zoning. Chantelle’s office use is currently non-conforming, as it is not related to a permitted industrial use on the same property. DISCUSSION / ANALYSIS: Teck Construction LLP has applied (on behalf of Chantelle Management Ltd.) to rezone the subject property to Comprehensive Development Zone CD-14 to permit the continued operation of Chantelle’s office use in the existing industrial building. The subject property is located in the Northwest Langley Industrial area, and is surrounded by other developed industrial properties which are all zoned General Industrial Zone M-2. The predominant uses in the area are warehousing/distribution and light industrial operations. There are office uses in the area, but these have been developed as accessory to an industrial use on the same premises. Page 27 of 199

REZONING APPLICATION NO. 100331 (CHANTELLE MANAGEMENT LTD.) Page 7 . . .

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The current use of the second floor of the building for office purposes (not related to a permitted industrial use on the same site) does not comply with the property’s M-2 zoning. Rezoning of the property to Comprehensive Development Zone CD-14 would allow the Chantelle office use to continue operation. The CD-14 zone was originally created in 1997 in conjunction with the initial rezoning and subdivision of a light industrial/office park area (“Taylor Ventures”) located between 200 and 202 Streets, and between 92A and 96 Avenues. The CD-14 zone permits most of the lighter impact service industrial uses allowed in the M-1A zone, along with offices and other uses traditionally found in office parks. The intent of the CD-14 zone was to provide for low impact industrial uses in combination with office park uses, to act as a transitional land use between the residential areas to the east (east of 202 Street in Walnut Grove) and the established industrial areas to the west 200 Street. The rezoning of the subject property to CD-14 will legitimize an existing non-conforming office use on a site specific basis. The existing building and uses will comply with the provisions of the Zoning Bylaw, which require 6 parking spaces for the warehouse portion of the building and 15 spaces for the office uses. A total of 23 parking spaces currently exist on the site. Environmental: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as forming part of the Walnut Grove Aquifer area. As the property is fully serviced, no adverse environmental impacts are anticipated related to the proposed change in zoning. Tree Protection/ Replacement: As the property is already developed, there are no requirements related to the Tree Protection Bylaw with respect to the rezoning application. Servicing: There are no servicing requirements for the rezoning application as the property is already fully serviced. Development Prerequisites: There are no development prerequisites to be finalized prior to final reading of the rezoning bylaw. POLICY CONSIDERATIONS: The proposed rezoning accommodates the continued operation of an existing office use on the subject property. No negative impacts on the surrounding industrial area are anticipated from the proposed rezoning, as the office use is compatible with the General Industrial M-2 zoning surrounding the site. Respectfully submitted,

Robert Knall SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION

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B.2 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 (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4756

EXPLANATORY NOTE

Bylaw No. 4756 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 ‘Townhouse’ for a 2.0ha (5.0 acre) site located at 20984-83 Avenue to facilitate the construction of one hundred and two (102) townhouse units.

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B.2 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 (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4756 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 (Royale Properties Ltd.) Bylaw 2009 No. 4756”. 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 “Townhouse” for the lands described as: Lot 22, Section 25, Township 8, New Westminster District Plan 1137

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Bylaw No. 4756 Page 2

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4757

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

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4757

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 (Royale Properties Ltd.) Bylaw 2009 No. 4757”. 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-77” after the words “Comprehensive Development Zone CD-76” b. Adding to Section 110 after the words “CD-76” the words “CD-77 1,600 m2” c. By adding after Section 976 “Comprehensive Development Zone CD-76” the following as Section 977 “Comprehensive Development Zone CD-77” 977 – Comprehensive Development Zone CD-77 Uses Permitted 977.1 In the CD-75 Zone only the following uses are permitted and all other uses are prohibited: (1) accessory buildings and uses (2) accessory home occupations subject to Section 104.3(l) (3) townhouses Density 977.2 The density permitted shall be no less than 37 units per hectare (15 units per acre) and no greater than 62 units per hectare (25 units per acre). Lot Coverage 977.3 Buildings and structures shall not cover more than 40% of the lot area. Siting of Buildings and Structures 977.4 Siting of buildings and structures shall be in accordance with the provisions of the Development Permit. Height of Buildings and Structures 977.5 The height of buildings and structures shall not exceed three (3) stories.

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Parking and Loading 977.6 Parking and loading shall be provided in accordance with Section 107 and be in accordance with the provisions of the Development Permit. Subdivision Requirements 977.7 All lots created by subdivision shall comply with Section 110 of this Bylaw and the Township of Langley “Subdivision and Development Control Bylaw”. Landscaping, Screening and Fencing 977.8 Landscaping areas, landscaping screens and fencing shall be provided in accordance with the Development Permit. Child Friendly Amenity 975.9 Child Friendly Amenity areas shall be provided in accordance with Section 111.5 and in accordance with the Development Permit. Development Permit Requirements 977.10 An application for a Development Permit shall be submitted to Council for its consideration prior to issuance of a Building Permit.

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The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 22, Section 25, Township 8, New Westminster District Plan 1137 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Comprehensive Development Zone CD-77

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Bylaw 4757 Page 3 . . .

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REPORT TO MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: COMMUNITY DEVELOPMENT DIVISION FROM: FILE: REZONING AND OFFICIAL COMMUNITY PLAN SUBJECT: AMENDMENT APPLICATION NO. 100067 DEVELOPMENT PERMIT NO. 100580 (ROYALE PROPERTIES (YORKSON NORTH) LTD.)

09-105 08-25-0077

PROPOSAL: Application to amend the Willoughby and Yorkson Plans; rezone a 2.0ha (5.0 acre) site located at 20984-83 Avenue to Comprehensive Development Zone CD-77; and issue a Development Permit to facilitate the construction of one hundred and two (102) townhouse units. RECOMMENDATION SUMMARY: That Council give 1st and 2nd reading to Bylaws 4756 and 4757 subject to eleven (11) development prerequisites; issuance of Development Permit No. 100580 subject to three (3) conditions; and that staff be authorized to schedule the required Public Hearing.

RATIONALE: Staff are supportive of the development proposal as it conforms with municipal planning objectives for the Yorkson Neighbourhood Plan, complements adjacent land use designations and facilitates completion of a critical road linkage (209/209B Street) at no cost to the Township.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 2

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RECOMMENDATION(S): That Council give first and second reading to Bylaw No. 4756 to amend the Willoughby Community Plan and Yorkson Neighbourhood Plan, and Bylaw No.4757 rezoning 2.0ha (5.0 acres) of land located at 20984-83 Avenue to Comprehensive Development Zone CD-77 to facilitate the construction of one hundred and two (102) townhouse units, subject to the following development prerequisites being satisfied prior to final reading; 1. Completion of a Servicing Agreement with the Township confirming servicing capacities and securing required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw; 2. Provision of road dedication, widenings, truncations and necessary intersection improvements at 83 Avenue and 209B Street (including securing a one (1) metre road widening for 83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedication for 209B Street complete with adequate truncations) in accordance with the Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering. 3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering. 4. 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. 5. Provision of a 4.5 metre wide greenway dedication and construction along 83 and 81A Avenues to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design, landscape details and security; 6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design and Development; 7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the Manager of Parks Design and Development; 8. Registration of a restrictive covenant prohibiting parking on internal streets (other than in clearly identified parking spaces) and prohibiting garages from being developed for purposes other than parking of vehicles; 9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of the units to be adaptive housing in accordance with Council’s Adaptable Housing Policy; 10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and 11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review fees, and supplemental Rezoning and Development Permit Application fees; and further That Council at the time of final reading of Bylaws 4756 and 4757 authorize the issuance of Development Permit No. 100580 for the proposed development subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “J”; b) Finalization of on-site landscaping plans in substantial compliance with Schedules “K” and “L” and, in compliance with the Township’s Tree Protection and Street Tree and Boulevard Treatment policies, subject to final acceptance by the Manager of Parks Design and Development; and c) Signage plans being in substantial compliance with Schedule “L” and the Township’s Sign Bylaw; and

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 3

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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: d) Payment of supplemental Development Permit application fees; e) Payment of applicable development cost charges and Building Permit Administration Fees; and f) Submission of a site specific stormwater management plan including siltation control to the acceptance of the Township. That Council authorize staff to schedule the required Public Hearing in conjunction with Development Permit No. 100580. EXECUTIVE SUMMARY: Royale Properties Ltd. has applied to amend the Willoughby Community Plan and the Yorkson Neighbourhood Plan, and rezone approximately 2.0ha (5.0 acres) of land at 20984-83 Avenue to Comprehensive Development Zone CD-77. The Plan amendments and rezoning will facilitate the construction of one hundred and two (102) townhouse units proposed in accompanying Development Permit No. 100580. Staff are supportive of the development proposal as it conforms with municipal planning objectives for Yorkson, complements adjacent land use designations and facilitates completion of a critical linkage (209/209B Street) at no cost to the Township. Two readings are recommended for the bylaws subject to eleven (11) development prerequisites being finalized prior to final reading. The Development Permit (subject to 3 conditions) is being processed in conjunction with the Community Plan amendments and rezoning application providing Council the opportunity to review the form, character and siting of the proposed development. PURPOSE: The purpose of this report is to advise and make recommendations to Council with respect to Community Plan Amendment, Rezoning and Development Permit applications submitted by Royale Properties Ltd.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 4

SUBJECT

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 5

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SUBJECT

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 6

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TOWNSHIP ZONING BYLAW NO. 2500

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 7 Exterior Colour Rendering – SUBMITTED BY THE APPLICANT

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 8

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Site Layout– SUBMITTED BY APPLICANT

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 9

ADDITIONAL INFORMATION: REFERENCE: Owner/ Applicant:

Royale Properties (Yorkson North) Ltd. 16295 – 36A Avenue Surrey, BC V3S 0X5

Agent:

Integra Architecture Inc. 416 West Pender Street Vancouver, BC V6B 1T5

Legal Description:

Lot 22, Section 25, Township 8, New Westminster District Plan 1137

Location:

20984 – 83 Avenue

Area:

2.0ha (5.0acres)

Existing Zoning:

Suburban Residential Zone SR-2

Proposed Zoning

Comprehensive Zone CD-77

Existing Willoughby Community Plan:

Mixed Residential

Proposed Willoughby Community Plan:

Multi Family

Existing Yorkson Neighbourhood Plan:

Mixed Residential (8-10 units per acre)

Proposed Yorkson Neighbourhood Plan:

Townhouse (15-25 units per acre)

E.S.A. Designation:

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

BACKGROUND/HISTORY: The subject site is currently zoned Residential Zone SR-2 and is designated “Mixed Residential” in the Willoughby Community Plan (adopted by Council in 1998) and the updated Yorkson Neighbourhood Plan (adopted by Council in 2008). In 2007, a Rezoning and Development Permit application was received to develop a 42 compact lot single family subdivision on the site. After the public hearing and third reading the proponent decided not to proceed due to economic reasons and the subject property currently remains undeveloped. Royale Properties (Yorkson North) Ltd. has since purchased the subject site and is now proceeding with a proposed 102 unit townhouse development.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 10

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DISCUSSION/ANALYSIS: Community Plan/Zoning Amendments: Royale Properties (Yorkson North) Ltd. is proposing to construct a one hundred and two (102) unit townhouse project at 20984-83 Avenue in Yorkson on 2.0ha (5.0 acres) at a gross density of 50.4 units per hectare (20.4 units per acre). In support of the development, the proponent has applied to: 1. Amend the Willoughby Community Plan from “Mixed Residential” to “Multi Family” ; 2. Amend the Yorkson Neighbourhood Plan from “Mixed Residential” (8-10 units per acre) to “Townhouse” (15-25 units per acre); 3. Rezone the subject site from Residential Zone SR-2 to Comprehensive Development Zone CD-77 permitting a gross density of 15-25 units per acre; and 4. Issuance of a Development Permit. Staff are supportive of the amendments on the basis of: 1. The proposed townhouses are an appropriate land use adjacent to the future school/park site. The proposed townhouse units are to be family oriented and generate elementary school age children. The existing school site located next door is expected to be the first new elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhood park site (already acquired). 2. The proposed townhouses are complimentary to adjacent land use designations, such as the Phoenix townhouse and apartment site immediately to the west, and other designated multi family land to the northwest. 3. The proposed townhouses are better reflective of current land values and housing affordability. These family units are expected to be marketed starting at approximately $300,000. 4. The overall number of units in Yorkson is not increased as a result of this townhouse development. The increased number of units (from 42-102) compensates for units in other Yorkson developments that did not maximize their density/units. Therefore, there is no net increase in units. 5. As a result of point 4 above, no increased impact on servicing capacities is anticipated, however, the proponent is required to verify off-site servicing capacities as a condition of final reading. 6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue in an acceptable alignment at no cost to the Township. This road link is considered to be essential to the road network for the Northeast Phase of Yorkson including the development of adjacent lands, and has, to date, not been secured by either the Township or the development community. The subject Royale proposal resolves this problem. Surrounding land uses include: North: 83 Avenue beyond which is a property zoned Suburban Residential Zone SR-2 designated “Mixed Residential” in the Yorkson Neighbourhood Plan and existing single family residential lots zoned Residential Compact Lot Zone R-CL; South: 81A Avenue beyond which are properties zoned Suburban Residential Zone SR-2 and designated “Mixed Residential” in the Yorkson Neighbourhood Plan; East: 10 acres previously secured for a future elementary school and neighbourhood park; and West: Properties zoned Suburban Residential SR-2 and designated for “Mixed Residential” and ‘Apartment” in the Yorkson Neighbourhood Plan.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 11

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School Sites: The Yorkson Neighbourhood Plan states that “the following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase: a. the designated elementary school site indicated for that phase, whether it is located in that phase or not, must be secured to the acceptance of the School District, subject to Sections 8.2.6 and 8.2.7…” The proposed development falls within the Northeast Phase of Yorkson. The five acre elementary school site for this phase was previously secured and is located immediately adjacent (east) of the development site. 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 this school until sufficient numbers are generated to construct additional elementary schools in the Yorkson Plan area. Tentatively, the school site adjacent to the subject site is scheduled to be the next elementary school constructed in Yorkson. 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.

Parks and Recreation: The Yorkson Neighbourhood Plan states that “the following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase: b. the designated neighbourhood park site indicated for that phase, whether it is located in that phase or not, must be secured to the acceptance of the Township, subject to Sections 8.2.6 and 8.2.7…” The proposed development falls within the Northeast Phase of Yorkson. The five acre elementary school site for this phase is immediately adjacent (east) to the development site and was secured through previous development. In addition to the future school/park site, playing fields and playground equipment are available at the Willoughby Elementary School (approximately 600 metres away) and the existing Willoughby Neighbourhood Park (approximately 1 kilometre away). A child friendly amenity area will also be provided on the subject townhouse site. In addition, the proponent has volunteered to provide a one year family pass to Langley recreation facilities to each townhouse purchaser. Greenways/ Open Space: As part of the project, the applicant will be required to dedicate and construct street greenways (including a pathway and landscaping ) along 81A Avenue and 83 Avenue. Forming part of the overall neighbourhood greenway network, the proponent in total will be dedicating approximately 551 m2 (0.14 acres) to the Township for this purpose. Prior to final reading the proponent must secure dedication and construction of the street greenways to the acceptance of the Manager of Parks Design and Development.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 12

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On February 16, 2009 Council adopted the Neighbourhood Park Land Policy whereby 5% of land being developed is transferred to the Township, or provision of a cash-in-lieu payment to the Township equal to 5% of the land being developed is secured. The applicant has proposed to dedicate approximately 684m2 (3.47% of the developable land) along the east property line to be added to the future neighbourhood park site. The shortfall (302m2 /1.53%) is proposed to be secured by provision of a cash-in-lieu payment. The cash-in-lieu payment will be used by the Township to acquire neighbourhood park elsewhere in Yorkson. Staff are supportive of this proposal as it will increase the area of the future neighbourhood park site giving greater flexibility in the park design. Prior to final reading the proponent must satisfy the Neighbourhood Park Land Policy to the acceptance of the Manager of Parks Design and Development. Child Friendly Amenity Area: Section 111.6 of the Township’s Zoning Bylaw requires provision of one or more “Child Friendly Amenity Areas” for townhouse developments, on the basis of 8m2 per residential unit resulting in a total of 816m2 (8,783ft2) required. In accordance with these provisions, the applicant is proposing to locate the child friendly amenity area in the centre of the site. Prior to final reading, the child friendly amenity area requirements must be secured to the acceptance of the Manager of Parks Design and Development. Tree Protection/Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (Froggers Creek Tree Consultants, Jonathan Losee Ltd. (landscape architect), Hunter Laird Engineering Ltd. and Integra Architects Ltd.). The submitted information indicates that 23 significant trees exist on the site with 3 proposed to be retained. In accordance with the Township’s Tree Protection Bylaw, a total of 141 replacement trees are required to be planted on-site. This calculation excludes street trees and greenway plantings and gives credit for the three retained trees. Final tree retention, protection, and replacement plans are subject to final acceptance of the Manager of Parks Design and Development. Landscaping: The on-site landscape plan proposes extensive plantings of flowering shrub and groundcovers throughout the townhouse site, including trees and planting along the internal private strata road, 81A Avenue and 83 Avenue, adjacent to each townhouse unit and in yard areas. Street frontages will feature landscaping in planting areas adjacent to the buildings. Wood privacy fencing is proposed between the rear yards of the units and a low rail fence and pedestrian gates along 81A Avenue, 83 Avenue and 209B Street. A children’s play area (with play equipment and seating) will be installed near the centre of the site. Street trees and boulevard treatment will be installed along 81 A Avenue, 83 Avenue and 209B Street in accordance with Township policy. The proposed landscape plan is attached as Schedule K of the Development Permit. Prior to final reading the landscape plans must be completed to the acceptance of Manager of Parks Design and Development. 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. In the Northeast Phase of Yorkson an innovative stormwater management plan is required which includes both on-site and off-site infiltration facilities in accordance with the Yorkson Creek Water Resources Plan which must be adhered to. Road widenings of approximately 1.0 metre along 83 Avenue, 11.0 metres along 81A Avenue and 22 metres for 209B Street in accordance with the Subdivision and Development Control Bylaw are

