Tol_aug_31 Regular Council Agenda And Documents

REGULAR MEETING OF TOWNSHIP COUNCIL Monday, August 31, 2009 at 7:00 p.m. Fraser River Presentation Theatre th 4 Floor, 20338 – 65 Avenue, Langley, BC

AGENDA Page

A. 1-12

ADOPTION OF MINUTES 1.

Regular Council Meeting – July 20, 2009 Recommendation that Council adopt the Minutes of the Regular Council meeting held July 20, 2009.

13-28

B.

PRESENTATIONS

C.

DELEGATIONS (UP TO 5 DELEGATIONS)

D.

REPORTS TO COUNCIL 1.

Aldergrove Athletic Park Concept Plan Report 09-117 File CD 6130-20-AATH1 Recommendation that Council receive the report entitled “Aldergrove Athletic Park Concept Plan” and the results of the public input, for information; That Council endorse the Aldergrove Athletic Park Concept Plan to guide future development of the park; and further That Council authorize staff to proceed with site preparation as a first phase of developing the new proposed facilities in the park.

August 31, 2009 Regular Council Meeting Agenda

-2-

Page

D.

29-46

REPORTS TO COUNCIL

2.

Provincial Agricultural Land Commission Application No. 100179 (Larry Rodgers) Report 09-114 File CD 13-32-0001 Recommendation that the Provincial Agricultural Land Commission (PALC) be advised that the subdivision of property located at 27550 -- 48 Avenue, is supported subject to compliance with the requirements of the PALC and, at the time of subdivision application, the Township of Langley’s Subdivision and Development Control Bylaw.

47-65

3.

Rezoning Application No. 100333 (Exousia Properties Inc.) Report 09-113 File CD 13-08-0011 Recommendation that Council not support the application to rezone a site located at 920 and 1030 – 272 Street from Rural Zone RU-2 to a new Limited Industrial Zone allowing for the development of a heavy truck/commercial vehicle parking facility.

E. 67-100

BYLAWS FOR FIRST AND SECOND READING 1.

Rezoning Application No. 100330 Development Permit Application No. 100583 (Desert Properties Inc.) Bylaw 4746 Report 09-116 File CD 08-26-0109 Recommendation 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;

August 31, 2009 Regular Council Meeting Agenda

-3-

Page

E.

BYLAWS FOR FIRST AND SECOND READING 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 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;

August 31, 2009 Regular Council Meeting Agenda

-4-

Page

E.

BYLAWS FOR FIRST AND SECOND READING 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. 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. 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.

101-115

2.

Rezoning Application No. 100339 Development Permit Application No. 100590 (Township of Langley) Bylaw 4769 Report 09-112 File CD 08-14-0172 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;

August 31, 2009 Regular Council Meeting Agenda

-5-

Page

E.

BYLAWS FOR FIRST AND SECOND READING 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. 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.

117-128

F.

BYLAWS FOR FIRST, SECOND AND THIRD READING

G.

BYLAWS FOR CONSIDERATION AT THIRD READING

H.

BYLAWS FOR FINAL ADOPTION 1.

Rezoning Application No. 100315 (Dorothy Mufford) Bylaw No. 4704 Report 08-178 File CD 11-18-0038 Recommendation that Council give final reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Dorothy Mufford) Bylaw 2008 No. 4704.”

August 31, 2009 Regular Council Meeting Agenda

-6-

Page

H.

BYLAWS FOR FINAL ADOPTION Explanation – Bylaw No. 4704 Bylaw No. 4704 rezones property located at 21770 Smith Crescent from Suburban Residential Zone SR-2 to Suburban Residential Zone SR-3 to facilitate subdivision into two lots. Clerk’s Note: Community Development advises that all development prerequisites listed in the Community Development Division report to Council of November 3, 2008 attached to the Bylaw have been satisfactorily addressed and that the Public Hearing for the Bylaw was held on December 8, 2008 with 3rd reading given on December 15, 2008.

I.

CORRESPONDENCE

J.

ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS

K.

MAYOR’S REPORT

L.

METRO VANCOUVER REPRESENTATIVE’S REPORT

M.

ITEMS FROM PRIOR MEETINGS

N.

ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM SPECIAL CLOSED MEETINGS

O.

ITEMS FOR INFORMATION

P.

ITEMS HAVING PRIOR NOTICE OF MOTION

Q.

OTHER BUSINESS

R.

ADDITIONAL DELEGATIONS

S.

TERMINATE

A.1 - 311 -

REGULAR MEETING OF TOWNSHIP COUNCIL Monday, July 20, 2009 at 7:00 p.m. Fraser River Presentation Theatre th 4 Floor, 20338 – 65 Avenue, Langley, BC

MINUTES Present: Mayor Green Councillors J. Bateman, B. Dornan, C. Fox, M. Kositsky, B. Long, K. Richter and G. Ward M. Bakken, P. Catlin, P. Cordeiro, D. Leavers, L. Rebelato and R. Seifi S. Palmer A.

ADOPTION OF MINUTES 1.

Regular Council Meeting – July 6, 2009 Moved by Councillor Fox, Seconded by Councillor Ward, That Council adopt the Minutes of the Regular Council meeting held July 6, 2009. CARRIED

B.

PRESENTATIONS 1.

Country Celebration/Experience the Fraser Presentation Gayle Martin, Chair, Metro Vancouver Parks Committee, Metro Vancouver provided a presentation on the Experience the Fraser project. She noted that the Hon. Barry Penner, Minister of the Environment had announced funding in the amount of $2.5 Million to the FVRD and Metro Vancouver to begin development of intercity regional trails and heritage features through the Lower Fraser River corridor. She continued that the project partners look forward to developing community partnerships and advised that the project would range from Hope to the Georgia Strait, showcasing land and water based recreational and heritage systems. She added that the project would build a sense of place based on sustainability, environmental stewardship, interconnected parks system, outdoor recreation, tourism and livable communities, and would provide places for celebration and recreation in a healthy environment. She then noted that the third annual Country Celebration would take place September 18 and 19 at the Campbell Valley Regional Park, and provided communication materials for distribution.

1 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes C.

- 312 -

DELEGATIONS (UP TO 5 DELEGATIONS) 1.

Michael Jackstien, Jamey Paterson and Gordon Zacher File 0550-07 Michael Jackstien, Jamey Paterson and Gordon Zacher appeared before Council to discuss the Township of Langley 2010 BC Summer Games one year kick-off. He noted that the Games would take place July 22 - 25, 2010 and that the official logo would be revealed soon. He noted that there will be many opportunities for volunteers and that the Games would provide significant economic, recreation and social benefits. A News Release was provided on table for information purposes. Jamey Paterson appeared before Council and commented that the Games are a stepping stone for athletes to higher levels of competition. He added that this represents a wonderful opportunity to Langley and will see approximately 6,500 athletes, coaches and volunteers participating. He continued that 3,000 volunteers would be required, the website is currently being developed and donations from various community and business would be welcomed. Mayor Green then presented a cheque in the amount of $25,000 as seed money for the Township of Langley BC 2010 Summer Games.

2.

Darrin Kuypers File 0550-07 Darrin Kuypers appeared before Council to discuss developers' infractions of bylaws. He expressed concerns regarding bylaw infractions and parking issues that could result from a proposed project by Sandhill Development and 682163 BC Ltd. He requested Council put a hold on Project 082264 until Project 082252 has been completed, to provide time to review the parking issue, among others.

D.

REPORTS TO COUNCIL 1.

Development Permit Application No. 100578 (Phoenix Construction Systems Ltd.) Report 09-104 File CD 08-22-64 Moved by Councillor Long, Seconded by Councillor Ward, That Council authorize issuance of Development Permit No. 100578 to Phoenix Construction Systems Ltd. for Lot 37, Section 22, Township 8 New Westminster District Plan BCP20221, subject to the following conditions: a) Building plans being in substantial compliance with Schedules “A” through “N”; b) Landscaping, plans being in substantial compliance with Schedule “O” and “P”, and in compliance with the Township’s Street Tree and Boulevard Treatment program, to the acceptance of the Manager of Parks Design and Development; c) Landscaping, Playground/Child Friendly Amenity Area and Greenway design and construction details to be secured by letter of credit at the building permit

2 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes D.

- 313 -

REPORTS TO COUNCIL stage to the acceptance of the Manager of Parks Design and Development; d) Provision of final tree retention, protection and replacement plans in accordance with the Township’s Tree Protection Bylaw to the acceptance of the Manager of Parks Design and Development; e) Greenway landscaping to be in substantial compliance with Schedule “Q” and provide details for crossing of the bio-ditch, to the acceptance of the Manager of Parks, Design and Development; f) Signage to be in substantial compliance with Schedule “H”. Although not part of the Development Permit requirements, the applicant is advised that prior to issuance of a building permit the following items need to be finalized: g) Provision of a site specific on-site servicing and stormwater management plan, to the acceptance of the General Manager of Engineering; h) Provision of a site specific Erosion and Sediment Control Plan in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering. i) Payment of supplemental Development Permit application fees, and Development Cost Charges. Submissions regarding Development Permit No. 100578 from the public. There were no submissions regarding Development Permit No. 100578 from the public. CARRIED Councillor Richter opposed

E.

BYLAWS FOR FIRST AND SECOND READING 1.

Rezoning Application No. 100331 (Chantelle Management Ltd.) Bylaw No. 4763 Report 09-111 File CD 08-34-0066 Moved by Councillor Fox, Seconded by Councillor Ward, 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. CARRIED

3 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes E.

- 314 -

BYLAWS FOR FIRST AND SECOND READING 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 Moved by Councillor Bateman, Seconded by Councillor Dornan, 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

4 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes E.

- 315 -

BYLAWS FOR FIRST AND SECOND READING 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) On-site landscaping plans in substantial compliance with Schedule “K” 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 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. CARRIED 3.

Neighbourhood Plan Amendment and Rezoning Application RZ100327 (QC Holdings) Bylaw No. 4767 Bylaw No. 4768 Report 09-107 File CD 08-23-0108 Moved by Councillor Long, Seconded by Councillor Bateman, 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

5 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes E.

- 316 -

BYLAWS FOR FIRST AND SECOND READING

2.

3.

4.

5.

6.

7.

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. 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; 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; 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; 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 unconstructed 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; 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; 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 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;

6 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes E.

- 317 -

BYLAWS FOR FIRST AND SECOND READING 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. CARRIED 4.

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 11-106-0182 Moved by Councillor Fox, Seconded by Councillor Ward, 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

7 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes E.

- 318 -

BYLAWS FOR FIRST AND SECOND READING 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: (e) Payment of supplemental Development Permit application fees; and (f) Payment of applicable development cost charges and Building Permit Administration Fees;

8 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes E.

- 319 -

BYLAWS FOR FIRST AND SECOND READING 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. CARRIED

F.

BYLAWS FOR FIRST, SECOND AND THIRD READING

G.

BYLAWS FOR CONSIDERATION AT THIRD READING

H.

BYLAWS FOR FINAL ADOPTION 1.

Langley Fees and Charges Bylaw Bylaw No. 4762 Report 09-97 File FIN 1810-20 Moved by Councillor Ward, Seconded by Councillor Dornan, That Council give final reading to “Langley Fees and Charges Bylaw 2007 No. 4616 Amendment Bylaw 2009 No. 4762”. CARRIED

2.

Langley Cemetery Bylaw 1994 No. 3202 Amendment Bylaw 2009 No. 4765 Bylaw No. 4765 Report 09-98 File RCP 3900-20 Moved by Councillor Dornan, Seconded by Councillor Bateman, That Council give first, second and third reading to “Langley Cemetery Bylaw, 1994 No. 3202 Amendment Bylaw 2009 No. 4765”. CARRIED

3.

Fire Prevention Bylaw Bylaw No. 4766 Report 09-103 File FIN 3900-20 Moved by Councillor Dornan, Seconded by Councillor Fox, That Council give final reading to “Fire Prevention Bylaw 2005 No. 4410 Amendment Bylaw 2009 No. 4766”. CARRIED

9 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes H.

- 320 -

BYLAWS FOR FINAL ADOPTION 4.

Rezoning Application No. 100304 Development Permit No. 100532 Bylaw No. 4657 (Vo / Tran) Report No. 08-73 File CD 08-23-0106 Moved by Councillor Long, Seconded by Councillor Bateman, That Council give final reading to “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Vo / Tran) Bylaw 2008 No. 4657”. CARRIED Development Permit No. 100532 Moved by Councillor Bateman, Seconded by Councillor Fox, That Council authorize issuance of Development Permit No. 100532 (Vo / Tran) for property located at 7211 – 202A Street in accordance with Attachment B subject to the following condition: a) an exterior design control agreement shall be entered into for all Residential zoned lands ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development. CARRIED

5.

Rezoning Application RZ100261 Development Permit DP100455 (Platinum – Phase 2) Bylaw No. 4595 File CD 08-25-0074 Moved by Councillor Long, Seconded by Councillor Bateman, That Council give final reading to "Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Platinum - Phase 2) Bylaw 2008 No. 4595". CARRIED Development Permit DP100455 Moved by Councillor Bateman, Seconded by Councillor Ward, That Council authorize the issuance of Development Permit DP100455 (Platinum – Phase 2) for the proposed single family development subject to the following conditions: a) an exterior design control agreement shall be entered into for all Residential Compact Lot (R-CL (A) and R-CL(B)) zoned lands, ensuring that building design and site development standards are high quality, consistent and compatible with other lots and development, and conform to the single family development permit guidelines contained in the Yorkson Neighbourhood Plan including:

10 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes H.

- 321 -

BYLAWS FOR FINAL ADOPTION i. no residential units shall back onto a public road or street greenway other than 212 Street between 76 and 80 Avenues; ii. Where a single family lot abuts an arterial road or a street greenway vehicular access and parking shall be provided via a rear lane or any other vehicular access from the rear of the property while retaining the front pedestrian access of the building facing the street; iii. Homes must have a pitched roof and shall have architectural grade roof material, including ridge caps and shadow lines; and b) section 405.9 of the Township of Langley Zoning Bylaw, 1987, is varied so that the minimum lot depth of lot 82 and lot 83 is reduced from 25.0 metres to 23.0 metres to accommodate the 211 Street road alignment and the adjacent greenway. CARRIED

I.

CORRESPONDENCE

J.

ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS

K.

MAYOR’S REPORT Mayor Green reported that he attended several events in the course of his duties, including the RCMP Junior Cadet graduation ceremonies.

L.

METRO VANCOUVER REPRESENTATIVE’S REPORT Mayor Green reported that he attended the Metro Vancouver Water and Finance Committee meetings.

M.

ITEMS FROM PRIOR MEETINGS

N.

ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM SPECIAL CLOSED MEETINGS

O.

ITEMS FOR INFORMATION

P.

ITEMS HAVING PRIOR NOTICE OF MOTION

Q.

OTHER BUSINESS

11 of 128

A.1 July 20, 2009 Regular Council Meeting Minutes R.

ADDITIONAL DELEGATIONS

S.