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also required to be secured prior to final reading. A Sediment and Erosion Control plan is also required in accordance with the Sediment and Erosion Control Bylaw. No increased impact on servicing capacities is anticipated, however, the proponent is required to verify off-site servicing capacities as a condition of final reading. Environmental: The Northeast Phase of Yorkson has several undeveloped properties containing drainage and road side ditches. Envirowest Consultants Ltd. was engaged to assess the existing watercourses and ditches and prepare a comprehensive environmental protection/compensation plan to the acceptance of DFO. This plan was recently approved by DFO. No watercourses or ditches were identified on the subject site. 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. A stormwater management plan and sediment control measures will also be required as a prerequisite to the rezoning bylaw in accordance with the Township’s Subdivision and Development Control Bylaw and the Township’s Erosion and Sediment Control Bylaw. The provision of these and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. Transit: Transit has not yet been extended into the Yorkson Neighbourhood. The nearest bus service is currently provided at approximately 202A Street and 80 Avenue. The road layout of the overall Yorkson 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 for input. It is anticipated that transit service will shortly be available on 208 Street one block to the west. Parking: A total of 253 parking spaces are proposed on the site plan. They consist of 204 indoor spaces, 27 driveway spaces and 22 visitor spaces. The proposed parking arrangement complies with the Township’s Zoning Bylaw provisions. The applicant will be required to register a restrictive covenant prohibiting parking on the internal roadways in the project (other than clearly identified parking spaces) and prohibit garages from being developed for purposes other than the parking of vehicles. 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 are required to provide flex or universal housing. The proponent has designed specific adaptive housing unit types (type 2-B and type 5-B) to accommodate the flex/universal housing requirements. These adaptive unit types have been specifically incorporated into Development Permit No. 100580. Subject to a detailed dimensional review at the Building Permit stage, the Yorkson Plan requirement has been adhered to.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 14

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Development Permit: As the site is designated as a mandatory Development Permit area, the applicant has also applied for a Development Permit. In accordance with Council’s policy, supporting materials have been submitted detailing the proposed development’s form, character and siting. Development Permit guidelines relevant to the site are contained in the Willoughby Community Plan (see Attachment A). Proposed Development Permit No. 100580 is attached to this report (see Attachment B). The proposed development will consist of 102 townhouses situated in clusters of four to six units. A combination of eight (8) wider units (side by side double garages) and ninety four (94) narrower units (tandem parking garages) is proposed. The development will consist of ninety four (94) 2 bedroom units and eight (8) 3 bedroom units ranging in size from 139m2 (1,500ft2) to 201m2 (2,164ft2). The units will have garages on the ground floor, living areas on the second floor and bedrooms on the upper floor. Five (5) of the units (or 5% of the units) have been designed to comply with the Township’s Flex/Universal Housing (Adaptable) requirements. Building design incorporates mainly three (3) storey massing. Units fronting 81A Avenue, 83 Avenue and 209B Street have been designed to be ground oriented with entrances facing the street, with pedestrian connection (via private sidewalk and stairs) to the municipal greenway. The proposed streetscape treatment will therefore be pedestrian friendly, providing views from the street and sidewalks into the development. The buildings feature articulated including steeply pitched roofs combination of materials in trims/fascias/brackets, vinyl, wall shingles.

walls with a variety of window bays and architectural detailing incorporating gable ends. Exterior finishing will feature a neutral and earth tone colours, including stone, wood shingles, board and batten siding and architectural asphalt roof

The proposed building height (3 storeys), site coverage (35%) and building siting comply with the CD-77 zoning provisions. The architects’ design rationale states: “The buildings are traditional in character, respectful of the rural history of Langley. Sloping roofs, cupola style roof elements are reminders of the simple utilitarian structures of the Fraser Valley. The simple massing is articulated with a variety of windows and bay windows. Entrance porches at the ground level welcome both residents and visitors and provide a street presence to complement the neighbourhood. A mix of board and batten and horizontal siding is accented by shingled wall and column elements. Warm earth tones are used throughout. Through the ISDC process, extensive landscaping has been provided and significant trees have been retained at the northwest corner of the site. In addition to the child friendly play areas, private outdoor space available to each unit is to be well landscaped in order to ensure that this development is a positive contribution to the environment. While not formally being part of the green rating systems such as LEED and Built Green, our client intends to follow a significant number of green strategies which contribute to neighbourhood sustainability and a better environment. The townhome building form will provide a diversity of housing units for the neighbourhood, giving an option for young families or families looking to downsize. The townhome form is a density which helps to support a good transit system. The proximity of the site adjacent to the future elementary school and park will encourage pedestrian

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activity and reduce vehicle trips. Creating adaptable housing units based on Langley’s Universal Housing requirements will give residents an option for persons with disabilities as well as senior’s who want to remain in their neighbourhood. Energy efficient lighting such as compact fluorescents or LEDS, energy star appliances including fridges, washer/dryers, and dishwashers, and electric rather than gas fireplaces will be used to conserve electricity. High efficiency water fixtures such as dual flush toilets and low flow faucet aerators in shower heads and kitchen and bathroom faucets will be used to conserve water. All insulation is to be low or zero formaldehyde. All interior paints are to be low VOC. Drought tolerant plants and efficient irrigation technology will be implemented to minimize exterior water use. Development Prerequisites: 1. Completion of a Servicing Agreement with the Township confirming servicing capacities and securing required road and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw; 2. Provision of road dedication, widenings, truncations and necessary intersection improvements at 83 Avenue and 209B Street (including securing a one (1) metre road widening for 83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedication for 209B Street complete with adequate truncations) in accordance with the Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering. 3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering. 4. 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. 5. Provision of a 4.5 metre wide greenway dedication and construction along 83 and 81A Avenues to the acceptance of the Manager of Parks Design and Development, including final acceptance of greenway design, landscape details and security; 6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design and Development; 7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the Manager of Parks Design and Development; 8. Registration of a restrictive covenant prohibiting parking on internal streets (other than in clearly identified parking spaces) and prohibiting garages from being developed for purposes other than parking of vehicles; 9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of the units to be adaptive housing in accordance with Council’s Adaptable Housing Policy; 10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and 11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review fees, and supplemental Rezoning and Development Permit Application fees. POLICY CONSIDERATIONS: The one hundred and two (102) unit townhouse proposal requires the Willoughby Community Plan, Yorkson Neighbourhood Plan and Zoning Bylaw to be amended. Staff are supportive of these amendments on the basis of: 1. The proposed townhouses are an appropriate land use adjacent to the future school/park site. The proposed townhouse units are to be family oriented and generate elementary school age children. The existing school site located next door is expected to be the first new elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhood park site (already acquired). Page 50 of 199

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 16

2. The proposed townhouses are complimentary to adjacent land use designations, such as the Phoenix townhouse and apartment site immediately to the west, and other designated multi family land to the northwest. 3. The proposed townhouses are better reflective of current land values and housing affordability. These family units are expected to be marketed starting at approximately $300,000. 4. The overall number of units in Yorkson is not increased as a result of this townhouse development. The increased number of units (from 42-102) compensates for units in other Yorkson developments that did not maximize their density/units. Therefore, there is no net increase in units. 5. As a result of point 4 above, no increased impact on servicing capacities is anticipated, however, the proponent is required to verify off-site servicing capacities as a condition of final reading. 6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue in an acceptable alignment at no cost to the Township. This road link is considered to be essential to the road network for the Northeast Phase of Yorkson including the development of adjacent lands, and has, to date, not been secured by either the Township or the development community. The subject Royale proposal resolves this problem. Staff recommend that Bylaw’s 4756 and 4757 be given two readings (subject to 11 development prerequisites) and that staff be authorized to schedule the Public Hearing in conjunction with the Development Permit Hearing. Respectfully submitted,

Mark Neill SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION MN ATTACHMENT A ATTACHMENT B

Willoughby Community Plan Development Permit Guidelines Development Permit No.100580 text and Schedules A through L: Schedule A –Colour Rendering Schedule B – Site Plan Schedule C – Typical Building Elevations Schedule D – Typical Building Elevations Schedule E – Typical Building Elevations Schedule F – Typical Building Elevations Schedule G – Typical Floor Plans Schedule H – Typical Floor Plans Schedule I – Typical Floor Plans Schedule J – Adaptable Floor Plans Schedule K – Landscape Plan Schedule L – Signage Plan

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B.2 ATTACHMENT A Excerpt from Willoughby Community Plan Bylaw 1998 No. 3800

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

Buildings shall be sited and designed to maximize sun penetration to adjacent roads, sidewalks and properties.

o

Buildings sited on corners shall address both street edges, shall express a visually stimulating ‘landmark’ architecture, and be massed to define the intersection.

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

Site planning and landscaping for residential development should take into account established principles of Crime Prevention Through Environmental Design (CPTED) – including opportunities for neighbourhood surveillance of pathways, landscaped areas and roadways and provision of defensible space that is clearly separated by fences, landscaping or paving, readily visible by residents and adequately lit.

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.

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

Building Form o

Pitched roofs are required unless a green roof is provided. Pitched roofs shall have architectural grade roof material, including ridge caps and shadow lines.

Exterior Design and Finish o

The main entrance of the building should be clearly identified by the architecture of the building and include such elements as pedestrian awnings to provide protection from the weather. Exterior materials shall consist of wood, brick, stone, metal, glass, ceramics (other than for a roof) and/or concrete composite board.

o

Vinyl as a secondary material is permitted, however, a variety of cladding orientation, material, design and/or colour shall be used.

o

Exterior finish of buildings shall be high quality to ensure integrity of the building envelope and to present an attractive appearance. Stucco siding shall be restricted to no more than 25% of any given elevation, but where it is used it shall be inspected and certified by a qualified independent contractor.

o

All glass weather protection designs shall be comprised of frosted glass.

o

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

o

To provide visual interest elevations of buildings facing a street shall have architectural details 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.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 19

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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.

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: •

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.

•

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.

•

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.

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Rezoning/OCP Amendment Application No. 100067 and Development Permit No. 100580 (Royale Properties (Yorkson North) Ltd.) Page 20 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 semiprivate 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.

4.1.2.4 TOWNHOUSES/ROWHOUSE These guidelines are in addition to section 4.1.2.3 and apply to all townhouse developments.

Site Design o

Ground-oriented developments shall be designed with continuity in the design with respect to the exterior finishing materials and architectural detailing. Individual or paired units shall be significantly visually differentiated from other adjoining units (i.e. staggering in plan or elevation, varying rooflines [no flat roofs permitted unless a green roof is provided], variation in exterior materials, variation in paint treatments, and architectural detailing).

o

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

o

Units shall be oriented towards public roads, street greenways and greenlinks/commons where applicable.

o

Scale building height and massing in proportion to open spaces.

Landscaping o

Where there are multiple buildings on a site, buildings should be located to enclose courtyards and other landscaped spaces.

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B.2 ATTACHMENT B THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100580 This Permit is issued this _______ day of ____________, 2009 to: 1.

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

2.

16295 – 36A Avenue Surrey, BC V3S 0X5

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 22, Section 25, Township 8, New Westminster District Plan 1137

(hereinafter called the “said lands”) CIVIC ADDRESS:

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) b)

c)

4.

20984 – 83 Avenue

Building plans being in substantial compliance with Schedules “A” through “J”; Finalization of on-site landscaping plans in substantial compliance with Schedules “K” and “L”, and in compliance with the Township’s Tree Protection and Street Tree and Boulevard Treatment policies, subject to final acceptance by the Manager of Parks Design and Development; and Signage plans being in substantial compliance with Schedule “L” and the Township’s Sign Bylaw.

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: d) e) f)

Payment of supplemental Development Permit application fees; and Payment of applicable development cost charges and Building Permit Administration Fees; and Submission of a site specific stormwater management plan including siltation control to the acceptance of the Township.

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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 – Colour Rendering SCHEDULE B – Site Plan SCHEDULE C – Typical Building Elevations SCHEDULE D – Typical Building Elevations SCHEDULE E – Typical Building Elevations SCHEDULE F – Typical Building Elevations SCHEDULE G – Typical Floor Plans SCHEDULE H – Typical Floor Plans SCHEDULE I – Typical Floor Plans SCHEDULE J – Adaptable Floor Plans SCHEDULE K – Landscape Plans SCHEDULE L – Signage Plan

   

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  SCHEDULE  A  COLOUR RENDERING 

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  SCHEDULE  B  SITE PLAN 

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  SCHEDULE  C  TYPICAL BUILDING ELEVATIONS 

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  SCHEDULE  D  TYPICAL BUILDING ELEVATIONS 

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  SCHEDULE  E  TYPICAL BUILDING ELEVATIONS 

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  SCHEDULE  F  TYPICAL BUILDING ELEVATIONS 

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  SCHEDULE  G  TYPICAL FLOOR PLANS 

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  SCHEDULE  H  TYPICAL FLOOR PLANS 

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  SCHEDULE  I  TYPICAL FLOOR PLANS 

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  SCHEDULE  J  ADAPTABLE FLOOR PLAN 

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  SCHEDULE  K  LANDSCAPE PLAN 

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  SCHEDULE  L  SIGNAGE PLAN 

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B.3 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (TOWNSHIP OF LANGLEY) BYLAW 2009 NO. 4769

EXPLANATORY NOTE Bylaw No. 4769 rezones the western 0.30 ha (0.75 acre) portion of property located at 7185 – 202B Street from Suburban Residential Zone SR-2 to Residential Compact Lot Zone R-CL to accommodate a three (3) lot single family subdivision.

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B.3 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (TOWNSHIP OF LANGLEY) BYLAW 2009 NO. 4769 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning 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 (Township of Langley) Bylaw 2009 No. 4769”.

2.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: the western 0.30 ha (0.75 acre) portion of Lot 44 Section 14 Township 8 New West District Plan 34189 PID: 006-962-793 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Residential Compact Lot Zone R-CL.

READ A FIRST TIME the

31

day of

August

, 2009

READ A SECOND TIME the

31

day of

August

, 2009

PUBLIC HEARING HELD the

day of

, 2009

READ A THIRD TIME the

day of

, 2009

RECONSIDERED AND ADOPTED the

day of

, 2009

Mayor

Deputy Township Clerk

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REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

AUGUST 31, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100339 DEVELOPMENT PERMIT APPLICATION NO. 100590 (TOWNSHIP OF LANGLEY)

REPORT: FILE:

09-112 08-14-0172

PROPOSAL:

Rezone approximately 0.30 ha (0.75 acre) of land located at 7185 – 202B Street to Residential Compact Lot Zone R-CL to accommodate a three (3) lot single family subdivision. RECOMMENDATION SUMMARY:

That Council give first and second reading to Bylaw No. 4769 subject to completion of five (5) development prerequisites and issuance of Development Permit No. 100590 at time of final reading. RATIONALE:

The proposed rezoning complies with the provisions of the Willoughby Community Plan and the Southwest Gordon Estate Neighbourhood Plan.

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

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Page 2 . . .

RECOMMENDATION:

That Council give first and second reading to Bylaw No. 4769 rezoning approximately 0.30 ha (0.75 acre) of land located at 7185 – 202B Street to Residential Compact Lot Zone R-CL to accommodate a three (3) lot single family subdivision, subject to the following development prerequisites being satisfied prior to final reading: 1. Completion of the required road, utility, landscaping and greenway upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw; 2. Provision of road and greenway dedications including 202B Street, widening of 72 Avenue and extension of the rear lane in accordance with the Township’s Subdivision and Development Control Bylaw; 3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree management plan incorporating tree replacement and protection details; 4. Compliance with the Erosion and Sediment Control Bylaw including provision of an Erosion and Sediment Control Plan; and 5. Registration of a no-building restrictive covenant over the remnant lot at the time of subdivision; That Council at the time of final reading of Bylaw No. 4769 authorize the issuance of Development Permit No. 100590 for the proposed single family development subject to the following condition: a) Completion of an exterior design control agreement ensuring that building design and site development standards are high quality and compatible with surrounding lots; and further That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No. 4769 in conjunction with the hearing for proposed Development Permit No. 100590. EXECUTIVE SUMMARY:

The Corporation of the Township of Langley has applied to rezone approximately 0.30 ha (0.75 acre) of land located at 7185 – 202B Street from Suburban Residential Zone SR-2 to Residential Compact Lot Zone R-CL. The proposed rezoning will accommodate a three (3) lot single family subdivision. A Development Permit for the site is also proposed to secure an exterior design control agreement for the single family lots at the time of subdivision. The development application complies with the Willoughby Community Plan and the Southwest Gordon Estate Neighbourhood Plan. Final reading of the rezoning bylaw is contingent upon completion of the five (5) development prerequisites outlined in this report. PURPOSE:

This report is to advise and make recommendations concerning Rezoning Bylaw No. 4769 and Development Permit No. 100590 for property located at 7185 – 202B Street in the Southwest Gordon Estate Neighbourhood of Willoughby.

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

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Page 3 . . .

SUBJECT

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

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Page 4 . . .

ZONING BYLAW NO. 2500

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

Page 5 . . .

PRELIMINARY SUBDIVISION PLAN – SUBMITTED BY APPLICANT

R-CL

SR-2

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

Page 6 . . .