TERMINATE

- 322 -

Moved by Councillor Fox, Seconded by Councillor Ward, That the meeting terminate at 7:58 p.m. CARRIED CERTIFIED CORRECT:

Mayor

Deputy Township Clerk

12 of 128

D.1

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

AUGUST 31, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION ALDERGROVE ATHLETIC PARK CONCEPT PLAN

REPORT: FILE:

09-117 6130 -20-AATH1

RECOMMENDATION(S):

That Council receive the report entitled “Aldergrove Athletic Park Concept Plan” and the results of the public input, for information; That Council endorse the Aldergrove Athletic Park Concept Plan to guide future development of the park; and further That Council authorize staff to proceed with site preparation as a first phase of developing the new proposed facilities in the park. EXECUTIVE SUMMARY:

Over the first half of 2009 staff have attended a number of meetings with a stakeholders group interested in adding recreational facilities to the existing Aldergrove Athletic Park. A revised concept plan was produced and presented to the Recreation, Culture and Parks Advisory Committee on June 10, who endorsed the concept. The concept plan and recommendation was received by Council on June 22 as part of the Advisory Committee minutes. Subsequently, the concept plan was featured at a display at Aldergrove Festival Days July 24 and 25 and presented at a public open house on July 29. A total of 60 questionnaires have been returned with comments on the proposed changes to the park. Respondents are supportive of the proposed new facilities to be located in the area of the existing trees at the centre of the park. New facilities will be developed in future years as funds are approved or become available through grants or community partnerships. As a first phase of developing new facilities in the park, the treed area will be cleared and graded for improved drainage using existing budgets allocated to this park. PURPOSE:

To update Council on the public input received regarding the new Aldergrove Athletic Park Concept Plan and receive Council endorsement of the plan to guide future development of the park. To seek approval from Council to proceed with tree clearing and site grading utilizing existing budgets and community partnerships as a first phase of developing the new proposed facilities in the park.

13 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 2 . . . BACKGROUND/HISTORY:

Development of Aldergrove Athletic Park, formerly called South Aldergrove Athletic Park, began in 1985 with the construction of two gravel all-weather soccer fields. A concept plan for development of the park received public input in 1992 with the construction of soccer fields, tennis courts, a baseball diamond, children’s play area, parking and a skateboard park following over the subsequent years being constructed immediately south of the new Aldergrove Kinsmen Community Centre. An additional 25 acres was purchased in 2000 to allow expansion of the park to the south with open houses held in 2001 to receive public input into the proposed expansion of the park. A concept plan was adopted by Council for the expanded park in October of 2001 and additional soccer fields, baseball fields, parking and the Rotary Field House were constructed. In the last year community interest has increased in adding recreational facilities to the park including space for a lighted artificial turf field. Staff have met with a community stakeholders group a number of times in the spring of 2009 to discuss the ideas and identified recreational needs of the community of Aldergrove. The community stakeholder group has included residents, baseball representatives, soccer representatives, mountain bike enthusiasts and school district staff. New recreational facilities proposed to be added to the park include: a mountain bike park, community garden plots, a batting cage, additional parking, a lighted artificial turf field and a children’s play area. These proposed facilities have been incorporated in a new concept plan for the park which locates these facilities where the existing treed area is in the centre of the park. The existing treed area has been identified as an area of over mature trees which continue to be a problem area for undesirable activity given how the vegetation blocks views into this area. An Arborist’s report was completed in May of 2009 by Arbortech Consulting Ltd who concluded that the soils in this area are poorly drained and that the red alder, birch and cottonwood trees in this area are in general health decline due to old age and wet conditions. Within the stand of trees reviewed there are 11 Douglas-Fir trees that are in fair health and expected to improve with improvements to the drainage of this area. The dead and dying deciduous trees within the forested area are deemed to be high to extreme risk for failure due to the decay, brittle wood and should be removed. Replacement trees would be planted once development of new recreational amenities are complete. The existing Douglas-Fir trees would be retained and incorporated into the proposed mountain bike park facility. DISCUSSION/ANALYSIS:

The proposed concept plan (Appendix A) was presented to the Recreation, Culture and Parks Advisory Committee on June 10, 2009. The Recreation, Culture and Parks Advisory Committee endorsed the concept plan and were given an update on the plans for public input to the new plan for the park. On June 22, 2009, Council received the minutes and recommendations of the Committee including the Aldergrove Athletic Park conceptual plan.

14 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 3 . . . The concept plan was featured at a display at Aldergrove Festival Days July 24 and 25. The display was manned by both staff and community volunteers who described the concept and answered questions. A public open house was advertised in the local newspaper and hosted by Township staff on July 29, 2009 at the Aldergrove Kinsmen Community Centre. A total of 27 people attended the open house with 18 questionnaires being completed and returned. Further opportunity was given for public input with the placement of the concept plan and questionnaires on the Township Website which was highlighted by a front page newspaper article in the Aldergrove Star. A total of 42 additional questionnaires have been downloaded from the Web page and returned with comments on the proposed changes to the park. The comments received are summarized and reported verbatim in Appendix B. In total, 60 questionnaires have been received providing valuable input and comment on the proposed changes to the park. A summary of those responses follows. 38% of respondents use the park once a day and 51% of respondents use the park once per week. The existing facilities identified as being used the most in the park were equally split between soccer fields, baseball fields and the trails in the park. When asked which areas of the park needed change, 24% identified the need for a batting cage, 23% identified parking and access, 21% of responses identified the existing treed area, 13% identified trail improvements and 10% identified additional fields. Additional facilities mentioned that needed change included the existing children’s play area, skate/bike park, tennis courts, track resurfacing and more washrooms. When asked to rank the 7 new park amenities being shown on the conceptual plan the following ranking from highest to lowest was established: 1) Lighted Artificial Turf Field, 2) Batting Cage, 3) Children’s Play area, 4) Expanded Parking, Lot 5) Mountain Bike Park, 6) Picnic Area, 7) Community Gardens. When asked to identify other park facilities that should be considered for the park, 44% percent of responses identified a new pool facility. Other minor responses included a dog off-leash area, more toilet facilities, outdoor exercise facility, more tennis courts, more fields and more trails. Question 4 of the questionnaire specifically asked whether the respondent supported the removal of the alder, birch and cottonwood trees in the centre of the park while retaining the identified Douglas-Fir trees. Of those that provided a response to this question, 94% were in favour of removal of existing trees and replanting of new trees. As a first phase of site development to accommodate the proposed new park facilities, staff proposes to award a contract in September 2009 to remove trees and grade the site for improved drainage. This work will be funded from existing capital budgets allocated to this park.

15 of 128

D.1

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

Page 4 . . . Financial Implications Sufficient funds are available within various 2009 Parks Utility Capital Budget accounts to accommodate this expenditure. An application for a Recreation Infrastructure Canada grant in the amount of $130,000 has been applied for, representing one-third of and total project cost of $690,000. To date, no decision has been received regarding this grant and the associated project of a batting cage, children’s play area and mountain bike park. Respectfully submitted,

Al Neufeld MANAGER, PARKS DESIGN AND DEVELOPMENT for COMMUNITY DEVELOPMENT DIVISION AN/an Attachment A

Aldergrove Athletic Park Concept Plan

Attachment B

Open House Results

This report has been prepared in consultation with the following listed departments. CONCURRENCES Division / Department Name RECREATION, CULTURE, AND PARKS DIVISION D. LEAVERS FINANCE DIVISION D. SPARKS

16 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 5 . . .

ATTACHMENT A

17 of 128

D.1

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

Page 6 . . .

ATTACHMENT B

Aldergrove Athletic Park Conceptual Plan Open House – July 29, 2009 18 Questionnaire Responses Completed at the Open House 26 Responses Faxed / Mailed In 16 Emailed Responses (one a comment only) 1. How often do you use Aldergrove Athletic Park? On average 1x / day – 21 1x / week – 26 • 3x/week • 2x/week (x3) 1x / month – 5 1x / year – 1 No Response - 3 2. What facilities in the park do you most enjoy? No Response - 1 • Sports fields, open spaces • Soccer fields and trails around fields Club house facilities (when open) • Soccer fields, walking paths, playground (Betty Gilbert) • Rotary field house • Ball parks – soccer fields, walking trails, play areas for the younger children • Use the soccer fields most • The rotary fields to let the dogs run • Bike area • Pathways • Baseball and bike/walking • The soccer fields and the Rugby field • Soccer • Soccer fields • Soccer fields walking trails • Trails – soccer fields – com centre • Trails • Walking paths. Existing forest between the north and south • Soccer fields • The baseball field/Riding trails • Baseball diamond • Baseball diamonds • Soccer fields • Baseball diamonds, Rotary Building & concession & The picnic shelter • Walking paths • Baseball fields, walking path, skateboard park • The fields for playing Frisbee with the kids and the trails to walk and watch athletic events • Soccer fields, track, bike park tennis courts, baseball diamonds, Rotary field house • Sports fields

18 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 7 . . . • • • • • • • • • • • • • • • • • • • • • • • • • • • • •

Walking paths The baseball diamonds Baseball fields Ball fields Baseball fields. Having all divisions (t-ball – men’s) located in one park has been really good for the ball community. Enrolment is growing. The baseball diamonds and the soccer fields. We also take the opportunity to walk our dog at the park. Walking my dog, watching baseball, watching soccer. Soccer and baseball Baseball diamonds Soccer and baseball fields Baseball diamonds Grass fields, paths Baseball diamonds, paved trails The baseball diamonds and clean bathrooms Baseball fields We love the path and trail around the park. My daughter played baseball there. Baseball diamonds Baseball fields, running track, clubhouse facility Baseball diamonds, bike trails, play area Baseball park Baseball park / walking path The ball diamonds and covered picnic area The baseball diamonds as both of my children are active in baseball, we enjoy going up and practising hitting and catching as a family. The ball diamonds Ball diamonds My sons play baseball in the park and I enjoy the walking trails. Baseball fields, walking paths, natural setting Walking around the park and baseball fields Baseball fields

3. Which areas of the park do you feel need changes, and why? No Response - 3 • Get rid of the “bush” – but do plant trees around the park • Drainage should be improved • Treed area is in need of “reconsideration”. Currently very boggy, home to mosquitoes, is being used as a “toilet”. Could be put to better use. • Soccer field – need artificial turf field, bicycle park, batting cage • I feel that the host of the unruly shrub areas and the wild scrub is too enticing to certain elements for undesirable behaviour and activities. • The park as a park seems to be developing in the right direction • Not a fan of the location of the skate park, maybe down grade it for young users and families and create a more challenging course away from the school • Skate park is vandalized and need of repairs and tennis courts need repair • Soccer, ball, bike, (trails walking). Why – we are a growing community and require these also because we need WORLD WIDE competition sports fields, etc • We need the indoor pool – so I don’t have to go to Walnut Grove of Blair and it has been on the books for 20 years – so where is it???

19 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 8 . . . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •

Wooded area. The area is a known “hang out” and not used by “Non criminals” the park should have trees but not the type in the forested area The track around the rugby field needs a better surface then gravel Need less dangerous area’s None New artificial field turn is needed to give relief to grass fields Bike park would be used I think Artificial soccer field so no interruptions in scheduled play occurs Wooded area The paths are breaking down and will need to be addressed soon Access and parking The forest. It is too secluded. A log of graffiti. I don’t feel safe riding bikes w/ my kids through it. Add a batting cage for baseball We have been waiting for batting cages to be set up for years, numerous teams could use these cages for batting practice Need adequate bathroom facilities during park hours and change room for the athletes. More parking – make use of the existing school parking lot A batting cage – it will find great usage for/by the youth of Aldergrove. Improved parking Walking pat improvement through elimination of root intrusion. Also proper storm outfall needs to be incorporated into drainage on south perimeter so as to prevent soil erosion. The paths through the large trees. These paths are dangerous due to the roots lifting the pavement up. The trees need to come down – they’re a hazard Bush needs to be removed as it is used for people doing drugs, safety concern for kids at Betty Gilbert – too easy to grab kid over low fence Parking, not enough I would like to see the batting cages completed and also an improvement made to the parking. I feel the treed area should be utilized. The fields could use a batting cage for baseball, more parking and a play area close to the ball diamonds for parents with younger kids. Need batting cage for baseball. Turf field for soccer (artificial turf). More recreational facilities are needed for our growing community. More access into park; more than one road into park. There needs to be more than one road into the park. We need a batting cage to support the kids in their baseball development. Need a playground close by for our younger kids to play in. Forest area beside Betty Gilbert is an issue; tree limbs falling, swampy conditions, party goers and transients are all issues. More flat, paved trails and in need of a playground in park. We desperately need batting cages. We have such a committed baseball community and have to drive so far to get to one. The wooded area – mosquitoes. More parking, but only needed when baseball in season or I guess soccer. I don’t see where you could fit anymore though. It would be great to see a batting cage for our young athletes to practice ball. Nearest one is in Langley or Abbotsford. Primarily the running track must be resurfaced to the level of what you see at McLeod Athletic Park. 20 of 128

D.1

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

Page 9 . . . • • • • • • • • • • •

Parking – not enough. Improved baseball practice area – batting cages Permanent baseball diamonds / more parking Safer – more secure at night / more lights Parking is limited – when all fields or pitches are in use. I believe that there needs to be more outdoor activities for the children to keep them busy and out of trouble. If we had batting cages this would allow the kids to increase their skills not only in ball season. The addition of a mountain bike park would provide a service to a group of kids who currently don’t have a place for their sport in our community. Remove dead and dying trees which are a safety hazard. “Do not” plant trees that when mature will interfere with playing fields. A small playground for the players’ siblings would be good, but mostly we would appreciate a batting cage. 4 ball diamonds at the main park but we need batting cages and parking It would be great if the track was redone for running More parking would be great and new batting cages

4. An Arbourist report completed by Arbortech Consulting Ltd. Indicates alder, birch, and cottonwood trees in the centre of the park are in poor health due to old age and wet soil conditions. Removal of these trees is proposed. Eleven Douglas fir also identified in this forested area will remain. Do you support removal of those alder, birch, and cottonwood trees in poor health provided replacement trees are planted after completion of new park facilities in this area? Yes - 50 No – 3 No Comment - 18 Comments: • Plant big trees as in the neighbourhood • The trails are definitely more enjoyable with green trees. The roots also help with draining • Absolutely. A much more vibrant green space could be incorporated with alternate use to create a beautiful and useful community space. Drainage needs to be carefully considered. • Also consider removal of Douglas fir if roots are unstable (keep as many as possible) • It would be more attractive to the eye and encourage more family to use these areas • Birch and Cottonwood are not park type trees. Any Fir type should be saved. • The alder birch and cottonwood can be replaced and reintroduced and or other variations of deciduous trees • Yes remove them for safety reasons. My concern is that when replaced and made into a bike trail that it doesn’t continue to be a place for drug deals • I fully support removal of all trees including most Douglas firs • You can replace the trees but not the purpose of the area – it is the last of the original forest area. What about the wild life – we don’t need more places for vandals to do their thing – there is enough paths there to ride bikes on • I do like the Douglas fir trees but I agree that the other trees are not desirable • I feel they are a part of what makes this park what it is • Yes I agree with Arborist bush area can be a safety concern for both schools • Providing key seed trees are left in strategic location • Yes. Before some one get hit