ADDITIONAL INFORMATION:

Owner / Applicant:

The Corporation of the Township of Langley 20338 – 65 Avenue Langley, BC V2Y 3J1

Legal Description:

Lot 44 Section 14 Township 8 New West District Plan 34189 PID: 006-962-793

Location:

7185 – 202B Street

Total Site Area:

0.40 ha (1 acre)

Area to be Rezoned:

0.30 ha (0.75 acre)

Existing Zoning:

Suburban Residential Zone SR-2

Proposed Zoning:

Residential Compact Lot Zone R-CL

Willoughby Community Plan:

Residential Bonus Density 2

Southwest Gordon Estate Neighbourhood Plan:

Residential Bonus Density 2 (base density of 15 units per gross ha / 6 units per gross acre; density bonus to a maximum 37 units per gross ha / 15 units per gross acre)

E.S.A. Designation:

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

BACKGROUND/HISTORY:

The subject site is designated “Residential Bonus Density 2” in the Willoughby Community Plan and the Southwest Gordon Estate Neighbourhood Plan. The “Residential Bonus Density 2” designation allows a base density of 15 units per gross ha (6 units per gross acre) with a density bonus provision up to a maximum 37 units per gross ha (15 units per gross acre). The subject site is also designated a Development Permit Area to encourage the development of an attractive and safe residential area and to reduce conflict with adjacent land uses. In 2004, Council approved the acquisition of the subject site to facilitate the re-alignment of 202A / 202B Street at 72 Avenue with proceeds from disposal of any surplus lands being returned to the original funding account.

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

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Page 7 . . .

DISCUSSION/ANALYSIS:

The Corporation of the Township of Langley has applied to rezone approximately 0.30 ha (0.75 acre) of land located at 7185 – 202B Street from Suburban Residential Zone SR-2 to Residential Compact Lot Zone R-CL. The proposed rezoning will accommodate a three (3) lot single family subdivision. A Development Permit for the site is also proposed to secure an exterior design control agreement for the single family lots at the time of subdivision. Adjacent Uses: Surrounding land uses include: North:

South: East:

West:

72 Avenue, beyond which is Fire Hall 4 zoned Civic Institutional Zone P-1 and a 0.30 ha (0.75 acre) property recently rezoned to Residential Compact Lot Zone R-CL to facilitate a four (4) lot single family subdivision; A single family subdivision zoned Residential Compact Lot Zone R-CL; 202B Street, beyond which are 0.40 ha (1 acre) properties zoned Suburban Residential Zone SR-2 located outside the Southwest Gordon Neighbourhood Plan area; and A single family subdivision zoned Residential Compact Lot Zone R-CL.

Rezoning: The subject site is currently zoned Suburban Residential Zone SR-2. It is proposed to rezone approximately 0.30 ha (0.75 acre) of the site (the area west of the realigned 202B Street) to Residential Compact Lot Zone R-CL (minimum lot size 220 m2 / 2,368 ft2). The proposed rezoning will accommodate a three (3) lot single family subdivision, at a proposed density of 10 units per ha (4 units per acre) in compliance with the Willoughby Community Plan and the Southwest Gordon Estate Neighbourhood Plan. The remaining approximate 0.10 ha (0.25 acre) of the site will retain its current Suburban Residential Zone SR-2 zoning. Subdivision: A preliminary subdivision layout has been submitted in support of the rezoning application. It proposes the creation of three (3) rear loaded compact single family lots (with access from a rear lane). The subdivision plan also includes dedication of the realigned portion of 202B Street. Dedication of this area will result in the creation of a remnant lot to the east of the new dedication (between the new and the existing 202B Street dedications). This remnant lot and the existing 202B Street dedication can be incorporated into the future development of the lots to the east of the subject site. This will require closure of the existing 202B Street dedication which is not part of the current application. The undeveloped lots to the east are located in the Central Gordon Estate Neighbourhood for which a new neighbourhood plan is currently being prepared. To ensure that the remnant lot is not developed in the interim, a no-building restrictive covenant will be required at the subdivision approval stage.

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

B.3

Page 8 . . .

Subdivision details will be addressed at the time of subdivision in accordance with the Township’s Subdivision and Development Control Bylaw and Policy. Development Permit: The Southwest Gordon Estate 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. The Development Permit guidelines are attached to this report as Attachment A. For single family residential lots, the Development Permit guidelines are implemented by a requirement that the applicant enter into an exterior design control agreement at the time of subdivision. The exterior design control agreement typically addresses the form, character and siting of individual single family homes constructed in a development. Servicing: Prior to final reading, it will be necessary to complete the required works and services and to extend services to the proposed lots in accordance with the Township’s Subdivision and Development Control Bylaw. Road dedications including the realigned portion of 202B Street, widening of 72 Avenue, and dedication of a 6.0 metre wide lane are also required prior to final reading. The provision of a Lot Grading Plan and an Erosion and Sediment Control Plan will be required at the time of subdivision. Greenways: In compliance with the Southwest Gordon Estate Neighbourhood Plan, it will be required to dedicate and construct a 4.5 metre wide greenway along 72 Avenue. Fencing and landscaping improvements along 72 Avenue and 202B Street will be required to match the fencing and landscaping treatment of the existing single family subdivision to the south and west. Details of the greenway design, fencing and landscaping need to be finalized to the acceptance of the Manager of Parks Design and Development prior to final reading. Tree Protection: In compliance with the Township’s Tree Protection Bylaw, a tree summary schedule has been completed, indicating that there are no significant trees located on the subject site. As a result, it will be required to plant nineteen (19) replacement trees. Six (6) street trees have already been planted along the site’s road frontage as part of the realignment of 202B Street. Final tree replacement plans are subject to the acceptance of the Manager of Parks Design and Development prior to final reading.

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B.3

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

Page 9 . . .

Environmental Considerations: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming part of the Willoughby and Willowbrook area. No watercourses exist on the subject site. A sitespecific stormwater management plan and an erosion and sediment control plan will be required at the time of subdivision. These items, along with the provision of full urban services and compliance with the Township’s Tree Protection Bylaw, satisfy the management guidelines identified in the Township’s E.S.A. Study. Transit: Translink currently operates regular bus routes along 200 Street (approximately 450 metres west from the subject site). The road layout for the Southwest Gordon Estate Neighbourhood has been designed to accommodate future transit routes in accordance with Translink’s operating policy / procedures, which Council is given the opportunity to review each year. Schools: The subject site is located within the catchment area for R.C. Garnett Elementary School (approximately 250 metres south of the site). Secondary school students will attend Mountain Secondary. Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued as capacity exists at Mountain Secondary School and an expansion to Mountain Secondary is in the School District’s capital plan. Parks: The nearest neighbourhood park is R.C. Garnett Park located approximately 250 metres south of the subject site. Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be completed: 1. Completion of the required road, utility, landscaping and greenway upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw; 2. Provision of road and greenway dedications including 202B Street, widening of 72 Avenue and extension of the rear lane in accordance with the Township’s Subdivision and Development Control Bylaw; 3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree management plan incorporating tree replacement and protection details; 4. Compliance with the Erosion and Sediment Control Bylaw including provision of an Erosion and Sediment Control Plan; and 5. Registration of a no-building restrictive covenant over the remnant lot at the time of subdivision;

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B.3

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

Page 10 . . .

POLICY CONSIDERATIONS:

Staff recommend approval of the rezoning application as the proposed development complies with the provisions of the “Residential Bonus Density 2” designation of the Willoughby Community Plan and the Southwest Gordon Estate Neighbourhood Plan. Final approval of Rezoning Bylaw No. 4769 is subject to completion of five (5) development prerequisites. A Development Permit for the site is also proposed to secure an exterior design control agreement for the single family lots at the time of subdivision. Staff recommend issuance of Development Permit No. 100590 (at the time of final reading) subject to one (1) condition. Subdivision details will be addressed at the subdivision stage pursuant to the Township’s Subdivision and Development Control Bylaw and Policy. Respectfully submitted,

Patrick Ward DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION PJW / pjw

ATTACHMENT A ATTACHMENT B

Willoughby Community Plan Development Permit Guidelines Development Permit No. 100590

This report has been prepared in consultation with the following listed departments. CONCURRENCES Division / Department Property Management Engineering

Name Scott Thompson Gord Swystun

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B.3 ATTACHMENT A WILLOUGHBY COMMUNITY PLAN

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B.3 ATTACHMENT B THE CORPORATION OF THE TOWNSHIP OF LANGLEY Development Permit No. 100590 This Permit is issued this __________day of _________________, 2009 to: 1. NAME & ADDRESS:

The Corporation of the Township of Langley 20338 – 65 Avenue Langley, BC V2Y 3J1

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 44 Section 14 Township 8 New West District Plan 34189 PID: 006-962-793 (hereinafter called the “said lands”) CIVIC ADDRESS:

7185 – 202B Street

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) Completion of an exterior design control agreement ensuring that building design and site development standards are high quality and compatible with surrounding lots. 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. 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.

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Page 86 of 199

B.4 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (DESERT PROPERTIES INC.) BYLAW 2009 NO. 4746

EXPLANATORY NOTE

Bylaw No. 4746 rezones three properties having a total area of 1.54 ha (3.82 acres) located north of 86 Avenue (west of 201 Street) to Comprehensive Development Zone CD-47 to permit future business park development.

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B.4 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (DESERT PROPERTIES INC.) BYLAW 2009 NO.

A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning Bylaw 1987 No. 2500” as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1.

This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Desert Properties Inc.) Bylaw 2009 No. 4746”.

2.

Section 947.6 of the “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is deleted and replaced by the following: “Except as provided for in Section 104.5 the height of buildings and structures shall not exceed 30 metres in height.”

3.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot A Section 26 Township 8 NWD Plan BCP27420 Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26 Township 8 NWD Plan BCP19901 Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26 Township 8 NWD Plan 11245 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Comprehensive Development Zone CD-47.

READ A FIRST TIME the

31

day of

August

, 2009

READ A SECOND TIME the

31

day of

August

, 2009

PUBLIC HEARING HELD the

day of

, 2009

READ A THIRD TIME the

day of

, 2009

RECEIVED THE APPROVAL OF THE MINISTRY OF TRANSPORTATION the

day of

, 2009

RECONSIDERED AND ADOPTED the

day of

, 2009

Mayor

Deputy Township Clerk

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Bylaw No. 4746 Page 2

B.4

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B.4

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

AUGUST 31, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100330 AND DEVELOPMENT PERMIT APPLICATION NO. 100583 (DESERT PROPERTIES INC.)

REPORT: FILE:

09-116 08-26-0109

PROPOSAL:

Application to rezone three properties having a total area of 1.54 ha (3.82 acres) located north of 86 Avenue (west of 201 Street) to Comprehensive Development Zone CD47, and issuance of Development Permit No. 100583 to permit a four storey and a six storey business park building with underground and surface parking. RECOMMENDATION SUMMARY:

That Council give first and second reading to Bylaw No. 4746, subject to the completion of ten (10) conditions; and issuance of Development Permit No. 100583 (subject to seven (7) conditions) at the time of final reading; and that staff be authorized to schedule the required Public Hearing for the rezoning and Development Permit concurrently. RATIONALE:

The proposal complies with the Carvolth Business Park Neighbourhood Plan and Willoughby Community Plan.

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 2 . . .

B.4

RECOMMENDATION(S):

That Council give first and second reading to Rezoning Bylaw No. 4746 rezoning 1.54 ha (3.82 acres) of land located on the north side of 86 Avenue (west of 201 Street) to Comprehensive Development Zone CD-47 to permit a business park development, subject to the following development prerequisites being satisfied prior to final reading: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades and extensions including a storm water management plan in accordance with the Township’s Subdivision and Development Control Bylaw and greenway construction to the acceptance of the Manager of Parks Design and Development 2. Provision 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; 3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on 201 Street and a corner truncation at the 86 Avenue / 201 Street intersection) in accordance with Schedule P1 of the Township’s Subdivision and Development Control Bylaw (Policy Section) as amended to reflect this requirement to the acceptance of the General Manager of Engineering; 4. Compliance with the Township’s Tree Protection Bylaw, including provision of a final tree protection plan incorporating tree retention, replacement and protection details, to the acceptance of the Manager of Parks Design and Development; 5. Completion of landscaping plans (including greenway construction and design requirements) to the acceptance of the Manager of Parks Design and Development; 6. Register a restrictive covenant limiting access to the site from the northerly driveway on 201 Street and from 86 Avenue to right in/out turning movements and prohibiting off-street parking on 86 Avenue and 201 Street abutting the site, to the acceptance of the General Manager of Engineering; 7. Register a restrictive covenant requiring provision of a 5.0 metre wide landscaping area adjacent to the 201 Street and 86 Avenue site frontages; 8. Provision of a CPTED (Crime Prevention through Environmental Design) review of the development (including design and operation of the parkade, elevators, pedestrian connections 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; 9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation; and 10. Payment of supplemental Rezoning Application fee and Site Servicing Review fee; and further That Council at time of final reading of Bylaw No. 4746 authorize issuance of Development Permit No. 100583 subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “J”; b) Final on-site landscaping plans being in substantial compliance with Schedule “K” and in compliance with the Township’s Tree Protection Bylaw, and Street Tree and Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design and Development; c) On-site landscaping to be secured by letter of credit at the building permit stage; d) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to existing Building A and 200 Street as shown on Schedules “B” and “L”; e) All garbage facilities to be located within buildings or screened;

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 3 . . .

B.4

f)

Freestanding signage on 201 Street and 86 Avenue to be in compliance with Township of Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the freestanding sign adjacent to existing Building A and 200 Street, and g) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or alternatively to be screened from view by compatible architectural treatments. 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: h) Payment of supplemental Development Permit application fees. That Council authorize staff to schedule the required public hearing for the Rezoning Bylaw in conjunction with Development Permit No. 100583. EXECUTIVE SUMMARY:

Hub Engineering Inc. has applied (on behalf of Desert Properties Inc.) to rezone three properties having a total area of 1.54 ha (3.82 acres) located in the Carvolth Business Park Neighbourhood Plan area from Suburban Residential Zone SR-2 and Carvolth Commercial Zone C-17 to Comprehensive Development Zone CD-47 to permit a four storey and a six storey business park building with underground and surface parking. A variance to the Township’s Sign Bylaw (to permit a freestanding sign adjacent to 200 Street greater in area than permitted by the bylaw) is incorporated in the Development Permit. Additional details are contained in the attached materials. Final reading of the rezoning bylaw should be contingent upon completion of the development prerequisites outlined in this report. PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect to the Desert Properties Inc. rezoning and Development Permit applications.

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 4 . . .

B.4

SUBJECT

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 5 . . .

B.4

ZONING BYLAW NO. 2500

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 6 . . .

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Proposed Subdivision Plan

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 7 . . .

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Preliminary Site Plan – SUBMITTED BY APPLICANT

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 8 . . .

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Rendering – SUBMITTED BY APPLICANT

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B.4

REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 9 . . . ADDITIONAL INFORMATION: REFERENCE:

Owner:

Desert Properties Inc. 501 – 17665 – 66A Avenue Surrey BC V3S 2A7

Applicant:

Spire Development Corporation 610 – 1125 Howe Street Vancouver BC V6Z 2K8

Agent:

Hub Engineering Inc. 101 – 7485 – 130 Street Surrey BC V3W 1H8

Architect:

Christopher Bozyk Architects Ltd. 414 – 611 Alexander Street Vancouver BC V6A 1E1

Legal Description:

Lot A Section 26 Township 8 NWD Plan BCP27420 Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26 Township 8 NWD Plan BCP19901 Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26 Township 8 NWD Plan 11245

Location:

20077 – 86 Avenue and vacant land

Area:

0.37 ha (0.92 acre) – Lot A 0.65 ha (1.61 acres) – Lot 3 0.52 ha (1.29 acres) – Parcel “C” 1.54 ha (3.82 acres) – Total Area

Existing Zoning:

Carvolth Commercial Zone C-17 (Lot A) Suburban Residential Zone SR-2 (Lot 3 and Parcel “C”)

Proposed Zoning:

Comprehensive Development Zone CD-47

Carvolth Business Park Neighbourhood Plan: E.S.A. Designation:

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

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 10 . . .

B.4

BACKGROUND: Desert Properties Inc. has acquired the three subject properties which are adjacent to a property to the north (8700 – 200 Street) where the company is currently constructing a three storey office building. The subject properties are designated for Service Commercial purposes in the Carvolth Business Park Neighbourhood Plan. This designation permits a broad range of business/office park and retail, service and tourist commercial uses, but excludes retail uses over 450 m2 (4,884 ft2). The Neighbourhood Plan also designates a buffer/greenway along 201 Street and a trail along 86 Avenue. DISCUSSION / ANALYSIS: The subject properties are currently vacant. One of the properties (Lot A) was rezoned to Carvolth Commercial Zone C-17 by its former owner (to permit future commercial development), while the other two properties are zoned Suburban Residential SR-2. Surrounding land uses include: • • • •

a property to the north (also owned by Desert Properties Inc) zoned CD-47, on which a three storey office building is currently under construction; 201 Street to the east (dedicated but not constructed), beyond which is a vacant property under application to be rezoned to Comprehensive Development Zone CD-46 to permit future business/office park uses; 86 Avenue to the south (built to a rural standard), beyond which are suburban residential properties (currently zoned SR-2, but designated Service Commercial in the Carvolth Plan; and commercial uses (Starbucks and Shell gas bar/car wash) fronting onto 200 Street (zoned C-2D).