21 of 128

D.1

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

Page 10 . . . • • • • • • • • • • • • • • • • • • • •

So long as some wildlife habitat ie: birds, rabbits, etc We do not need that many trees as it give too much shade on the fields to the north in the winter As long as more trees are planted I’m pleased to know that you have consulted with experts before removing the trees Please remove the deciduous trees & Drain the swampy area – Mosquito population needs some control If they pose a hazard to the public then they need to go Great idea If the trees are truly in poor health then they should be removed, but they must be replaced with other trees. Please don’t plant the trees where they will eventually interfere with the sports fields. Will the fir tree that currently interferes with the bantam/midget/junior/men’s ball field be removed and the outfield fence moved to where it should be? In between the baseball diamonds some trees could be planted to provide some shade. Although the path through the forested area is beautiful it is unnerving to walk alone. Replacing culled trees is not important to me. Leave the Douglas Firs but should plant new trees asap. The park is in a mainly mature residential area with a lot of large trees in land around it; losing the forest area and deciduous trees will not be an issue. As long as they are replaced. By all means, yes; old trees are a hazard. They could fall on kids; even branches falling could hurt a child or adult. Too much “loitering” in this area today. Not safe to walk through in evenings. Yes – the cutting of trees would benefit the park to utilize the space. Yes. I love the trees but if the Douglas are staying then I agree.

5. Removal of the majority of alder and cottonwood trees would permit development of new park facilities. Rank the following proposed new park amenities with 1 being your highest priority item and 7 being your lowest priority item: (Please note: Some respondents gave more than one facility the same ranking)

1 Batting cage Children’s play area Community gardens Expanded parking lot Lighted artificial turf soccer field Mountain bike park Picnic area under existing Douglas fir trees •

2

3

4

5

6

7

No Ranking

26 6

8 9

3 20

2 16

6 5

5

7 2

1

2

1

2

3

11

5

30

3

5

15

11

9

4

4

9

1

23

8

5

4

5

10

4

1

6 2

11 2

8 6

6 12

9 12

11 16

4 7

3 2

Pool - 1

22 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 11 . . . 6. Is there other park facilities you feel should be considered for inclusion in the park? Please list: No comment - 23 • Simple toilet facilities centrally located Maybe a “doggy” park in some corner • Off-leash dog park • More toilet facilities need to be available – too large of an area for one to be reasonably expected to find facilities where they are currently available. • No! • We have dogs and we would greatly appreciate an off-leash park. Dogs are part of the modern family lifestyle but never reall (sic) have freedom to run and socialize. • Outdoor exercise facility that could be used by seniors as well • 4 tennis courts would permit more school usage and therefore help create more potential long term users in the park • Indoor pool • I don’t know if softball and baseball fields are included if not they should be • Pool – Indoor pool!! • Swimming pool and ice arena • POOL POOL POOL POOL • Trail all around for jogging-walking or bike ridding • What happened to the indoor pool facility • Swimming pool complex. What has happened to swimming pool complex proposal? • A water park would be nice for the south side of Aldergrove • A pool for winter time activities Some covered seating • Indoor pool/recreation facility beside or where Kinsmen centre is currently located • No • What happened to our new pool? • What happened to the swimming pool plans? Aldergrove residents need an indoor year-round pool of a decent size. • More lights for the baseball/soccer fields. • Room for a pool/fitness centre?? • Pool – indoor / waterpark. • The high school needs a good track facility. The existing one is in poor condition. • Proper drainage on edges of fields. • Nope, batting cage is #1. Would love to see it completed. • Would like to see an indoor pool facility comparable to WC Blair or a community fitness as can be found at WG Rec Centre or other communities like Mission or Port Moody. • Permanent baseball diamonds • Pool / hockey / lacrosse box / more permanent baseball diamonds • No – please keep it a “sports park”. It is an awesome facility – adding cages and a light turf field would be excellent. • The community room inside the Rotary Field house is virtually useless for meetings as it is an echo chamber, even worse when the a/c or heat is on. Community sports groups should be encouraged to hang championship banners made of heavy cloth on walls and rafters. • Bike racks

23 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 12 . . . • •

The fourth ball diamond converted from softball to baseball to accommodate the five teams using it. Running track should be redone.

7. Other comments: No Comment – 25 • We have such a lovely clubhouse but it is very seldom open for concession purposes. Aldergrove’s soccer community is very large and turf fields would be a wonderful plus to grow this sport even more. It sure helps the kids of this town to keep busy for a reasonable price. • It would be an asset to the Aldergrove community and the Langley Township to create more artificial turf fields. I also believe that the Aldergrove community would benefit from being able to have greater access to the Rotary field house. An off-leash park would be a wonderful addition since there are many dogs in this community. • Do not locate POOL in this area. Favour pool location at old Aldergrove Elem site! • The park is becoming an excellent facility for the community as sports and leisure users and will/is stimulating growth business wise as more and more tournaments become scheduled in the area Cannot emphasize enough the clientele the skate park brings to the area and does not make it family friendly (I have suggestion on what could be done with the space) and or where alternative sites could be. • My concern is that these proposed ideas may take president over the need of an indoor pool in Aldergrove. Teams sports, soccer, baseball and hockey all have merit but they ARE TEAM sports. There are people in this community that like to be active and healthy but not join a team and swimming is a primary option. I think Aldergrove has already catered enough to these sports and it’s time to bring other options to Aldergrove. Having an indoor pool will give the community options during the cold and wet months. Have a 6 lane pool with a dive tank can offer the community the opportunity to bring revenue into its coffers (small businesses as well). Swim meets, diving competitions, water polo tournaments, synchronized swimming are events that can do this. Birthday parties, water aerobics (deepwater aerobics) can keep active and healthy during the winter, are also needed activities. We have lived here since 1994 and are tired of having to go to Blair, or Walnut Grove during the winter. What about those who are not able to get to these places because of transportation or costs. I believe these proposed park options are good ideas, but please do not forget the POOL! Also, please try and relocate the rabbits and other wildlife in the trees before demolishsion (sic). • I would like to see all organizations in Aldergrove and area sent a brief outline of this fine proposal and invite a rep to attend any meetings related to this proposal. And hopefully Federal and Provincial Gov’t’s are or will be involved in all of this fine project. • No more soccer fields – No more baseball fields We want a Pool!!! • I like the proposal and I would support these changes to the park. As PAC president of the middle school adjacent to the park I have heard many complaints about the wooded area

24 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 13 . . . • • •

• • •

•

•

•

•

• •

The grass field we have are excellent – well maintained but they are over used. Soccer has exploded lately especially with women’s and girls soccer. We do need more and it is time for this artificial turf field. The soccer field should be prior #1. The Aldergrove Club has contributed a lot to this park and this area is in dire need of this facility No more soccer fields. We will never have enough fields to suit all the groups it’s impossible. Give us a USABLE indoor – indoor/outdoor pool. Must be highest priority POOL POOL POOL The park should have a direct access from 264 St and enough parking for people It is a great baseball facility. It definitely needs a batting cage. The forested area definitely needs some clean-up. -Could the gravel track around the school be improved and upgraded? I don’t know if it the parks or the school’s concern but it is sadly neglected and its use would be increased if the gravel was removed and a suitable surface was applied. -Adequate bathrooms and change rooms for the athletes are a definite concern -With this large of a sports complex, more parking is definitely needed. Please make use of ACSS and Betty Gilbert’s existing parking before making more. -An indoor swimming pool would still be nice for the schools and the community -I’m glad you are putting in turf fields in Aldergrove. As a soccer family, I feel Aldergrove gets neglected even though we are part of the township. -Thank you for putting in the ball hockey rink -Thank you for developing the complex -Will there be excess from 264th to make it easier for visitors? Concerning the South Complex. 1) Please do not reduce the size of the N.E. lighted diamond. – There will be no place for Bantam & up ages to play 2) Put the batting cage between the S.W. & N.W. diamonds – out of the way aesthetically, but easy to access There doesn’t seem to be adequate facility for garbage disposal. Need of replacement of dead planted trees with hardier tree species. Major improvement of the high school track, needs to be addressed…an artificial surface would be great Also, the tennis court(s) are in poor condition…complete renovation is needed. I have lived in Aldergrove for the last 5 years and we love the area. This park is great. My kids play spring baseball with the Aldergrove Minor Baseball Ass. And we basically live there from April to June. This is one of the nicest parks we have been to. Thank you. If possible, it should be made as pet-friendly as it can be. Signage currently is inadequate. We lived here for two years before we discovered the park exists! Regarding the swimming pool, I would rather see it than the children’s play area, batting cage, picnic area, mountain bike park, or community gardens. Aldergrove needs a winter facility other than the hockey rink. I applaud the progressive thinking of TOL! I have been to a number of the meetings for the park and I am very pleased with direction it is going. Thanks very much for all of your hard work.

25 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 14 . . . •

•

• • •

• • •

•

•

•

I am a resident of Aldergrove and live near the Aldergrove Athletic Park and go there on average 3 times per week. I also teach boot camps there for the Township of Langley and I am happy to see your proposed concept. I also take my children to the park often and occasionally my husband plays soccer there as well. I really like to proposed concept, and I am hoping if it goes through you will make the track a rubber track instead of a gravel track as it used often and Aldergrove is lacking in a ‘real’ track anywhere. I also would like to comment that it would be nice to have a children’s play area as the Betty Gilbert playground is quite often being vandalized and has become not much of a playground for kids and there isn’t really any other play structures for older kids in that park. Other than that, I just wanted to say I am ha.. I feel more facilities are desperately needed in Aldergrove, specifically for preteen to teenage groups. The mountain bike park would be a great place for kids to go. As well, the batting cage is very necessary for the large baseball association that Aldergrove has. As a parent in Aldergrove, it’s frustrating to always have to go to Langley or Abbotsford to find something for my kids to do (boys, age 7 & 9). We would be avid users of both the mountain bike park and the batting cage, as well as the children’s play area. The park needs bicycle racks. I do like seeing all the people (of all ages), some with their dogs enjoying the park. Parking: During tournaments there is not enough parking, not even when Betty Gilbert parking is available for use. So more parking is essential. However, one comment I have ACSS has a fairly large parking up, but it is always locked up during weekends and holidays (including summer). It is a huge waste not to be able to have access to these parking spaces. Library: very handy and I drop in most times I’m at the ball field. At the Provincial tournament for PeeWee and Bantam baseball, many Aldergrove residents (who had no kids playing) stopped and enjoyed watching the games. My sons play soccer and baseball in the Aldergrove community. I very much support improving the Aldergrove Athletic Park by adding a batting cage, all weather soccer field, etc. I was involved with Aldergrove Minor Baseball in putting on the Provincial Championships this year. The organizing committee put a lot of effort into this event and the compliments we received from all the teams throughout the province is that the facility was first class and the players felt like they were playing on major league fields. I believe that this type of volunteer commitment is what makes the Aldergrove community what it is and by improving an already fantastic facility could only strengthen our community. On another note, I am a responsible dog owner that looks after cleaning up after my dog when I am at the park. A lot of other people don’t. I think it would be helpful that the Township provides dog cleanup bags around the park for people to use. I walk my dog at the park every day and clean up after her. However, there are many people who do not. Providing dog bags for them may help keeping our fields clean. My sons both use the fields. One in soccer and the other baseball. We travel to Langley’s Mountain Secondary to use their artificial turf and to Castle Fun Park to use their batting cages. It would be awesome to see the Township supporting our kids by putting in these facilities. Although my children are older, we had many parents with younger kids on our teams this year. It would be terrific to see a kids play area for them to enjoy whilst their siblings played soccer/baseball. Many other parks have these available.

26 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 15 . . . •

• •

•

•

• •

•

Living in Aldergrove for 30 plus years and a mum to 6 kids, I would love to see more available: an indoor pool and/or indoor gym. Our family is involved in baseball and soccer. Four children so far play and this plan is very much supported. As I mentioned in #3, the lack of more than one way into the park can make access difficult. In the event of an emergency, police and fire, etc may have trouble responding to situations. A pool/waterpark would be an enjoyable addition. This should not be built at the expense of the current pool. Being able to walk to this pool which only operates about three months out of the year is a great benefit to us. Adding another pool south of the Fraser Highway would enhance what we currently have. Having 3 kids in sports in the Township, I am exposed to facilities around all areas including Willoughby, Walnut Grove and Murrayville. Aldergrove has excellent grass fields but no lit grass for soccer. We have 3 lit baseball diamonds and 3 lit gravel fields. I feel it is important for our community to get a facility that soccer can use during our winter season. As a coach of two teams for 7+ seasons, I know how hard the gravel surface is on equipment and how difficult it is for top calibre talent to practice on gravel. It is a great benefit to have lit grass. I would encourage some discussion around the cost of lights on existing grass fields in contrast to the significant cost of turf. That having been said, I would like to see a new turf field put in the wooded area beside Betty Gilbert or put in the existing ACSS field area. We need more lit soccer surfaces in Aldergrove. So, please do not consider removing the gravel surfaces. Thanks for the opportunity to provide input. I have lived in Aldergrove for over 15 years and love our town. My children are involved in our community with soccer, hockey and baseball and swimming. My boys are 11 and 9 years of age and very active kids. My two boys have been trying to raise money for the batting cages for years. They have been going door to door collecting money for what is well needed in our community. We are at the park at least twice a week in the winter and 5 to 7 days a week during ball season. As you have seen we have a great park and we can achieve anything we want with the parents here in Aldergrove. Just look at what we did for the Provincials. What a weekend to remember. I would also love to see an indoor pool and a new ice rink in our area. We deserve this. Langley has how many pools, rinks, parks. The list goes on and on and we out in Aldergrove get left behind. Our children deserve more facilities in our home town to keep them off the streets and involved in the community. Thank you for the opportunity to comment. We feel that the South Aldergrove Athletic Park is a wonder facility already. But I would love to see upgraded track behind the high school, and like other communities, a better fitness facility and/or a pool. An outdoor would only be valuable if it was strictly for fitness (laps) as we already have an outdoor pool in Aldergrove. The need for cages is huge – a covered area to work on hitting and pitching for the association is so beneficial. Now to go to cages in poor weather is in East Abbotsford and has a steep cost. The soccer field is a good idea but there is a turf field at McLeod. Please look at a place like the batting cages to develop youth, keep them busy all year long.

27 of 128

ALDERGROVE ATHLETIC PARK CONCEPT PLAN

D.1

Page 16 . . . •

•

The proposed batting cage location wall, in my opinion, detracts from the park. Why not place it in the original location where soil tests have been conducted! The youth of Aldergrove are under-privileged when compared to other areas of Langley. The proposed indoor pool and Rec Center says Aldergrove is second class. Let’s change the current negative view of Aldergrove by investing in it and its youth. The Aldergrove area has enough population and tax base (Gloucester) to support a decent rec center and indoor pool. My daughter’s church youth group currently has very limited options for entertainment within Aldergrove. They are the outdoor Aldergrove bathtub, the bowling alley and the drive-in theatre. Aldergrove is very community oriented. There are great people in the Rotary, Kinsmen, Elks, Minor Hockey, Minor Baseball and Minor Soccer. They support the youth in the community but we need more help from the Township. I am not sure if this is the right place to respond to the swimming pool proposal. An indoor facility as opposed to outdoor is required. The Aldergrove youth need a healthy activity for more than three months of the year, as do the adults. The town would greatly benefit from a more useful, enjoyable facility that will, as the athletic park has done, raise morale.