Proposed Zoning (Bylaw 4746): The application proposes to rezone the subject properties to Comprehensive Development Zone CD-47 to enable development of a four storey and a six storey business park building with underground and surface parking. The CD-47 zone allows for a broad range of service commercial and business park uses. The proposed rezoning is consistent with the Service Commercial designation of the properties in the Carvolth Business Park Neighbourhood Plan. The CD-47 zone currently limits the height of buildings and structures to 15 metres (49.2 ft.), except for hotels and conference/convention facilities (which are limited to a maximum height of 30 metres / 98.4 ft.). When the CD-47 zone was originally drafted (as part of the rezoning of the 200 Street interchange project lands), the greater height allowance for hotels and conference/convention facilities was viewed as a means of encouraging such uses to develop at this “gateway” location. The proposed 4 and 6 storey buildings (with heights of 17.5 metres/ 57.5 ft. and 25.5 metres / 83.5 ft.) exceed the maximum height permitted in the CD-47 zone. Staff note that there is no restriction on building heights in the Carvolth Plan. Section 4.1.1.5 of the plan states “Development must also be consistent with the 200 Street interchange site being a “gateway” entrance to the community.” Permitting higher buildings on the subject site is consistent with this objective. Rezoning Bylaw No. 4746 includes a change to the height provisions of the CD-47 zone to accommodate buildings up to a maximum height of 30 metres (98.4 ft.).

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 11 . . .

Development Permit: As the subject area is designated as a mandatory Development Permit area, the applicant has also applied for a Development Permit. In accordance with Council’s policy, supporting materials have been submitted detailing the proposed development’s form, character and siting. Development Permit guidelines relevant to the site are contained in the Willoughby Community Plan (see Attachment A). Proposed Development Permit No. 100583 is attached to this report (see Attachment B). The design rationale submitted by the applicant’s architect states: “This application is for the development of phase 2 of Langley Business Centre to construct two new four and six storey office / commercial buildings with on grade and underground parking. The site is located near the 200 Street interchange, a major entrance or gateway to Langley (Carvolth Plan area). The proposed development is an addition of + 167,370 square feet mixed use office / retail to Langley Business Centre and comprises of multi-tenant offices and limited commercial spaces to sere the travelling public. The overall design emphasizes cohesiveness in the site planning and clear articulation of the building form to create a functional and visually appealing development. The proposed development, therefore, sets out to meet the following planning and design criteria: • Context: respect, reflect and complement the existing building on site by using similar characteristics and materials: painted concrete, brick veneer, metal panels… • Compliance with applicable zoning regulations and statutory encumbrances • Maximizing green and well landscaped areas • Attractive, appropriate commercial building aesthetic and sensitive response to scale and environment • Variations in massing, changes in height and horizontal planes along with landscaping create breaks in the façade. The use of glass, recessed windows, sunscreen, brick veneer will contribute to visually appealing streetscapes. Steel and glass canopies at each unit entry emphasize the entrances and reinforce the visual identity for future tenants and provide weather protection.” A total of 595 parking spaces are proposed to be provided, consisting of 283 underground and 312 surface spaces. The Township’s Zoning Bylaw requires a total of 580 spaces to be provided. An additional 146 surface spaces exist on the adjacent Phase 1 (Building A) site. The proposed development complies with the site’s proposed CD-47 zoning in terms of use, siting, site coverage, and parking.

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 12 . . .

B.4

Signage: Fascia signage (individual channel letters mounted onto aluminum bars and metal mesh, secured to building soffit and canopy steel) is proposed on the first floor level on all facades of both buildings. The proposed fascia signage (as detailed in Schedules “I” and “J” of Attachment B) complies with the Township’s Sign Bylaw. As part of the approvals granted in Development Permit No. 100519 for the first phase (Building A) of the project on the adjacent site to the west / north, two freestanding signs were approved. These included one sign in the landscaping area between Building A and 200 Street, and a second sign in the landscape area to the north of the 201 Street vehicle access. As part of the current Development Permit application for the second phase (Buildings B and C), the applicant has requested a variance to the Township’s Sign Bylaw to allow the previously approved sign adjacent to 200 Street to be greater in area than the Sign Bylaw permits. The proposed freestanding sign (as detailed in Schedule “L” of Attachment B) will have a total sign area of 26.25 m2 / 282.5 ft2 ), compared to the 20 m2 / 215.3 ft2 maximum sign area permitted by the Bylaw. The applicant feels that the larger sign area is required “in order to provide adequate and visible identification to the number of tenants that require signage on this busy 200 Street location” and that “reducing the space allotted to the individual tenants would impede the public’s ability to identify their logos”. Staff note that the proposed 200 Street sign complies with the maximum height and width of 7.5 m / 24.6 ft. permitted by the Bylaw (proposed height 6 m / 19.83 ft. and width of 4.7 m / 15.5 ft.). The Bylaw allows for one freestanding sign on each street frontage of a lot. In this case, the applicant is not proposing any freestanding sign on the 88 Avenue street frontage. The applicant is proposing a freestanding sign on 201 Street (per the previous Development Permit approval) which complies with the Sign Bylaw, and is requesting approval of a variance to permit the larger sign adjacent to 200 Street. Given the scale of the overall development, staff support approval of the variance to the Sign Bylaw and have incorporated it into the Development Permit. The only sign which would be larger than the Sign Bylaw provisions is the one adjacent to 200 Street. Any other freestanding signs will be required to comply with the maximum dimension / area provisions in the Sign Bylaw. Although the applicant has not indicated any proposed freestanding signage on the 201 Street or 86 Avenue frontages of the proposed lots which will contain Buildings B and C, the Sign Bylaw accommodates additional freestanding signage at these locations. A condition has been included in the Development Permit requiring coordination of the design of all freestanding signs and compliance with the Township’s Sign Bylaw. Greenways/Landscaping: As part of the development the applicant will be required to develop a greenway (including a pathway and landscaping) parallel to 86 Avenue across the entire frontage of the site. Details of the open space improvements will need to be addressed to the acceptance of the Manager of Parks Design and Development prior to final reading of the rezoning bylaw. The greenway will be located within the road dedication (in a widening area being transferred to the Township). Construction of the greenway will be secured as part of the Servicing Agreement prior to consideration of final reading of the rezoning bylaw.

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REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 13 . . .

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In order to attain a consistent width of landscaping area along the road frontages of the site, the applicant will be required to register a covenant on title requiring provision of a 5 metre wide landscaping area adjacent to the 201 Street and 86 Avenue site frontages. This width of landscaping is greater than the 2 metre width required by Sections 111 and 947.9 of the Township’s Zoning Bylaw, but is the same as was required on the CD-47 zoned property to the north (also owned by Desert Properties). The proposed landscaping plan incorporates the required 5 metre wide landscaping area along 201 Street and 86 Avenue, with intensive plantings of deciduous and coniferous trees, with flowering shrubs and groundcovers beneath. Additional plantings will be provided in islands within and around the perimeter of the surface parking lot (as required by the Township’s Zoning Bylaw). Garbage facilities will be located within screened enclosures. Landscape details are depicted on Schedule K. Environmental: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as forming part of the Willoughby and Willowbrook area. There are no watercourses on the site. The applicant will be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering. As part of the required Servicing Agreement, the applicant will be required to provide full urban services as well as a stormwater management plan. The provision of these items and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. Tree Protection: A tree survey and evaluation report was provided by the applicant’s consultants. The submitted information indicates that 12 significant trees existed on the site, prior to it being cleared in conjunction with previous activity on the adjacent lands to the west. Information provided by the applicant’s landscape consultants indicates that in accordance with the Township’s Tree Protection Bylaw a total of 106 replacement trees are required to be planted. The landscape plan proposes planting of 110 replacement trees within the landscape areas. Street trees will also be planted adjacent to 86 Avenue and 201 Street (in compliance with the Township’s Boulevard Treatment and Street Tree policy). Final tree retention, protection, and replacement plans in accordance with the Township’s Tree Protection Bylaw are subject to final acceptance by the Manager of Parks Design and Development. This requirement has been included in the list of development prerequisites to be completed prior to final reading of the rezoning bylaw. Servicing: The development site will be required to provide full municipal services in accordance with the Township’s Subdivision and Development Control Bylaw. Prior to final reading, the proponent will be required to enter into a Servicing Agreement to secure provision of utilities (storm sewer and water service), and road improvements to 201 Street and 86 Avenue adjacent to the site. Road dedications (5.6 metres along 86 Avenue, corner truncation at 86 Avenue / 201 Street intersection, 3.5 metres along 201 Street) will also be provided prior to consideration of final reading of the rezoning bylaw. Access to and from the site will be provided from 86 Avenue (via an existing driveway shared with the Shell site to the west), and 201 Street (via an existing driveway in the northeast corner of the site, and by a proposed driveway in the east/central part of the site). Restrictive covenants will be registered limiting the 86 Avenue and northern 201 Street driveways to right in/out turning movements, and prohibiting parking on 86 Avenue and 201 Street. These requirements have been incorporated into the list of development prerequisites.

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B.4

REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 14 . . .

As the site is within 800 metres of the intersection of a local road with a controlled access highway (i.e. Highway No. 1), the approval of the rezoning bylaw by the Ministry of Transportation will be required prior to consideration of final reading. Transit: Bus service is currently provided along 200 Street by three routes: 501 (Langley Centre/Surrey Central Station), 590 (Langley South/Surrey Central Station) and 595 (Haney Place/Langley Centre). Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be finalized: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades and extensions including a storm water management plan in accordance with the Township’s Subdivision and Development Control Bylaw and greenway construction to the acceptance of the Manager of Parks Design and Development 2. Provision 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; 3. Provision of road dedication (5.6 metres on 86 Avenue, 3.5 metres on 201 Street and a corner truncation at the 86 Avenue / 201 Street intersection) in accordance with Schedule P-1 of the Township’s Subdivision and Development Control Bylaw (Policy Section) as amended to reflect this requirement to the acceptance of the General Manager of Engineering; 4. Compliance with the Township’s Tree Protection Bylaw, including provision of a final tree protection plan incorporating tree retention, replacement and protection details, to the acceptance of the Manager of Parks Design and Development; 5. Completion of landscaping plans (including greenway construction and design requirements) to the acceptance of the Manager of Parks Design and Development; 6. Register a restrictive covenant limiting access to the site from the northerly driveway on 201 Street and from 86 Avenue to right in/out turning movements and prohibiting offstreet parking on 86 Avenue and 201 Street abutting the site, to the acceptance of the General Manager of Engineering; 7. Register a restrictive covenant requiring provision of a 5.0 metre wide landscaping area adjacent to the 201 Street and 86 Avenue site frontages; 8. Provision of a CPTED (Crime Prevention through Environmental Design) review of the development (including design and operation of the parkade, elevators, pedestrian connections 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; 9. Approval of Rezoning Bylaw No. 4746 by the Ministry of Transportation; and 10. Payment of supplemental Rezoning Application fee and Site Servicing Review fee. POLICY CONSIDERATIONS: The proposed rezoning complies with the site’s designation for “Service Commercial” purposes in the Carvolth Business Park Neighbourhood Plan. Development of a greenway along the 86 Avenue frontage of the site is consistent with the Greenway designation of this area in the Neighbourhood Plan.

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B.4

REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 15 . . .

The subject site is designated a mandatory Development Permit area to permit Council the opportunity to review the form, character and siting of the proposed development. Staff recommends that Bylaw 4746 be given first and second reading, subject to ten (10) development prerequisites being finalized, and that Development Permit No. 100583 be issued (subject to seven (7) conditions) subsequent to final reading of Bylaw 4746. Respectfully submitted,

Robert Knall SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION RK ATTACHMENT A ATTACHMENT B

Willoughby Community Plan Development Permit Guidelines Development Permit No. 100583: Schedule A Rendering Schedule B Site Plan Schedule C Underground Parking Plan – Buildings B & C Schedule D Main Floor Plan – Building B Schedule E 2nd/3rd/4th Floor Plans – Building B Schedule F Main Floor Plan – Building C Schedule G 2nd/3rd/4th Floor Plans – Building C Schedule H 5th/6th Floor Plans – Building C Schedule I Building Elevations/Signage Plan – Building B Schedule J Building Elevations/Signage Plan – Building C Schedule K Landscape Plan Schedule L Freestanding Signage Plan

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B.4

REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 16 . . .

ATTACHMENT A EXCERPT FROM WILLOUGHBY COMMUNITY PLAN: 4586 04/02/0

4.3.3 Development Permit Area “G” – Business/Office Park Lands identified as “Development Permit Area “G” – Business/Office Park” on Map 4, Development Permit Areas, are hereby designated as development permit areas under Section 919.1(1)(f) of the Local Government Act to establish objectives and provide guidelines for the form and character of development. The objective of this development permit area is to ensure attractive business park and commercial development along major roads and to reduce conflict with adjacent uses. Unless the owner of land first obtains a development permit, land within this development permit area shall not be subdivided, and construction of, addition to or alteration of development must not be started. Development permit guidelines are as follows: General o

These guidelines apply to all Business Office Park designated areas.

Site Design o

Consolidated site developments are encouraged to reduce street accesses. The number, location and design of vehicular access and egress points shall be regulated in order to avoid hazards to pedestrian and vehicular traffic. Coordination of access and interconnection of parking areas and driveways between adjacent properties will be encouraged as access from major roads will be limited to right turns only. Acquisition of sufficient property to allow access from roads other than major roads shall be encouraged.

o

Adequate off-street parking, loading and service areas shall be required in the commercial areas. Parking and loading should be located in the rear of buildings. Where parking needs to be in front, a minimum of 2 metre landscaping buffer strip between the property line and the parking shall be provided. Additional landscaping shall be provided within parking lots, especially where residential views extend or will extend over the parking area. Site layouts should provide for truck loading areas located away from adjacent residential areas.

o

Wheelchair access shall be provided throughout the development.

Landscaping o

Landscaping shall be required to enhance the appearance of the development and to screen parking, loading areas and garbage containers from abutting residential development and adjacent roads. All areas not covered by buildings, structures, roads and parking areas shall be landscaped. Landscaping shall be provided in the parking areas to enhance the appearance of the development. A landscaping plan shall be submitted as part of a development permit application.

o

In order to reduce the urban heat island effect, green walls are preferred for all south facing exterior walls as an additional landscape feature. Where building design prevents Page 105 of 199

B.4

REZONING APPLICATION NO. 100330 (DESERT PROPERTIES INC.) Page 17 . . .

the south facing wall acting as a ‘green wall’ an equivalent green wall should be provided elsewhere on the building. o

Green roofs are encouraged for all or a portion of the roof. Corporate logos could be used as advertisement while meeting the green roof component.

o

A 2 metre wide landscaping area shall be provided adjacent to 200 Street and 86 Avenue east of 200 Street as a boulevard between the curb and the sidewalk to create an attractive streetscape. In addition, a 3.5 metre corridor, including a 2.5 metre shared use (pedestrian and bicycle) concrete sidewalk, shall be provided. Each proponent will have to show how this can be accommodated. Additional right-of-way may be required. On the north side of 86 Avenue across from future residential development a 5 metre landscaping area and a 3.5 metre corridor shall be provided.

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: •

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.

•

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.

•

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

Signage o

Signs should be designed so that they are compatible with buildings on the site. Sign design should also be coordinated and compatible with signage on adjacent properties to establish a unified and attractive commercial area. Freestanding signs are not permitted along the Trans Canada Highway.

Exterior Lighting o

Site lighting should be oriented away from adjacent properties and projected downward or towards on site buildings.

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B.4

ATTACHMENT B THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100583 This Permit is issued this _______ day of ____________, 2009 to: 1.

2.

NAME:

Desert Properties Inc.

ADDRESS:

501 – 17665 – 66A Avenue Surrey BC V3S 2A7

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 3 Except Part Dedicated Road on Plan BCP25050 Section 26 Township 8 NWD Plan BCP8832 Lot A Section 26 Township 8 NWD Plan BCP27420 Lot 3 Except: Part Subdivided by Plan BCP27420 Section 26 Township 8 NWD Plan BCP19901 Parcel “C” (Explanatory Plan 27458) Lot “A” Section 26 Township 8 NWD Plan 11245 (hereinafter called the “said lands”)

CIVIC ADDRESS: 3.

8700 – 200 Street, 20077 – 86 Avenue and vacant land

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 “J”; b) Final on-site landscaping plans being in substantial compliance with Schedule “K” and in compliance with the Township’s Tree Protection Bylaw, and Street Tree and Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design and Development; c) On-site landscaping to be secured by letter of credit at the building permit stage; d) Section 8.1 1)a) (maximum freestanding sign area) of Township of Langley Sign Bylaw 2005 No. 4402 being varied from 20 m2 to 26.24 m2 for a freestanding sign adjacent to existing Building A and 200 Street as shown on Schedules “B” and “L”; e) All garbage facilities to be located within buildings or screened; f) Freestanding signage on 201 Street and 86 Avenue to be in compliance with Township of Langley Sign Bylaw 2005 No. 4402, and to be coordinated in design with the freestanding sign adjacent to existing Building A and 200 Street, and g) Rooftop mechanical equipment to be located so as not to be visible from adjacent roads, or alternatively to be screened from view by compatible architectural treatments.

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B.4

Development Permit No. 100583 Desert Properties Inc. Page 2 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: h) Payment of supplemental Development Permit application fees.

5.