28 of 128

D.2

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

AUGUST 31, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

REPORT: FILE:

09-114 13-32-0001

PROPOSAL:

Application to the Provincial Agricultural Land Commission (PALC) for subdivision of a 2.42 ha (5.99 acre) property located at 27550 - 48 Avenue into a 0.16 ha (0.40 acre) parcel (north of Highway No. 1) and a 2.26 ha (5.59 acre) parcel (south of Highway No. 1). The land is to remain within the Agricultural Land Reserve (ALR). RECOMMENDATION SUMMARY:

Support subdivision application to the Provincial Agricultural Land Commission. RATIONALE:

The subject subdivision application requires approval by the PALC prior to further processing by the Township of Langley. The proposed subdivision complies with the Township’s Zoning Bylaw.

29 of 128

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

D.2

Page 2 . . . RECOMMENDATION: That the Provincial Agricultural Land Commission (PALC) be advised that the subdivision of property located at 27550 -- 48 Avenue, is supported subject to compliance with the requirements of the PALC and, at the time of subdivision application, the Township of Langley’s Subdivision and Development Control Bylaw. EXECUTIVE SUMMARY: The applicant proposes to subdivide a 2.42 ha (5.99 acre) property into two parcels of 0.16 ha (0.40 acre) and 2.26 (5.59 acres). The proposal complies with the provisions of the Township’s Zoning Bylaw, which (under Section 110.9) exempts properties split by a Provincial Highway from the Bylaw’s minimum lot size requirements. Should the Provincial Agricultural Land Commission approve the application, details of the subdivision will be addressed through a future subdivision application to the Township, which will ensure compliance with the Township’s Subdivision and Development Control Bylaw and Policy. PURPOSE: The purpose of this report is to provide Council with information and recommendations (to the PALC) with respect to a subdivision application in the ALR. Council support of the subdivision application is required prior to the application being considered by the Provincial Agricultural Land Commission.

30 of 128

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

D.2

Page 3 . . .

ZONING BYLAW 2500

SUBJECT

31 of 128

D.2

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

Page 4 . . .

N

ZONING BYLAW NO. 2500

32 of 128

D.2

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

Page 5 . . .

SUBJECT

33 of 128

D.2

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

Page 6 . . . ADDITIONAL INFORMATION:

Owner/Applicant:

Larry M. Rodgers 27550 – 48 Avenue Langley, B.C. V4W 1S1

Agent:

Aaron Fedora 25469 – 84 Avenue Langley, B.C. V1M 3N2

Legal Description:

Lot 4, Except: Firstly; Part on Statutory Right of Way Plan 23336, Secondly; Part Dedicated Road on Plan 84001, Section 32, Township 13, New Westminster District Plan 9890 PID: 014-271-826

Location:

27550 – 48 Avenue

Area:

2.42 hectares (5.99 acres)

Existing Zoning:

Rural Zone RU-1 (part north of Highway No. 1) Rural Zone RU-3 (part south of Highway No. 1)

Minimum Parcel Size:

1.7 ha (4.2 acres) – for area zoned RU-1 8.0 ha (19.8 acres) – for area zoned RU-3

Rural Plan Designation:

Designated Urban Growth (portion north of Highway No. 1) Agriculture/Countryside (portion south of Highway No. 1)

Agricultural Land Reserve:

In the Agricultural Land Reserve

E.S.A. Designation:

ESA 32 – Upland between West Creek and Coghlan Creek (north of Highway No. 1) (Rating – 3) ESA 37 – Salmon River and Coghlan Creek Headwater Area (south of Highway No. 1) (Rating – 3)

DISCUSSION/ANALYSIS:

The applicant has applied under Section 21(2) of the Agricultural Land Commission Act to subdivide a 2.42 hectare (5.99 acre) parcel into two parcels. Because the property is split by Highway No. 1, the applicant states that it is not feasible for the land to be farmed as a single farm unit. The applicant proposes to create a 0.16 ha (0.40 acre) lot to the north of Highway No. 1 and a 2.26 ha (5.59 acre) lot to the south of Highway No. 1.

34 of 128

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

D.2

Page 7 . . . Staff note that discussions have occurred with the applicant concerning the possibility of developing the proposed lot north of Highway No. 1 for industrial purposes. This would require exclusion of the proposed northerly lot from the ALR, and a subsequent application to amend the Gloucester Industrial Park Community Plan (to include the proposed lot and designate it for industrial use). This approach has been ruled out as the site has limited potential for industrial use (due to its small size, setback requirements, proximity to a watercourse, and difficulties with extending municipal services to the property). The applicant has elected to apply only to subdivide the property and to have it remain in the ALR for use as a small agricultural / rural residential site. DESCRIPTION OF PROPERTY:

The subject 2.42 hectare (5.99 acre) property is bisected by Highway No. 1. On the south side of Highway No. 1, 48 Avenue runs parallel to highway and provides access to a single family dwelling and farming operation (hay production and cattle) located on the southern portion of the lot. The portion of the property located north of Highway No. 1 is treed, and is accessed from 48 Avenue, which runs along its north side. No streams or water courses are located on the parcel, however, a watercourse is located to the east of the site (on the north side of Highway No. 1) on the adjacent property in the City of Abbotsford. Setbacks from this watercourse will be addressed as part of the Township subdivision approval process should the application be approved by the PALC. Adjacent Uses and Property Sizes: North:

South: East:

West:

48 Avenue beyond which is the Gloucester Industrial Park with several large industrial parcels (ranging in size from 2.02 ha / 4.99 acres to 3.0 ha / 7.41 acres) zoned General Industrial Zone M-2A; several rural residential parcels (ranging in size from 7.99 ha to 15.98 ha /19.75 acres to 39.5 acres) zoned Rural Zone RU-3 located in the ALR; an unconstructed road allowance (10m / 33 ft. wide) for the west half of 276 Street, which is the Township boundary with the City of Abbotsford; beyond are several rural residential parcels located in the City of Abbotsford in the ALR; and three large rural residential parcels located in the ALR (ranging in sized from 3.08 ha to 3.77 ha / 7.62 acres to 9.32 acres) zoned Rural Zone RU-3.

Community Plan Designation: The Township’s Rural Plan designates the portion of the property south of Highway No. 1 as Agriculture/Countryside. The area north of Highway No. 1 is shown as being within the Urban Boundary in the Rural Plan, and is designated for Urban Growth purposes in the Township’s Official Community Plan. The area to the north of Highway No. 1, however, is not located within the boundaries of the Gloucester Industrial Park. Langley Zoning Bylaw No. 2500: The property currently has a split zoning. The portion of the lot north of Highway No. 1 is zoned Rural Zone RU-1 (minimum lot size of 1.7 ha /4.2 acres). The area south of Highway No. 1 is zoned Rural Zone RU-3 (minimum lot size of 8 ha /19.76 acres). Notwithstanding Section 110.9 of the Township’s Zoning Bylaw permits subdivision of a parcel without regard to minimum lot size requirements when it is split by a Provincial Highway. Agricultural Advisory Committee: In accordance with Council’s procedure, the application will be forwarded to the Agricultural Advisory Committee (AAC) for information purposes. 35 of 128

PROVINCIAL AGRICULTURAL LAND COMMISSION APPLICATION NO. 100179 (LARRY RODGERS)