The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached as a Schedule to this Permit which shall form a part hereof. This Permit is not a Building Permit. All developments forming part of this Development Permit shall be substantially commenced within two years after the date the Development 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 – Rendering SCHEDULE B – Site Plan SCHEDULE C – Underground Parking Plan – Buildings B & C SCHEDULE D – Main Floor Plan – Building B SCHEDULE E – 2nd/3rd/4th Floor Plans – Building B SCHEDULE F – Main Floor Plan – Building C SCHEDULE G – 2nd/3rd/4th Floor Plans – Building C SCHEDULE H – 5th/6th Floor Plans – Building C SCHEDULE I – Building Elevations/Signage Plan – Building B SCHEDULE J – Building Elevations/Signage Plan – Building C SCHEDULE K – Landscape Plan SCHEDULE L – Freestanding Signage Plan  

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SCHEDULE A RENDERING

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SCHEDULE B SITE PLAN

Proposed freestanding sign requiring variance to Sign Bylaw

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SCHEDULE C UNDERGROUND PARKING PLAN – BUILDINGS B & C

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SCHEDULE D MAIN FLOOR PLAN – BUILDING B

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SCHEDULE E FLOOR PLANS – BUILDING B

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SCHEDULE F MAIN FLOOR PLAN – BUILDING C

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SCHEDULE G FLOOR PLANS – BUILDING C

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SCHEDULE H FLOOR PLANS – BUILDING C

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SCHEDULE I BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING B

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SCHEDULE J BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING C

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SCHEDULE K LANDSCAPE PLAN

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SCHEDULE L FREESTANDING SIGNAGE PLAN

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B.5 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 (QC HOLDINGS) BYLAW 2009 NO. 4767

EXPLANATORY NOTE

Bylaw No. 4767 amends the Yorkson Neighbourhood Plan to allow large format retail uses in the Town Market Mixed use designation and to allow the development of a limited number of residential units in the Town Market Area without first securing an Elementary School / Neighbourhood Park site for the Southwest Phase, in order to facilitate the construction of a multi-phase, mixed use, residential, retail, and office project.

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B.5 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 (QC HOLDINGS) BYLAW 2009 NO. 4767 A Bylaw to amend Yorkson Neighbourhood Plan Bylaw No. 4030; WHEREAS it is deemed necessary and desirable to amend “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 (QC Holdings) Bylaw 2009 No. 4767”.

2.

Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 is further amended as follows: a. By deleting the following from Section 4.2.3.3, “Large format commercial stores are permitted only in the Town Market area” and replacing with the following, “Large format commercial stores, (i.e. anchor tenants) may be considered adjacent to the High Street subject to the conditions set out in Section 4.2.2.3.” b. By deleting the text of Section 8.2.7 and replacing it with the following Section 8.2.7: “Sections 8.2.1 and 8.2.2 shall not apply to commercial or industrial development that does not include a residential component, nor shall they apply to mixed-use development located in sub-zones CD-78 (A), (B) (C) and (D) as shown in Section 978.12 of the Township of Langley Zoning Bylaw 1987 No. 2500.”

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B.5

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (QC HOLDINGS) BYLAW 2009 NO. 4768

EXPLANATORY NOTE Bylaw No. 4768 rezones 8.07 ha (19.93 acres) of land located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street in the Willoughby Town Centre, to Comprehensive Development Zone CD-78 to facilitate the construction of a multiphase, mixed use, residential, retail, and office project.

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B.5

THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (QC HOLDINGS) BYLAW 2009 NO. 4768

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 (QC Holdings) Bylaw 2009 No. 4768”. 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-78” after the words “Comprehensive Development Zone CD-77” b. Adding to Section 110 after the words “CD-77” the words “CD-78 1000 m2” c. By adding after Section 977 “Comprehensive Development Zone CD-77” the following as Section 978 “Comprehensive Development Zone CD-78” 978 – Comprehensive Development Zone CD-78 Uses Permitted 978.1 In the CD-78 Zone, subject to Section 978.11, only the following uses are permitted and all other uses are prohibited: (1) (2) (3) (4) (5) (6) (7) (8)

accessory buildings and uses accessory home occupations subject to Section 104.3(l) Apartments Townhouses Commercial uses Offices Retail Seniors Housing

Zoning Amenity Policy 978.2 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.

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B.5

Density 978.3 (1) (2)

The minimum and maximum residential density permitted for each sub-zone shall be as shown in Section 978.11 The minimum and maximum commercial density permitted in each sub-zone shall be as shown in Section 978.11

Lot Coverage 978.4 Buildings and structures lot coverage for each area shall be in accordance with the provisions of a Development Permit. Siting of Buildings and Structures 978.4 Principal buildings and structures shall be sited in accordance with the provisions of a Development Permit. Height of Buildings and Structures 978.5 Except as provided for in Section 104.5, the height of buildings and structures shall be as shown in Section 978.11 and shall be in accordance with the provisions of a Development Permit. Parking and Loading 978.6 Parking and loading shall be provided in accordance with Section 107 and shall be in accordance with the provisions of a Development Permit. Subdivision Requirements 978.7 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 978.8 Landscaping areas, landscaping screens and fencing shall be provided in accordance with a Development Permit. Development Permit Requirements 978.9 An application for a Development Permit shall be submitted to Council for its consideration prior to issuance of a building permit. Child Friendly Amenity 978.10 Child Friendly Amenity areas shall be provided in accordance with Section 111.5 and in accordance with a Development Permit.

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B.5

Sub-zone Requirements 978.11 The specific uses for each sub-zone area (as shown in Section 978.12) shall be in conformance with the following table: Sub-zone

Uses

Commercial Density (Gross Floor Area)

Residential Density (Units per Acre)

Height (Storeys)

CD-78 (A)

Commercial Uses/ Accessory Uses

Minimum 4200 m2 / Maximum 8000 m2

n/a

2 or fewer

CD-78 (B)

Commercial Uses/ Apartments/ Accessory Uses

Minimum 1100 m2 / Maximum 3700 m2

Low-rise: 40-80 upa

4 or fewer

CD-78 (C)

Commercial Uses/ Apartments/ Accessory Uses

Minimum 900 m2 / Maximum 5100 m2

Low-rise: 40-80 upa

CD-78 (D)

Commercial Uses/ Apartments/ Accessory Uses

Minimum 900 m2 / Maximum 3250 m2

Low-rise: 40-80 upa

4 or fewer

Minimum 450 m2 / Maximum 4400 m2

Low-rise: 40-80 upa

4 or fewer

CD-78 (E)

Apartments/ Townhouses/ Commercial Uses/ Accessory Uses

Mid-rise: 80-120 upa

5 to 12

Apartments/ Seniors Housing/ Townhouses/ Commercial Uses/ Accessory Uses

Minimum 450 m2 / Maximum 5100 m2

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

Commercial Uses/ Apartments/ Townhouses/ Accessory Uses

Minimum 700 m2 / Maximum 2550 m2

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

CD-78 (F)

CD-78 (G)

CD-78 (H)

CD-78 (I)

Apartments/ Townhouses/ Seniors Housing/ Accessory Uses

n/a

Apartments/ Townhouses/ Seniors Housing/ Commercial Uses/ Accessory Uses

Maximum 4200 m2

4 or fewer

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B.5

Sub-zone Areas 978.12

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B.5

3.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 2 Section 23 Township 8 New Westminster District Plan 82374 Lots 1 & 4 Section 23 Township 8 New Westminster District Plan 74786 Lot 9 Section 23 Township 8 New Westminster District Plan 27628 Lot 14 Section 23 Township 8 New Westminster District Plan 38586. as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Comprehensive Development Zone CD-78.

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Bylaw 4768 Page 6 . . .

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B.5

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

JULY 20, 2009 – REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION NEIGHBOURHOOD PLAN AMENDMENT AND REZONING APPLICATION RZ100327 (QC HOLDINGS)

REPORT: FILE:

09-107 08-23-0108

PROPOSAL: Application by QC Holdings Ltd. to amend the Yorkson Neighbourhood Plan and the Township’s Zoning Bylaw to CD-78, to facilitate development of the Willoughby Town Centre (retail/office/apartment uses) on 8.07 ha (19.93 acres) of land located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street. RECOMMENDATION SUMMARY: That Council give first and second reading to Neighbourhood Plan Amendment Bylaw No. 4767 and Rezoning Bylaw No. 4768, and that final reading be subject to completion of thirteen (13) development prerequisites. RATIONALE: Staff supports the development proposal as it is consistent with the overall objectives of the Yorkson Neighbourhood Plan and Willoughby Community Plan.

Subject

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

B.5

Page 2 . . . RECOMMENDATIONS: That Council give first and second reading to Bylaw No. 4768, (and accompanying Yorkson Neighbourhood Plan Amendment Bylaw No. 4767) rezoning 8.07 ha (19.93 acres) of land located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street, to Comprehensive Development Zone (CD-78) to facilitate the first project in the Willoughby Town Centre, 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 Southwest Yorkson Phase including roads, greenways, environmental setbacks and land use to the acceptance of the Director of Community Development; b. Provide an overall layout plan for the Willoughby Town Centre Area including interim and ultimate road alignments, parking areas, access driveways, greenways and other public amenities to the acceptance of the Director of Community Development; and c. Provide an overall stormwater detention plan for the Southwest Yorkson Phase and secure an adequately sized community stormwater detention pond(s) to service the Southwest Yorkson Phase to the acceptance of the General Manager of Engineering. 2. Completion of a Servicing Agreement (and phased restrictive covenants, where required) with the Township to secure required road construction and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw, and Yorkson Engineering Services Plan to the acceptance of the General Manager of Engineering; and greenway construction details to the acceptance of the Manager of Parks Design and Development; 3. Completion of a Development Works Agreement (if required) securing off-site servicing to the Southwest Phase, as required by the Yorkson Neighbourhood 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. Provision of the necessary traffic improvement details 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 and the Director of Community Development, including: a. Final completion of a Traffic Impact Study including provision of recommended road dedication, widenings and necessary traffic improvements; b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for 80 Avenue, 16.0 metres for 206A Street and 24.3 metres for the proposed High Street; c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue south of the existing Willoughby Elementary School and for the un-constructed portion of 78 Avenue south of Lot 2, Plan 82374; and d. Registration of an all purpose right-of-way over the internal strata roads and greenlink for municipal services and public access; 6. 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; 7. Final completion of landscape plans and details in accordance with the Zoning Bylaw No. 2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger of Parks Design and Development including: a. Dedication and provision of security for the construction of a 4.5 metre greenway, or equivalent, along the 208 Street and 80 Avenue frontages, including final acceptance of greenway design plans, sidewalk/trail alignment, and landscaping details;

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

B.5

Page 3 . . . b. Completion of on-site landscape plans for the first phase of development including greenlink plans and compliance with Child Friendly Amenity Area requirements; and c. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; 8. Compliance with the requirements of the Streamside Protection Bylaw and the Department of Fisheries and Oceans with respect to: a. Final completion of an overall environmental protection/compensation plan for the Southwest 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. Section 35 (HAAD) authorizations being obtained (where required); 9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the units incorporate flex and universal housing requirements i.e. adaptive housing; 10. Submission of detailed Development Permit drawings and schedules for the first phase of development that are consistent with the Town Market Commercial and Town Market Mixed Use Development Permit Guidelines; to the acceptance of the Director of Community Development; 11. Provision of a CPTED (Crime Prevention through Environmental Design) review of the first phase of development 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;; 12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design and Development Administration fee, Site Servicing Review fee, Development Works Agreement fee and remaining rezoning fees; and 13. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and further That Council authorize staff to schedule the required public hearing for Bylaws No. 4767 and 4768; EXECUTIVE SUMMARY: The development of the Willoughby Town Centre is considered to be one of the most critical elements in ensuring the success of the Yorkson Neighbourhood Plan. QC Holdings’ application will facilitate construction of Phase One of a multi-phase plan to develop its 8.07 ha (19.93 acres) Town Centre site. To accommodate the proposed development Bylaw No. 4767 amends the Yorkson Neighbourhood plan by reconsidering a number of its policies. Bylaw No. 4768 proposes to rezone the site to Comprehensive Development Zone CD-78. Staff are supportive of QC Holdings development proposal and recommend that the two Bylaws be given first and second reading subject to the completion of thirteen (13) development prerequisites prior to final reading. Although preliminary plans have been submitted, detailed Development Permit drawings will be addressed later in the process, at which time Council will have the opportunity to evaluate the form, character and siting of the individual elements of the project. PURPOSE: This report is to advise and make recommendations with respect to QC Holdings’ rezoning/ neighbourhood plan amendment application in Yorkson.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

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Page 4 . . .

ZONING BYLAW NO. 2500

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 5 . . .

SUBJECT

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 6 . . .

Preliminary Concept Plan – SUBMITTED BY APPLICANT

SUBJECT Preliminary Site Plan – SUBMITTED BY APPLICANT SOUTHWEST

Conceptual Elevations: Seniors Building – SUBMITTED BY APPLICANT

Conceptual Elevations: Seniors Building – SUBMITTED BY APPLICANT (Note: Proposed trees are shown at maturity.)

Conceptual Elevations: Irish Cultural Building – SUBMITTED BY APPLICANT

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 7 . . .

Preliminary Site Concept Plan – SUBMITTED BY APPLICANT Phase 1 Phase 2 Zoning Boundary

ADDITIONAL INFORMATION:

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 8 . . . REFERENCE: Owners:

QC Holdings Ltd. (Qualico) 310, 5620 – 152nd Street Surrey, BC V3S 3K2 The Trustees of Jubilee, Pastoral Charge of The United Church of Canada PO BOX 32094 Langley, BC V1M 2C0

Applicant

Hugh Carter QC Holdings Ltd. 310, 5620 – 152nd Street Surrey, BC V3S 3K2

Legal Description:

Lot 2 Section 23 Township 8 New Westminster District Plan 82374 Lots 1 & 4 Section 23 Township 8 New Westminster District Plan 74786 Lot 9 Section 23 Township 8 New Westminster District Plan 27628 Lot 14 Section 23 Township 8 New Westminster District Plan 38586

Location:

20622 and 20682 – 80 Avenue; 20667 – 78 Avenue; and 7851 and 7879 – 208 Street

Subject Area:

8.07 ha (19.93 acres)

Existing Zoning:

Suburban Residential SR-2

Proposed Zoning:

Comprehensive development zone CD – 78

Willoughby Community Plan:

“Willoughby Town Centre”

Yorkson Neighbourhood Plan:

“Town Market Commercial” and “Town Market Mixed Use”

E.S.A. Designation:

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

BACKGROUND: The subject site is the first development proposal in the Southwest Phase of the Yorkson Neighbourhood Plan. The subject site is currently zoned Suburban Residential Zone SR-2 (8094m2 / 2 acre minimum lot size) and is designated ‘Willoughby Town Centre’ in the Willoughby Community Plan and ‘Town Market Commercial’ and ‘Town Market Mixed Use’ in the Yorkson Neighbourhood Plan.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 9 . . . Adopted in 1998, the Willoughby Community Plan describes the Town Centre, in part as follows: “The centrally located Town Centre is intended for a wide variety of more intensive land uses, accommodating a diverse range of functions including retail, and major community facilities. Within the Town Centre it is envisaged that higher density housing will also be accommodated. The Town Centre offers an opportunity to integrate the functions of living, working and playing in a compact, readily accessible area. It is intended that major commercial uses and higher density residential uses will have convenient access to 208 Street and to 80 Avenue.” This application encompasses a significant portion of the Willoughby Town Centre area, an area that is instrumental in achieving the Township’s vision of a core district that will “anchor” development in Willoughby and encourage healthier neighbourhoods, reduce reliance on automobiles and generally enhance the quality of life for area residents. The Yorkson Neighbourhood Plan, amended in 2008, further describes the vision for this town centre as follows: “The Willoughby Town Centre consists of Town Market Commercial and Town Market Mixed Use (i.e., integrated residential and commercial) designed to be a walkable environment. It is focused at the intersection of 208 Street and 80 Avenue, the neighbourhood’s two primary roads providing access within and through it. It is here that neighbourhood residents will find a wide range of retail, business and entertainment activities. The Town Centre is further divided into a core and periphery. The intent of the core and periphery distinction is to create a vibrant ‘village’ core with controlled uses and heights while providing significant supportive uses and residential densities on the periphery. Both designations provide for mixed use developments, but only the mixed use land-use designation allows for mixed uses in separate buildings. The Town Market Mixed Use area is located adjacent the Town Market Commercial area and extends the commercial core while providing opportunities for additional office space or higher density residential development than in the core.” In staff’s opinion the land uses contemplated by the QC Holdings application comply with the land use policies of both the Willoughby Community Plan and the Yorkson Neighbourhood Plan. DISCUSSION/ANALYSIS: The proponent has applied to develop 8.07 ha (19.93 acres) of land located at 20622 and 20682 – 80 Avenue, 20667 – 78 Avenue and 7851 and 7879 – 208 Street, to facilitate the initial development in the Willoughby Town Centre. Two Bylaws are proposed. The first is Yorkson Neighbourhood Plan Amendment Bylaw No. 4767 proposing minor adjustments to the Town Centre Land Use Policies, as well as other process/timing amendments intended to “kick start” development of the Town Centre. The second is Rezoning Bylaw No. 4768, amending the zoning of the subject properties to Comprehensive Development Zone (CD-78) to accommodate a mixed use development consisting of retail, office, and apartment uses. This report is only intended to address issues of land use and density, as the form, character and siting of the individual elements of the project will be addressed through subsequent Development Permit applications, which staff will present to Council once detailed design work has been completed.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

B.5

Page 10 . . .

Surrounding Land Uses: North:

Northeast: East:

South: West:

80 Avenue, beyond which are suburban residential lots (zoned SR-2, but designated ‘Mixed Use’ and ‘Apartment’ in the Yorkson Neighbourhood Plan and the subject of a current rezoning and OCP amendment (208 Developments) proposing apartment and townhouse uses); Willoughby Elementary school, (zoned P-1, but designated Town Centre Commercial in the Yorkson Neighbourhood Plan); 208 Street, beyond which are suburban residential lots (zoned Suburban Residential Zone SR-2 and designated for ‘Apartment’ in the Yorkson Neighbourhood Plan); 78 Avenue, beyond which is a suburban residential lot (zoned SR-2, but designated ‘Apartment’ in the Yorkson Neighbourhood Plan); suburban residential lots (zoned SR-2, but designated ‘Mixed Residential’ and ‘Townhouse’ in the Yorkson Neighbourhood Plan).

Development Permit: All of the Yorkson Neighbourhood Plan area is designated as a mandatory Development Permit area in the Willoughby Community Plan. Applicable is “Development Permit Area ‘J’ – Town Market Commercial” and “Development Permit Area ‘K’ – Town Market Mixed Use.” Subsequent to rezoning (or further along in the rezoning process) the proponent intends to submit a detailed Development Permit application to Council. The Development Permit will address the details of the form and character of the Town Centre development including siting, mass, height, access, parking, landscape, tree protection/replacement, child friendly amenity areas, building materials, colours and other site development items. The Development Permit will be reviewed by Council and is required to be issued prior to the issuance of any building permits for the site. In support of the rezoning the proponent has submitted a number of preliminary plans. Land Use: The QC Holdings’ Development Proposal complies with the Yorkson Neighbourhood Plan’s land use policies for the Town Centre lands, permitting a mix of institutional, commercial, residential and retail uses. Proposed Bylaw No. 4768 establishes a new Comprehensive Development Zone for the Willoughby Town Centre consistent with these policies. Primary land uses proposed for Phase One of the QC Holdings development include seven mixed commercial / residential buildings consisting of retail units at grade with three stories of residential apartments above, two larger format retail anchors (grocery store and pharmacy), a two story office building, a restaurant and a number of smaller retail units. In total, Phase One is proposed to have approximately 10,219 m2 (110, 000 ft2) of commercial floor space and 192 residential units over a gross site area of 4.98 ha (12.31 acres). Phase Two of the project is envisioned to consist of higher density residential uses, including towers up to 12 storeys in height, (subject to design and engineering requirements outlined in the Yorkson Neighbourhood Plan,) with a combination of street fronting townhouse and commercial podiums. Phase Two will have approximately 750 residential units and a yet to be determined amount of commercial space. Staff supports the land uses proposed as they comply with the land use policies outlined in the Yorkson Neighbourhood Plan for the Town Centre area.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 11 . . . Sub-zone Requirements: The zoning and density being proposed by QC Holdings complies with the Yorkson Neighbourhood Plan land use designations and policies. Rezoning Bylaw No. 4768 implements these policies by creating a new Comprehensive Development Zone (CD-78) and nine (9) subzones for the Willoughby Town Centre, a summary of which follows:

CD-78 (Willoughby Town Centre) Sub-zone

Uses

Commercial Density (Gross Floor Area)

Residential Density (Units per Acre)

Height (Storeys)

CD-78 (A)

Commercial Uses/ Accessory Uses

Minimum 4200 m2 / Maximum 8000 m2

n/a

2 or fewer

CD-78 (B)

Commercial Uses/ Apartments/ Accessory Uses

Minimum 1100 m2 / Maximum 3700 m2

Low-rise: 40-80 upa

4 or fewer

CD-78 (C)

Commercial Uses/ Apartments/ Accessory Uses

Minimum 900 m2 / Maximum 5100 m2

Low-rise: 40-80 upa

CD-78 (D)

Commercial Uses/ Apartments/ Accessory Uses

Minimum 900 m2 / Maximum 3250 m2

Low-rise: 40-80 upa

4 or fewer

Minimum 450 m2 / Maximum 4400 m2

Low-rise: 40-80 upa

4 or fewer

CD-78 (E)

Apartments/ Townhouses/ Commercial Uses/ Accessory Uses

Mid-rise: 80-120 upa

5 to 12

Apartments/ Seniors Housing/ Townhouses/ Commercial Uses/ Accessory Uses

Minimum 450 m2 / Maximum 5100 m2

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

Commercial Uses/ Apartments/ Townhouses/ Accessory Uses

Minimum 700 m2 / Maximum 2550 m2

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

Low-rise: 40-80 upa

4 or fewer

Mid-rise: 80-120 upa

5 to 12

CD-78 (F)

CD-78 (G)

CD-78 (H)

CD-78 (I)

Apartments/ Townhouses/ Seniors Housing/ Accessory Uses

n/a

Apartments/ Townhouses/ Seniors Housing/ Commercial Uses/ Accessory Uses

Maximum 4200 m2

4 or fewer

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

B.5

Page 12 . . .

Neighbourhood Plan Amendment: As noted, the subject site is currently designated ‘Town Market Commercial’ and ‘Town Market Mixed Use’ in the Yorkson Neighbourhood Plan. To facilitate the proposed development the following amendments have been requested: A) Locating major retail anchors (i.e. major grocery store and pharmacy) south of the High Street, as opposed to the current requirement for these uses to be located north of the High Street. Staff do not object to this change and support amending the locational criteria to only require that major anchors be located adjacent to the High Street. This adjustment remains consistent with the plan’s intent calling for the more intense commercial uses to be located along the High Street. B) Exempting the Town Centre’s phase one development from the need to secure a new Elementary School/ Neighbourhood Park site in the Southwest Phase prior to development. Section 8.2.7 of the Yorkson Neighbourhood Plan already excludes commercial development from these development prerequisites. The proponent initially intended to develop the High Street with strictly commercial uses and defer all residential development to later stages. However, discussions between the applicant and staff led to the conclusion that to create an effective pedestrian centre with strong urban design and a true sense of place, it is vital to include a residential component along the High Street in conjunction with commercial development. In order to facilitate the preferred mixed use High Street design, staff suggest that Section 8.2.7 of the Yorkson Neighbourhood Plan be amended to exempt Phase One mixed-use development along the High Street from the Elementary School / Neighbourhood Park development prerequisite. All future residential development in the Town Centre, and elsewhere in the Southwest Phase of Yorkson, will still be required to satisfy this requirement prior to development. In the interim any children generated by the subject development will still be able to attend the existing Willoughby Elementary School. Due to the nature of this anticipated residential development (i.e. apartment units above commercial) the number of children generated is expected to be very low. Staff Support the proposed neighbourhood plan amendments as they serve to improve the viability of the Town Centre development and remain consistent with the overall goals and objectives of the Willoughby Community Plan and Yorkson Neighbourhood Plan. Greenways: As part of the project, the applicant is required to develop a pedestrian friendly street interface along the 80 Avenue and 208 Street frontages, as identified in the Yorkson Neighbourhood Plan. These pedestrian facilities will connect to adjacent street greenways and form part of the overall Yorkson Neighbourhood greenway network. These sections of street frontage are designed to be the equivalent of a street greenway; however, they will be provided in a modified form in recognition of the more dynamic, urban nature of the Town Centre. They will include

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Page 13 . . . widened sidewalks, weather protection in the form of awnings and galleries, expanded hard surfaces, street trees in decorative grates, and street furniture such as benches and trash cans. Details of the open space improvements (i.e. required hard and soft landscaping, street furniture etc.) will need to be finalized to the acceptance of the Manager of Parks Design and Development prior to final reading of the Rezoning Bylaw. The Yorkson Neighbourhood Plan also identifies areas where greenlinks are required. Greenlinks are privately owned and maintained greenways that are not adjacent to public roads, yet are intended for public use. One greenlink is required on site to provide public pedestrian connection from 78 Avenue to the High Street at the heart of the Town Centre. As a condition of final reading the proponent will be required to secure the greenlink and street fronting pedestrian facilities by means of a public access right-of-way, and secure construction as part of a Servicing Agreement. Prior to final reading the proponent must also comply with provisions of the Yorkson Greenway Amenity Zoning Policy. Tree Protection/ Replacement: The applicant has submitted a tree survey indicating that 231 significant trees currently exist on site. The applicant has indicated that very few of these trees will be retained. The Township’s Tree Protection Bylaw, however, requires that approximately 600 replacement trees be planted, plus street trees. As the ultimate site plan has yet to be determined, the number of retained and replacement trees may be subject to change. Ultimate tree protection and replacement details are subject to the final acceptance of the Manager of Parks Design and Development prior to final reading. Transit: Transit has yet to be extended into the Yorkson Neighbourhood. The road layout of the overall Yorkson development, however, has been designed to accommodate the provision of future transit routes in accordance with Translink’s operating policies and procedures. Each year Translink provides Council with the opportunity to input/comment on transit routes in the Township. It is believed that 208 Street will initially become a transit route with the Willoughby Town Centre as a primary destination. 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. A Sediment and Erosion Control plan will also be required in accordance with the Sediment and Erosion Control Bylaw. The applicant is proposing to stage the development in two (2) phases; the first phase will be centred along High Street and will consist of the anchor retail tenants and a number of mixed use buildings (up to 4 storeys), the second phase will be around the edges of the site and will consist of mid-rise residential and some minor commercial uses, (up to 12 storeys). 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.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 14 . . . Prior to final reading the proponent is also required to provide a stormwater management plan for the Southwest Phase as delineated on Map 4 of the Yorkson Neighbourhood Plan. The location of the proposed detention pond is to be adjacent to the headwater of Yorkson Creek. Securing a suitable site for the detention pond is required prior to final reading of the Rezoning Bylaw. The proponent is required to design and secure the community stormwater detention pond to service the Southwest Phase, to the acceptance of the Township. The proponent may also choose to enter into a Development Works Agreement (DWA) with the Township (similar to a latecomer’s agreement) dealing with the recovery of some front-ended servicing costs. In this case, a DWA is anticipated for the stormwater detention pond serving all of the Southwest Phase. Completion of the DWA, if required, must occur prior to final reading of the Rezoning Bylaw. Although a traffic study was conducted as part of the Yorkson Neighbourhood Plan update process, a site specific traffic impact study must be finalized by the proponent for the subject development. It will primarily examine the internal vehicle circulation, the impact of the development on the existing and future municipal road network, and make recommendations for interim and ultimate road designs. Ultimately the site will be designed in accordance with the recommendations of the report, in consultation with the Township’s Traffic Engineering Department, to the acceptance of the General Manager of Engineering. This has been included as a development prerequisite. Road dedication, widenings and necessary traffic improvements (including approximate dedications of 24.3 metres for the High Street, 16 metres for 206A Street, 10.2 metres for 208 Street, 9.7 and metres for 80 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. The development will also require the completion of a Road Closure Bylaw for the unconstructed portion of 79 Avenue south of the existing Willoughby Elementary School and for the un-constructed portion of 78 Avenue south of Lot 2, Plan 82374 Advance Street Plan: In accordance with the Yorkson Neighbourhood Plan, the initial development in each phase must provide an overall layout plan addressing 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. Such a plan has been prepared by the proponent and has been tentatively accepted by Township staff. As per the Yorkson Neighbourhood Plan, prior to final reading the proponent must finalize details of the layout plan to the acceptance of the Director of Community Development. Town Centre Concept Plan: In accordance with the Yorkson Neighbourhood Plan, initial development in the Town Centre area must provide a comprehensive development plan for the Town Centre area to the acceptance of the General Manager of Community Development, that addresses the following: “…land use, pedestrian and traffic circulation, massing and location of buildings, location of ‘landmark’ buildings, architectural continuity, streetscape design, parking and the location and use of the heritage school house and appropriate landscaping around the building.”

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Page 144 of 199

B.6 THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842 AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661 AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4760 EXPLANATORY NOTE Bylaw No. 4760 amends the Murrayville Community Plan by redesignating three lots with a total area of 1.77 ha / 4.37 acres (located on the north side of the 21800 block of 50 Avenue) and a portion of Lot 26, Plan 33872 (located north of the proposed connection of 50 Avenue and 220 Street) from “Single Family Two” to “Multi Family One”. The bylaw also designates the lands as part Development Permit Area A. The amendment will facilitate development of 146 strata townhouse units.

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B.6 THE CORPORATION OF THE TOWNSHIP OF LANGLEY LANGLEY OFFICIAL COMMUNITY PLAN BYLAW, 1979 NO. 1842 AMENDMENT (MURRAYVILLE COMMUNITY PLAN) BYLAW 1988 NO. 2661 AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4760 A Bylaw to amend Langley Official Community Plan Bylaw 1979 No. 1842 WHEREAS the Municipal Council of the Corporation of the Township of Langley deems it necessary and desirable to amend Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as the “Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 Amendment (Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4760. 2. The Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (Murrayville Community Plan) Bylaw 1988 No. 2661 is hereby amended by redesignating lands described as: Lot 52, Plan 51211; Lot 24, Plan 32258; Parcel “F” (H32381E), Block 5, Plan 1551; and Portion Lot 26, Plan 33872; all of Section 6 Township 11 NWD as set out on Schedule “A” attached to and forming part of this Bylaw from “Single Family Two” to “Multi Family One” on Map 2, and by amending Map 3 (Development Permit Areas) to include the lands shown on Schedule “A” as part of “Development Permit Area A”. READ A FIRST TIME the

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Deputy Township Clerk

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Bylaw 4760 Page 2 …

B.6

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B.6 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4761

EXPLANATORY NOTE

Bylaw No. 4761 rezones five properties with a total area of 3.37 ha (8.33 acres) located in the 21800 block of 50 Avenue from Suburban Residential SR-1 to Comprehensive Development Zone CD-33 to permit development of 146 strata townhouse units.

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B.6 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (PARKLANE VENTURES (50 AVENUE) LTD.) BYLAW 2009 NO. 4761 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning Bylaw 1987 No. 2500” as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1.

This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Parklane Ventures (50 Avenue) Ltd.) Bylaw 2009 No. 4761”.

2.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 52, Plan 51211; Lot 24, Plan 32258; Parcel “F” (H32381E), Block 5, Plan 1551; Parcel “A” (Explanatory Plan 11432), Block 10, Plan 1551; and Lot 26, Plan 33872; all of Section 6, Township 11, NWD as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Comprehensive Development Zone CD-33.

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Bylaw No. 4761 Page 2

B.6

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B.6

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

JULY 20, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION NO. 100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.)

REPORT: FILE:

09-106 11-06-0182

PROPOSAL:

Application to amend the Murrayville Community Plan from Single Family Two to Multi Family One and rezone from Suburban Residential Zone SR-1 to Comprehensive Development Zone CD-33, and issuance of Development Permit No. 100577 to permit 146 strata townhouse units on a 3.37 ha (8.33 acre) site located in the 21800 block of 50 Avenue. RECOMMENDATION SUMMARY:

That Council give first and second reading to Bylaws No. 4760 and 4761, subject to the completion of ten (10) conditions; and issuance of Development Permit No. 100577 (subject to four (4) conditions) at the time of final reading; and that staff be authorized to schedule the required Public Hearing for the rezoning and Development Permit concurrently. RATIONALE:

Staff are supportive of the development proposal as it complements the existing multiple family residential development pattern on adjacent sites. It is also consistent with the Community Plan’s overall objective of providing a range of housing options for the community.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 2 . . .

B.6

RECOMMENDATION(S):

That Council give first and second reading to Rezoning Bylaw No. 4761 (and accompanying Murrayville Community Plan Amendment Bylaw No. 4760) rezoning 3.37 ha (8.33 acres) of land in the 21800 block of 50 Avenue to Comprehensive Development Zone CD-33 to facilitate development of 146 strata townhouse units, subject to the following development prerequisites being satisfied prior to final reading: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades and extensions including on-site stormwater detention in accordance with the Township’s Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering, and greenway construction details and security to the acceptance of the Manager of Parks Design and Development; 2. Provision of road dedications (completion of 218A Street, west half of 220 Street, and 50 Avenue connector road) in accordance with the Township’s Subdivision and Development Control Bylaw, to the acceptance of the General Manager of Engineering; 3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 4. Provision of a geotechnical analysis and report to the acceptance of the Director of Community Development in support of the proposed development; 5. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470 including provision of a final tree management plan incorporating tree retention, replacement and protection details, to the acceptance of the Manager of Parks Design and Development; 6. Final completion of detailed landscape plans for the on-site landscape works, construction of greenways and Child Friendly Amenity Area requirements, to the acceptance of the Manager of Parks Design and Development; 7. Consolidation of lands on either side of 50 Avenue into two separate parcels to accommodate development plans; 8. Registration of a covenant prohibiting parking on internal strata roadways (other than in clearly identified parking spaces) and prohibiting garages from being developed for purposes other than parking of vehicles; 9. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; 10. Payment of supplemental Rezoning Application fee, Integrated Site Design Concept (ISDC) Review fee, and Site Servicing Review fee. That Council at time of final reading of Bylaw No. 4761 authorize issuance of Development Permit No. 100577 subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “U”; b) Final on-site landscaping plans being in substantial compliance with Schedule “V” and in compliance with the Township’s Tree Protection Bylaw, Child Friendly Amenity Area requirement and Street Tree and Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design and Development; c) On-site landscaping to be secured by letter of credit at the building permit stage; d) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to require a total of 354 parking spaces (rather than 361 parking spaces); and further Although not part of the Development Permit requirements, the applicant is advised that prior to issuance of a building permit, the following items will need to be finalized:

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 3 . . .

B.6

e) Payment of supplemental Development Permit application fees; and f) Payment of applicable development cost charges and Building Permit Administration Fees; That Council authorize staff to schedule the required public hearing for the Community Plan amendment and Rezoning Bylaws in conjunction with Development Permit No. 100577. EXECUTIVE SUMMARY:

Rositch Hemphill and Associates has applied (on behalf of Parklane Ventures (50 Avenue) Ltd.) to amend the Murrayville Community Plan and rezone 3.37 ha (8.33 acres) of land to permit development of 146 strata townhouses in the 21800 block of 50 Avenue. A variance to the parking requirements in the Township’s Zoning Bylaw (from 361 spaces to 354 spaces) is incorporated in the Development Permit. Additional details are contained in the attached materials. Staff are recommending that Council consider the Community Plan amendment and rezoning request subject to completion of ten (10) development prerequisites and issuance of Development Permit No. 100577. Staff are supportive of the development proposal on the basis of it being consistent with the Official Community Plan objective of providing a range of housing options for the community, it being complementary to adjacent land uses, and being accommodated by available servicing capacities. PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect to the Parklane Ventures (50 Avenue) Ltd. Community Plan amendment, rezoning and Development Permit applications.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 4 . . .

B.6

SUBJECT

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 5 . . .

B.6

ZONING BYLAW NO. 2500

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 6 . . .

B.6

Preliminary Site Plan – SUBMITTED BY APPLICANT

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 7 . . .

B.6

Character Sketch – SUBMITTED BY APPLICANT

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 8 . . .

B.6

ADDITIONAL INFORMATION: REFERENCE:

Owner:

David Arthur Seller 4585 – 216 Street Langley BC V3A 2M5

Applicant:

Parklane Ventures (50 Avenue) Ltd. 2000 – 1055 Dunsmuir Street Vancouver BC V7X 1G5

Architect:

Rositch Hemphill and Associates 10 – 120 Powell Street Vancouver BC V6A 1G1

Legal Description:

Lot 52, Plan 51211; Lot 24, Plan 32258; Parcel “F” (H32381E), Block 5, Plan 1551; Parcel “A” (Explanatory Plan 11432), Block 10, Plan 1551; Lot 26, Plan 33872 all of Section 6, Township 11, NWD

Location:

21837 - 50 Avenue and adjacent vacant property to the east; 21921 – 50 Avenue and two adjacent vacant properties to the south

Area:

0.50 ha (1.24 acre) – Lot 52 0.83 ha (2.05 acre) – Lot 24 0.44 ha (1.10 acre) – Parcel “F” 0.84 ha (2.07 acre) – Parcel “A” 0.76 ha (1.87 acre) – Lot 26 3.37 ha (8.33 acres) – Total Area

Existing Zoning:

Suburban Residential Zone SR-1

Proposed Zoning:

Comprehensive Development Zone CD-33

Murrayville Community Plan (existing):

Multi Family One (maximum density of 44 units per ha / 18 units per acre) – lands south of 50 Avenue Single Family Two (maximum density 15 units per ha / 6 units per acre) – lands north of 50 Avenue

Murrayville Community Plan (proposed):

Multi Family One (maximum density of 44 units per ha / 18 units per acre)

E.S.A. Designation:

E.S.A.# 066 – Murrayville Urban Area (Rating-#3)

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 9 . . .

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DISCUSSION / ANALYSIS: The five subject properties (3.37 ha / 8.33 acres total area) are located south of Fraser Highway in the 21800 block of 50 Avenue in Murrayville. Of the three lots located on the north side of 50 Avenue, the westerly two lots are vacant and the easterly lot (21921 – 50 Avenue) contains an existing residence. The remaining two properties on the south side of 50 Avenue are treed and contain no buildings. All existing buildings will be removed to accommodate the proposed development. Surrounding land uses include: North: Fraser Highway beyond which is an existing single family neighbourhood and the Langley Memorial Hospital grounds; East: vacant property south of Fraser Highway (Township owned); South: multiple family developments, including: • the Trillium on the Ridge apartment building (3 storeys) and the Livingstone townhouse / apartment development, both located on the north side of 49 Avenue • the Cedar Crest townhouse development, located on the south side of 50 Avenue (south of the proposed northern townhouse site, and west of the proposed southern townhouse site), and West: 218A Street (west half only constructed), beyond which are single family homes and the Langley Fundamental Elementary School. Proposed Murrayville Community Plan Amendment (Bylaw 4760): The Murrayville Community Plan (adopted in 1989) delineates the connection of 50 Avenue to 49 Avenue via 220 Street (through the proposed development site) as part of the overall community road network. The applicant has applied to amend the Murrayville Community Plan by redesignating the area north of the proposed road connection from “Single Family Two” (maximum density of 15 units per ha/ 6 units per acre) to “Multi Family One” (maximum density of 44 units per ha/ 18 units per acre). The lands to the south of 50 Avenue are already designated “Multi Family One”. Bylaw 4760 also amends the Community Plan by including the lands being re-designated to “Multi Family One” as part of “Development Permit Area A” (Residential). Based on the current Community Plan designations, the subject properties could be developed with a maximum of 97 units, as noted below: • •

north of 50 Avenue (“Single Family Two”) – 4.39 acres @ 6 units per acre = 26 units south of 50 Avenue (“Multi Family One”) – 3.94 acres @ 18 units per acre = 71 units

The Community Plan amendment application will re-designate the area north of 50 Avenue to “Multi Family One”, which would permit 79 units to be developed, resulting in a maximum of 150 units on the entire land assembly. The applicant however is proposing to develop a total of 146 townhouse units, at a density of 43.3 units per ha (17.5 units per acre). An increase of 49 units is thus proposed.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 10 . . .

Existing multi family residential developments in the Murrayville area (south of Fraser Highway) are illustrated in Attachment B. The density of development ranges from a low of 7.0 units per acre to a high of 47.1 units per acre, with an overall average density of 16.0 units per acre). The details of each development are shown in the following table: Development Name

Cedar Crest Livingstone Trillium on the Ridge Murray Green Autumn Ridge Orangewood Waterford Murrayville Glen Summerhill Gate Eaglecrest (apartments) Eaglecrest (townhouses) Total

Land area (acres)

Number of units

8.99 1.66 1.63 2.78 2.76 8.18 7.75 9.6 2.64 2.45 3.22

63 19 49 130 130 111 55 114 28 88 40

Density (units per acre) 7.0 11.45 30.06 46.76 47.1 13.57 7.1 11.88 10.61 35.92 12.42

51.66

827

16.0

Staff support the proposed Community Plan amendment as the proposed development is consistent with the Official Community Plan’s objective of providing a range of housing options for the community, and is complementary to adjacent multi-family development. Staff note that the Parklane proposal of 17.5 units per acre is consistent with existing multi family development in the area. A letter submitted by the applicant’s architect provides the following rationale in support of the proposed Community Plan amendment: “The land use proposed – townhouses – is consistent with the other developments in the neighbourhood and yet adds some new housing forms to increase the overall variety in Murrayville. To the south and west of the site are an apartment building and a number of townhouses. There are three schools nearby that are within walking distance, and townhouses are an attractive home to parents with children. Local community amenities are within 2 to 3 blocks of the site and will encourage walking and biking as part of smart urban development, including: • • • • •

the WC Blair Recreation Centre a public library Langley Hospital Retail stores and services; and the Fraser Highway greenway which crosses through the site and connects to the Murrayville greenway system.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 11 . . .

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The Murrayville Community Plan’s own planning goals, which this application supports, include: • •

the development of a pleasant and efficient residential community with complementary scaled commercial, recreational and employment facilities the development of an urban area with attractive residential qualities and good road and utility services

The Murrayville Community Plan’s own planning objectives, which this application supports, include: • • • •

to facilitate development of the Murrayville area in compliance with overall development concepts contained in the Langley Official Community Plan to encourage the development of the community primarily as a residential area with a variety of housing types and densities suitable to a range of lifestyles to provide for several fully serviced higher density residential areas to ensure that subdivision patters and roads are adequately designed for more intensive forms of development in the long term.”

Proposed Zoning (Bylaw 4761): The application proposes to rezone the site from Suburban Residential Zone SR-1 to Comprehensive Development Zone CD-33. The CD-33 zone was originally created to accommodate another Parklane townhouse development (currently under construction at the southwest corner of 96 Avenue and 204 Street) in Walnut Grove. It will also well serve the proposed Murrayville site. The proposed zoning will permit townhouses with a maximum gross density of 44 units per hectare (18 units per acre) to match the “Multi Family One” designation being proposed for the site in the Murrayville Community Plan. The overall density of the proposed development is 43.3 units per ha (17.5 units per acre). Proposed Development: The proposed development consists of 146 townhouse units to be built as two different developments (to the north and south of 50 Avenue). The northern site will contain 75 units in 16 buildings (with 2 to 6 units in each), with access from an internal private strata roadway connected to 50 Avenue. The southern site will contain 71 units in 12 buildings (with 2 to 8 units in each), with access from a private strata roadway connected to 220 Street. A combination of 14 wider 4-bedroom units (side by side double garages) and 132 narrower 3-bedroom units (tandem parking garages) is proposed. Individual units will range in size from 116 to 188 m2 (1,254 to 2,022 ft2) plus garage. A “Design Rationale” submitted by Rositch Hemphill and Associates in support of the proposal states: “The placement of the open space and the buildings on the site have been carefully thought out.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 12 . . .

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The clusters of units are sited to permit tree retention and expansion of the Fraser Highway greenway. • Two significant tree retention areas that flow from one to the other and into the greenway along Fraser Highway are incorporated. These trees are significant features as seen from the valley floor looking east up the hill. • The site planning includes the extension of the greenway from the east, along Fraser Highway, to the west. The greenway is split between the Fraser Highway, to enhance the green buffer and aesthetics viewed from both inside and outside of the sites, and the new extension of 50 Avenue, with the greenway being incorporated into a widened sidewalk boulevard along the north side of 50 Avenue. The clusters of units are oriented to achieve “doors on the street”. The townhouses are designed to provide front doors and yards facing onto the street along 50 Avenue wherever the grade relationship allows. The clusters of townhouses are scaled to respond to their surroundings. • The townhouses on 218A Street, where there are single family houses to the west across the cul-de-sac, are scaled down to two storeys and are single or double wide to provide a modest massing facing the houses and more open and green space. The treatment of these townhouse ends are planned to resemble single family front facades with no garage access from 218A Street. • The townhouses that abut the neighbouring townhouses and apartment building to the south likewise have the narrow ends of the cluster facing the adjacent property to provide less of a mass and more open and green space. This also provides the most privacy between neighbours. • The townhouses on the south and west sides of the southern site, and the west side of the northern site at the northwestern corner have increased side and rear yard setbacks of 7.5m to provide a greater extent of distance and landscape buffer against the adjacent developments. The townhouses are arranged to allow for the best use of private yards. The townhouses along Fraser Highway are sited so the kitchens and back yards are oriented to the east and west, capturing sun during the day, and not having them facing the traffic noise on Fraser Highway. The site design provides significantly larger and greener treed open spaces than the multi family developments to the south and west. A green buffer is provided along the south edge abutting neighbouring residential apartments. Parking: A total of 354 parking spaces are proposed to be provided, consisting of 292 indoor spaces (28 in “side by side” garages, 264 in “tandem” garages), 47 surface spaces (not located in front of garages) and 15 spaces on driveways in front of garages. The Township’s Zoning Bylaw requires a total of 361 parking spaces to be provided, based on a requirement of 2.2 spaces for units with “side by side” garages and 2.5 spaces for units with “tandem” garages. The applicant is requesting a variance to the parking requirements to permit 7 fewer parking spaces to be provided. Staff note that the 7 deficient parking spaces could be provided on site, however, the result would be the loss of more mature coniferous trees. The following rationale has been provided by the applicant’s architect:

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“All units have two parking spaces within each unit (some side by side and some tandem) plus full driveway parking. In addition there are visitor parking spaces on site that, together with the on-street parking immediately adjacent to the sites provide far more than the parking requirements for townhouses in the Township of Langley. The parking does not meet the full requirements of the Zoning Bylaw. However, 98% of the required parking is provided on site. There are 354 stalls provided, 361 are required; there are however 50 street parking spaces immediately in front of the two sites. This means the 354 stalls on site works out to 2.2 on-site spaces per “side by side” unit and 2.45 spaces per “tandem” unit. The rationale for the proposed parking arrangement is: 1. The “doors on the street” aspect of urban design: The intent of doors on the street is not merely visual. If the approach is to be fully supported, those front doors should be used – by owners walking home and by visitors visiting the home. On-street parking for visitors supports the active use of those doors on the street, adds to pedestrian activity on adjacent sidewalks and enhances security. 2. Street parking: There will be almost no demand for the street parking other than for this development as other uses are further away and more convenient parking is provided closer to those uses. 3. Desire to maintain treed areas and green spaces: Parking for visitors has been carefully distributed throughout the site to limit impact on tree retention and tot lot green spaces. This trade off, leaving seven stalls to be located on the street, is deemed of value to the residents and local community.” In staff’s opinion, the requested variance in parking requirements (from 361 spaces to 354 spaces) is minor in scale and can be supported. The proposed development is located within walking distance of many community facilities and retail stores. Additional parking spaces will be available on 50 Avenue adjacent to the development to accommodate overflow and visitor parking. The proposed design of 50 Avenue will include parking bays along sections of the road to provide dedicated curb side parking spaces for public use. Development Permit: As the subject area is designated as a mandatory Development Permit area, the applicant has also applied for a Development Permit. In accordance with Council’s policy, supporting materials have been submitted detailing the proposed development’s form, character and siting. Development Permit guidelines relevant to the site are contained in the Murrayville Community Plan (see Attachment A). Proposed Development Permit No. 100577 is attached to this report (see Attachment D). Supporting materials provided by the project architect indicate the proposed building elevations will feature heavy profile asphalt shingle roofs, with the building exterior clad in a variety of vinyl siding (horizontal treatments), board and batten vinyl siding (vertical treatments), wood and vinyl wall shingles, cultured stone (on elect areas), aluminum deck guardrails and handrails, wood trim and brackets, widow planter boxes, and decorative window shutters. Several colour schemes are proposed using muted tones with tan, grey or green shades to provide variety throughout the development.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 14 . . .

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The proposed building height (2 to 3 storeys), site coverage (24%) and building siting comply with the provisions of the CD-33 zone. The proposed development in staff’s opinion complies with the Residential Development Permit guidelines for the area (see Attachment A) which will apply to the site following adoption of the proposed Murrayville Community Plan amendment (Bylaw 4719). Cross sections illustrating the relationship between the proposed development and the adjacent properties are provided in Attachment C. Servicing: The development site will be required to provide full municipal services including on-site stormwater detention in accordance with the Township’s Subdivision and Development Control Bylaw. As part of the development, the applicant will be required to complete construction of 50 Avenue to an urban standard through the site, and to complete 220 Street (to provide a connection between 49 and 50 Avenues) along the east side of the development. These road works are considered important elements of the local road network, and have been shown in the Murrayville Community Plan since its adoption in 1989. Full municipal services exist to the proposed development site. However, in addition to the onsite stormwater detention, staff anticipate that the applicant will be required to upgrade downstream storm sewers. Prior to final reading, the proponent will be required to enter into a servicing agreement to secure provision of utilities (sanitary and storm sewer and water service), and construction of 218A Street, 220 Street and 50 Avenue adjacent to the site. Road widening dedication (to provide a 20 metre road width on 220 Street, and completion of the east half of 218A Street) will also be provided prior to consideration of final reading of the rezoning bylaw. Although the applicant’s engineering consultant has confirmed servicing capacities exist to support the proposed development, the proponent will be required to upgrade downstream sanitary and storm sewers and drainage works, and provide on-site detention. Environmental: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as forming part of the Murrayville Urban Area. There are no watercourses on the site. The applicant will be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering. As part of the required Servicing Agreement, the applicant will be required to provide full urban services as well as a stormwater management plan. The provision of these items and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. Greenways: A connection will be made to the Fraser Highway greenway in the northeast corner of the site (within the current dedication for 50 Avenue). Prior to consideration of final reading of the rezoning bylaw, the applicant will be required to submit final plans for the proposed greenway connection to the acceptance of the Manager of Parks Design and Development.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 15 . . .

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Landscaping: The applicant proposes extensive landscaping throughout the site, as shown in Schedule V of the Development Permit (see Attachment D). The proposed landscaping consists of a combination of coniferous and deciduous trees, along with shrubs, groundcovers, and grassed areas. Each unit will have a fenced landscaped yard area with a grade level patio for private amenity space. Trees and shrubs will be installed adjacent to the various buildings and along the internal strata roadways. Street trees will be planted adjacent to 50 Avenue and 220 Street (in compliance with the Township’s Boulevard Treatment and Street Tree policy). Shared common landscaped areas will include a “village green” with play equipment and a passive play area with pathways / seating (in the northern townhouse site) and several common play areas (in the southern townhouse site). Tree Protection/ Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants. The submitted information indicates that 206 significant trees exist on the site, 163 of which are proposed to be removed. A total of 41 significant trees are proposed to be retained on-site, primarily in two groupings (one adjacent to Fraser Highway in the northeast part of the development and another on the south side of 50 Avenue). In accordance with the Township’s Tree Protection Bylaw, 258 replacement trees will be planted on-site. Final tree retention, protection, and replacement plans are subject to the final acceptance of the Manager of Parks Design and Development. This requirement has been included in the list of development prerequisites to be completed prior to final reading of the rezoning bylaw. Transit: Bus service is currently provided along Fraser Highway by the 502 (Surrey Central / Langley Centre/ Aldergrove) route, and on 48 Avenue by the C60 (Langley Centre / Langley Hospital) and C61 (Brookswood / Langley Centre) routes. Schools: Students from the development will be expected to attend James Hill Elementary School or Langley Secondary School. Other options for students include Langley Fundamental Elementary School (located three blocks to the west), or the independent schools in the Murrayville area (Langley Montessori School, Credo Elementary, Credo High, and Langley Christian Middle School). The School District was advised of Parklane’s proposal and has not voiced any objection to it. Child Friendly Amenity Area: Section 111.5 of the Township’s Zoning Bylaw requires provision of one or more “Child Friendly Amenity Areas” for townhouse developments on the basis of 8 m2 per residential unit. A total area of 1,168 m2 (12,573 ft2) of Child Friendly Amenity Area is required based on the 146 units being proposed. The applicant is proposing four play areas (satisfying this requirement) with several play structures, seating areas, and creative/formal/informal play areas in the common landscaped areas (two in each of the northern and southern sites) for use by residents of the townhouse projects. Prior to final reading, the proponent will be required to submit final design plans and secure the construction of the children’s play areas to the acceptance of the Manager of Parks Design and Development.

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Parks and Recreation: The nearest Township facility is Denny Ross Memorial Park located approximately 3 to 4 blocks away adjacent to the former Murrayville Elementary School at 219 Street and Old Yale Road. The W.C. Blair Recreation Centre (aquatic and fitness facility) is located three blocks to the east of the proposed development. The proponent has also volunteered to provide a one year family pass to Langley recreation facilities to each townhouse purchaser. Public Consultation: The applicant has held informal meetings with adjacent strata developments over the past year, and will hold additional open houses in late July / August of 2009 (in advance of the anticipated public hearing). Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be finalized: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades and extensions including on-site stormwater detention in accordance with the Township’s Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering, and greenway construction details and security to the acceptance of the Manager of Parks Design and Development; 2. Provision of road dedications (completion of 218A Street, west half of 220 Street, and 50 Avenue connector road) in accordance with the Township’s Subdivision and Development Control Bylaw, to the acceptance of the General Manager of Engineering; 3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 4. Provision of a geotechnical analysis and report to the acceptance of the Director of Community Development in support of the proposed development; 5. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470 including provision of a final tree management plan incorporating tree retention, replacement and protection details, to the acceptance of the Manager of Parks Design and Development; 6. Final completion of detailed landscape plans for the on-site landscape works, construction of greenways and Child Friendly Amenity Area requirements, to the acceptance of the Manager of Parks Design and Development; 7. Consolidation of lands on either side of 50 Avenue into two separate parcels to accommodate development plans; 8. Registration of a covenant prohibiting parking on internal strata roadways (other than in clearly identified parking spaces) and prohibiting garages from being developed for purposes other than parking of vehicles; 9. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; 10. Payment of supplemental Rezoning Application fee, Integrated Site Design Concept (ISDC) Review fee, and Site Servicing Review fee. POLICY CONSIDERATIONS: The proposed development is located in an area currently designated for “Single Family Two” and “Multi Family One” purposes in the Murrayville Community Plan. In staff’s opinion the proposed townhouse development and redesignation of the northern portion of the site to “Multi Family One” to permit a 146 unit townhouse development is compatible with surrounding land use patterns and densities and is consistent with the Official Community Plan’s objective of providing a range of housing options for the community.

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) Page 17 . . .

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The subject site is designated a mandatory Development Permit area to permit Council the opportunity to review the form, character and siting of the proposed development. Staff recommends that Bylaws No. 4760 and 4761 be given first and second reading, subject to ten (10) development prerequisites being finalized (prior to final reading of Bylaw 4761), and that Development Permit No. 100577 be issued (subject to four (4) conditions) subsequent to final reading of Bylaw 4761. Respectfully submitted,

Robert Knall SENIOR DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION JG/RK

ATTACHMENT A ATTACHMENT B ATTACHMENT C ATTACHMENT D

Murrayville Community Plan Development Permit Guidelines Densities of Existing Multi Family Developments in Surrounding Area Site Cross Sections Development Permit No. 100577: Schedule A Character Sketch Schedule B Character Sketch Schedule C Site Plan (North) Schedule D Site Plan (South) Schedule E Building 2 – Floor Plans Schedule F Building 4 –Floor Plans Schedule G Building 6 –Floor Plans Schedule H Building 14 –Floor Plans Schedule I Building 18 – Floor Plans Schedule J Building 24 – Floor Plans Schedule K Streetscape on 50 Avenue Schedule L Streetscape on 50 Avenue and 218A Street Schedule M Streetscape on 220 Street Schedule N Building Materials Schedule O Building 2 - Elevations Schedule P Building 4 - Elevations Schedule Q Building 6 - Elevations Schedule R Building 14 - Elevations Schedule S Building 18 - Elevations Schedule T Building 18 - Elevations Schedule U Building 24 - Elevations Schedule V Landscape Plan

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REZONING AND COMMUNITY PLAN AMENDMENT APPLICATION RO100066 AND DEVELOPMENT PERMIT NO. 100577 (PARKLANE VENTURES (50 AVENUE) LTD.) ATTACHMENT Page 18 . . .

A

(EXCERPT FROM MURRAYVILLE COMMUNITY PLAN:) 3.4

Residential Development Permit Area

Multi Family and adjacent Institutional areas are designated as development permit areas under Section 945(4)(e) of the Municipal Act to establish objectives and provide guidelines for the form and character of development. These areas are shown as Development Permit Area A on Map 3. The objective of the development permit area designation is to ensure safe and attractive multiple family neighbourhoods and to reduce conflicts with adjacent uses. The development permit guidelines for this area are: (a)

Development should be designed to integrate with and be compatible with adjacent development with respect to siting of buildings, exterior finish and design. Pitched roofs shall be encouraged. (b)

Buildings should be designed and sited so that sun penetration to roads and adjacent properties is maximized.

(c)

Landscaping shall be required to enhance the appearance of the development. Careful consideration shall be given to retaining as many of the existing trees as possible. Buildings and parking, loading and storage areas should be screened from adjacent roads and single family residential development. Garbage receptacles and other service areas should be screened. A landscaping plan shall be submitted as part of a development permit application.

(d)

Building materials, design and massing shall support the creation of an attractive residential environment. The use of "untreated" concrete or "unfinished" metal or aluminum as a final building finish shall not be permitted.

(e)

Signs should be designed so that they are compatible with buildings.

(f)

Walkways should be developed to ensure convenient access to and from adjacent commercial and institutional uses. For security, walkways should be lighted and allow overview from adjacent dwellings.

(g)

Ravine and creek areas shall be treated under the provisions of Development Permit Area F, Section 3.11.

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Attachment B

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Attachment C

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ATTACHMENT D THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100577 This Permit is issued this _______ day of ____________, 2009 to: 1.

2.

NAME:

Parklane Ventures (50 Avenue) Ltd.

ADDRESS:

2000 – 1055 Dunsmuir Street Vancouver BC V7X 1G5

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

Lot 52, Plan 51211; Lot 24, Plan 32258; Parcel “F” (H32381E), Block 5, Plan 1551; Parcel “A” (Explanatory Plan 11432), Block 10, Plan 1551; Lot 26, Plan 33872, all of Section 6, Township 11, NWD (hereinafter called the “said lands”)

CIVIC ADDRESS:

3.

21837 – 50 Avenue and adjacent vacant property to the east; 21921 – 50 Avenue and two adjacent vacant properties to the south

This Permit is issued subject to compliance with all of the Bylaws of the Municipality of Langley applicable thereto, except as specifically varied or supplemented by this permit as follows: a) Building plans being in substantial compliance with Schedules “A” through “U”; b) Final on-site landscaping plans being in substantial compliance with Schedule “V” and in compliance with the Township’s Tree Protection Bylaw, Child Friendly Amenity Area requirement and Street Tree and Boulevard Treatment policy, subject to final acceptance of the Manager of Parks Design and Development; c) On-site landscaping to be secured by letter of credit at the building permit stage; d) Section 107.3a.ii) of Township of Langley Zoning Bylaw 1987 No. 2500 being varied to require a total of 354 parking spaces (rather than 361 parking spaces).

4.

Although not part of the Development Permit requirements, the applicant is advised that prior to issuance of a building permit the following items will need to be finalized: e) Payment of supplemental Development Permit application fees; f) Payment of applicable development cost charges and Building Permit Administration Fees.

5.

The land described herein shall be developed strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached as a Schedule to this Permit which shall form a part hereof. This Permit is not a Building Permit. All developments forming part of this Development Permit shall be substantially commenced within two years after the date the Development

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Development Permit No. 100577 (Parklane Ventures (50 Avenue) Ltd.) Page 2

Permit is issued. This permit shall have the force and effect of a restrictive covenant running with the land and shall come into force on the date of an authorizing resolution passed by Council. It is understood and agreed that the Municipality has made no representations, covenants, warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other than those in this Permit. This Permit shall enure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, successors and assigns. AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF __________, 2009.

SCHEDULE A – Character Sketch SCHEDULE B – Character Sketch SCHEDULE C – Site Plan (North) SCHEDULE D – Site Plan (South) SCHEDULE E – Building 2 – Floor Plans SCHEDULE F – Building 4 – Floor Plans SCHEDULE G – Building 6 –Floor Plans SCHEDULE H – Building 14 – Floor Plans SCHEDULE I – Building 18 –Floor Plans SCHEDULE J – Building 24 –Floor Plans SCHEDULE K – Streetscape on 50 Avenue SCHEDULE L – Streetscape on 50 Avenue and 218A Street SCHEDULE M – Streetscape on 220 Street SCHEDULE N – Building Materials SCHEDULE O – Building 2 - Elevations SCHEDULE P – Building 4 - Elevations SCHEDULE Q – Building 6 - Elevations SCHEDULE R – Building 14 - Elevations SCHEDULE S – Building 18 - Elevations SCHEDULE T – Building 18 - Elevations SCHEDULE U – Building 24 - Elevations SCHEDULE V – Landscape Plan

 

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SCHEDULE A CHARACTER SKETCH

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SCHEDULE B CHARACTER SKETCH

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SCHEDULE C SITE PLAN (NORTH)

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SCHEDULE D SITE PLAN (SOUTH)

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SCHEDULE E BUILDING 2 –FLOOR PLANS

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SCHEDULE F BUILDING 4 – FLOOR PLANS

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SCHEDULE G BUILDING 6 – FLOOR PLANS

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SCHEDULE H BUILDING 14 – FLOOR PLANS

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SCHEDULE I BUILDING 18 – FLOOR PLANS

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SCHEDULE J BUILDING 24 – FLOOR PLANS

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SCHEDULE K STREETSCAPE ON 50 AVENUE

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SCHEDULE L STREETSCAPE ON 50 AVENUE AND 218A STREET

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SCHEDULE M STREETSCAPE ON 220 STREET

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SCHEDULE N BUILDING MATERIALS

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SCHEDULE O BUILDING 2 - ELEVATIONS

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SCHEDULE P BUILDING 4 - ELEVATIONS

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SCHEDULE Q BUILDING 6 - ELEVATIONS

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SCHEDULE R BUILDING 14 - ELEVATIONS

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SCHEDULE S BUILDING 18 - ELEVATIONS

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SCHEDULE T BUILDING 18 - ELEVATIONS

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SCHEDULE U BUILDING 24 - ELEVATIONS

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SCHEDULE V LANDSCAPE PLAN

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

Page 15 . . . The conceptual site plan submitted (See page 8) forms the basis of this comprehensive development plan. It should be noted that this plan will provide general details of development for adjacent properties and establish fixed points of access for vehicular and pedestrian movements, however, specific siting and uses will be determined on an application by application basis as the Town Centre builds out over time. 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;…”

As noted previously the applicant requests that this requirement be eased for the first phase of development. The Yorkson Neighbourhood currently falls within the catchment area of Willoughby Elementary School (located adjacent to the site 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. The School District has indicated that the first Yorkson school to be constructed will be an elementary school on a site already acquired by the School District on 83 Avenue, east of 208 Street. Nevertheless, given the housing form proposed in phase one, it is not expected that many elementary students will be generated. The proposed development falls within the Southwest Phase of the Yorkson Plan. The ultimate location for the five acre elementary school site for this phase is envisioned to be south and west of the subject site, closer to the centre of the catchment area. If Council agrees to the Yorkson Plan amendment contemplated in this report, prior to the development of subsequent residential units (beyond Phase One) the elementary school site will need to be secured to the acceptance of the School District and Township. 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. 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;…”

As noted previously, the applicant requests that this requirement be eased for the first phase of development.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

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Page 16 . . . The proposed development falls within the Southwest Phase of the Yorkson Plan. If Council agrees to the Yorkson Plan amendment contemplated in this report, prior to the development of subsequent residential units (beyond Phase One) the neighbourhood park site school site will be secured to the acceptance of the Township. Staff are supportive of this request as, in addition to the playing fields and playground equipment located immediately adjacent to the development site at the Willoughby Elementary School, the existing Willoughby neighbourhood park (located at 84 Avenue and 206 Street) is approximately 750 metres from the development site. The future Yorkson Community Park site is planned to be located immediately north of the development site, across 80 Avenue. Prior to final reading the proponent is also required to comply with the Township’s 5% Neighbourhood Parkland Acquisition Policy. Although few children are expected to be generated in Phase One of the development (due to the proposed housing form), the development will include the requisite child friendly amenity areas, the details of which will be determined in the future Development Permit. 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 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 us 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”. The proponent has agreed to provide a minimum of 5% of the units as adaptive housing in accordance with Township policy. This will be secured by Restrictive Covenant and detailed in the future DP.

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

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Page 17 . . . Environment: In accordance, with the Yorkson Neighbourhood Plan the Town Centre development is required to comply with the Township’s Streamside Protection Bylaw and obtain approval from the Department of Fisheries and Oceans (Section 35 approval). These issues have been addressed as a part of the Yorkson Neighbourhood plan review process in consultation with DFO and the proponent’s consultants. Evolving from this process was the need to protect the headwaters of Yorkson Creek and compensate for the piping of a number of roadside drainage ditches. Township staff are close to resolution of these matters with DFO, within the context of an overall environmental protection/compensation plan for the Southwest Phase. Final 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 provide full urban services as well as a stormwater management plan and sediment control measures as a prerequisite of the rezoning application. Completion of these requirements and compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. Rezoning 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 Southwest Yorkson Phase including roads, greenways, environmental setbacks and land use to the acceptance of the Director of Community Development; b. Provide an overall layout plan for the Willoughby Town Centre Area including interim and ultimate road alignments, parking areas, access driveways, greenways and other public amenities to the acceptance of the Director of Community Development; and c. Provide an overall stormwater detention plan for the Southwest Yorkson Phase and secure an adequately sized community stormwater detention pond(s) to service the Southwest Yorkson Phase to the acceptance of the General Manager of Engineering. 2. Completion of a Servicing Agreement (and phased restrictive covenants, where required) with the Township to secure required road construction and utility upgrades and extensions in accordance with the Township’s Subdivision and Development Control Bylaw, and Yorkson Engineering Services Plan to the acceptance of the General Manager of Engineering; and greenway construction details to the acceptance of the Manager of Parks Design and Development; 3. Completion of a Development Works Agreement (if required) securing off-site servicing to the Southwest Phase, as required by the Yorkson Neighbourhood 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;

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Page 18 . . . 5. Provision of the necessary traffic improvement details 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 and the Director of Community Development, including: a. Final completion of a Traffic Impact Study including provision of recommended road dedication, widenings and necessary traffic improvements; b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for 80 Avenue, 16.0 metres for 206A Street and 24.3 metres for the proposed High Street; c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue south of the existing Willoughby Elementary School and for the un-constructed portion of 78 Avenue south of Lot 2, Plan 82374; and d. Registration of an all purpose right-of-way over the internal strata roads and greenlink for municipal services and public access; 6. 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; 7. Final completion of landscape plans and details in accordance with the Zoning Bylaw No. 2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger of Parks Design and Development including: a. Dedication and provision of security for the construction of a 4.5 metre greenway, or equivalent, along the 208 Street and 80 Avenue frontages, including final acceptance of greenway design plans, sidewalk/trail alignment, and landscaping details; b. Completion of landscape plans for the first phase of development including greenlink plans and compliance with Child Friendly Amenity Area requirements; and c. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of applicable greenway amenity fee; 8. Compliance with the requirements of the Streamside Protection Bylaw and the Department of Fisheries and Oceans with respect to: a. Final completion of an overall environmental protection/compensation plan for the Southwest 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. Section 35 (HAAD) authorizations being obtained (where required); 9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the units incorporate flex and universal housing requirements i.e. adaptive housing; 10. Submission of detailed Development Permit drawings and schedules for the first phase of development that are consistent with the Town Market Commercial and Town Market Mixed Use Development Permit Guidelines; to the acceptance of the Director of Community Development; 11. Provision of a CPTED (Crime Prevention through Environmental Design) review of the first phase of development 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;;

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REZONING APPLICATION NO. 100327 (QC HOLDINGS)

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Page 19 . . . 12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design and Development Administration fee, Site Servicing Review fee, Development Works Agreement fee and remaining rezoning fees; and 13. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy. POLICY CONSIDERATIONS: The development of the Willoughby Town Centre is considered the most crucial element of ensuring the success of the Willoughby Community Plan and the Yorkson Neighbourhood Plan. QC Holdings’ Rezoning and Neighbourhood Plan amendment requests serve to facilitate the implementation of these plans in a manner that is consistent with the overall goals and objectives of the Plan. Adjustments to the Yorkson Neighbourhood Plan’s implementation policies are supported by staff and are considered a practical approach to ensuring the success of the Willoughby Town Centre. Staff recommend that Rezoning Bylaw No. 4768 and Neighbourhood Plan Amendment Bylaw No. 4767 be given first and second reading and that the public hearing be scheduled. Final Reading of the Bylaws is subject to the thirteen (13) development prerequisites outlined in this report. Development Permit(s) detailing the form, character and siting of subsequent development will follow this rezoning request. Respectfully submitted,

Mike Newall DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION MNN

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