D.2

Page 8 . . . Servicing: Services exist to a rural standard (septic system, private well and drainage) to the existing residence and farm operation on the south side of Highway No. 1. If the subdivision proceeds the proponent’s engineer will need to confirm the adequacy of these services to the acceptance of the Township. POLICY CONSIDERATIONS: The Township’s Zoning Bylaw allows subdivision of a parcel without regard to minimum lot size when it is split by a Provincial Highway (Section 110.9). Should the Provincial Agricultural Land Commission approve the application, details of the subdivision will be addressed through a future subdivision application to the Township, which will ensure compliance with the Township’s Subdivision and Development Control Bylaw and Policy. Should the proposed subdivision and exclusion be approved by the Provincial Agricultural Land Commission, the landowner could subsequently submit a formal subdivision application under the Land Title Act to the Township. To be approved, the application must comply with the Provincial Agricultural Land Commission’s policies and conditions, and with the Township’s Subdivision and Development Control Bylaw and Policies. Respectfully submitted,

William Ulrich DEVELOPMENT PLANNER for DEVELOPMENT PLANNING DIVISION RK/JG/WU/wu

ATTACHMENT A ATTACHMENT B ATTACHMENT C ATTACHMENT D ATTACHMENT E ATTACHMENT F

ALR Application form Title search Area map Letter from applicant describing proposed subdivision Photographs of site Site plan

36 of 128

ATTACHMENT A

D.2

37 of 128

D.2

============================ =============================================================== ====================================

38 of 128

ATTACHMENT D.2 B

39 of 128

D.2

40 of 128

ATTACHMENT C

D.2

41 of 128

ATTACHMENT D

D.2

42 of 128

ATTACHMENT E

D.2

43 of 128

D.2

44 of 128

D.2

45 of 128

D.2 ATTACHMENT F

46 of 128

D.3

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

AUGUST 31, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

REPORT: FILE:

09-113 13-08-0011

PROPOSAL:

Rezone from Rural Zone RU-2 to a new Limited Industrial Zone to accommodate development of a heavy truck/commercial vehicle parking facility on a site located at 920 and 1030 – 272 Street. RECOMMENDATION SUMMARY:

That Council not support the application as it does not comply with the Township’s Rural Plan policy. RATIONALE:

The proposal is inconsistent with the land use policies and objectives of the Township’s Official Community Plan and Rural Plan.

47 of 128

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

D.3

Page 2 . . . RECOMMENDATION(S):

That Council not support the application to rezone a site located at 920 and 1030 – 272 Street from Rural Zone RU-2 to a new Limited Industrial Zone allowing for the development of a heavy truck/commercial vehicle parking facility. EXECUTIVE SUMMARY:

Exousia Properties Inc. has applied on behalf of N and J Developments, et al to rezone two properties (total area 11.75 ha / 29.05 acres) located at 1030 and 920 – 272 Street to a new Limited Industrial Zone designed to accommodate a heavy truck/commercial vehicle parking facility. Both properties are currently zoned Rural Zone RU-2 and neither is located within the Agricultural Land Reserve. Amendments to the Township’s Official Community Plan, the Rural Plan and rezoning of the site would be needed to accommodate the proposed use. Staff are not supportive of the proposal on the basis that accommodating industrial uses in areas not designated for industrial growth is not in compliance with the Township of Langley Official Community Plan’s goals and objectives. The applicant should be encouraged to pursue alternative sites in areas designated for industrial growth within the Township. PURPOSE:

The purpose of this report is to advise and make recommendations to Council with respect to Rezoning Application No. 100333.

48 of 128

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

D.3

Page 3 . . .

SUBJECT

SUBJECT

49 of 128

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

D.3

Page 4 . . .

ZONING BYLAW NO. 2500

50 of 128

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

D.3

Page 5 . . .

Preliminary Site Plan – SUBMITTED BY APPLICANT

51 of 128

D.3

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

Page 6 . . . ADDITIONAL INFORMATION: REFERENCE:

Applicant:

Exousia Properties Inc. c/o Aaron Fedora 25469 – 84 Avenue Langley BC V1M 3N2

Owners:

N & J Developments Ltd. 25469 – 84 Avenue Langley BC V1M 3N2 Cut Bank Holdings Ltd. 2573 Marleau Road Prince George BC V2N 5G5 D.S.F. Enterprises Ltd. 6265 – 236A Street Langley BC V2Y 1M2 437508 British Columbia Ltd. 2830 – 188 Street Surrey BC V3S 9V5 Otter Developments Ltd. 4336 – 247 Street Langley BC V2Z 2L8 497285 British Columbia Ltd. 7688 Taulbaut Street Mission BC V2V 3W6 801921 B.C. Ltd. 7000 Bradner Road Abbotsford BC V4X 2C6 Trijax Holdings Inc. 2982 – 190 Street Surrey BC V3S 9V2 Mountain View Poultry Ltd. 1765 Lefeuvre Road Abbotsford, BC V4X 1E3 Wesla Holdings Ltd. 19911 – 12 Avenue Langley BC V2Z 1W3 0830978 B.C. Ltd 6217 Hargitt Street Abbotsford BC V3G 1M8

Location:

920 and 1030 – 272 Street

52 of 128

D.3

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

Page 7 . . . Legal Description:

Lot 1 Section 8 Township 13 NWD Plan 17643 North ½ of the West ½ of the South ½ of the South West ¼ Section 8 Township 13 NWD Lot 1 , Plan 17643 - 3.86 ha (9.55 acres)

Area:

Part Section 8 Total area

- 7.89 ha (19.50 acres) - 11.75 ha (29.05 acres)

Existing Zoning:

Rural Zone RU-2

Proposed Zoning:

Limited Industrial Zone (not yet created)

Rural Plan:

Agriculture/Countryside

E.S.A. Designation:

E.S.A.# 96 – SE Aquifer Pepin Creek (Rating- #1)

BACKGROUND/HISTORY: The subject site is currently zoned Rural Zone RU-2 and is designated “Agriculture/Countryside” in the Rural Plan. It is located within a small area south of Aldergrove (between 268 and 276 Streets, and between 8 and 12 Avenues) which was not included in the Agricultural Land Reserve (ALR) when the ALR was originally created in the early 1970’s. Both lots were previously gravel pits (now reclaimed). It is the applicant’s intent to rezone these reclaimed lands to a site specific zone with the intention of using them for limited industrial purposes, specifically a heavy truck/commercial vehicle parking facility. DISCUSSION / ANALYSIS: The subject properties are located at 920 and 1030 – 272 Street and total 11.75 ha (29.05 acres) in area. Existing buildings include a single family dwelling (located at 920 – 272 Street) and two mobile homes (at 1030 – 272 Street). Access to both properties is from 272 Street. Surrounding land uses include: North: the Metro Vancouver Transfer Station South: two rural properties (zoned Rural RU-2, not located in the ALR), beyond which is 8 Avenue and the Aldergrove Lake Regional Park to its south East: a rural property (zoned Rural RU-2, not located in the ALR) used as a fur farm, and municipal land (Jackman Pit) West: 272 Street, beyond which are municipal lands (former Jackman Landfill site) currently under remediation and intended to be developed as a park The application proposes to rezone the site from Rural Zone RU-2 to a proposed new Limited Industrial Zone (to be specifically designed to accommodate the proposed heavy truck and commercial vehicle parking use). Additional details of the proposed development are included in Attachment A (“Letter of Intent”) provided by the applicant.

53 of 128

D.3

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

Page 8 . . . The existing single family house is proposed to remain for use as a residence for an on-site security guard. Two mobile buildings are proposed to be added (for office space and a rest facility for truckers). A new steel building is proposed to provide minor vehicle servicing and washing facilities. Temporary storage tents are also proposed to provide shelter for Recreational Vehicles and Boats. In total the proposed facility will provide parking facilities for up to five hundred (500) heavy trucks/commercial vehicles. The applicant has suggested that such a facility would help decongest residential streets of heavy trucks, reduce the safety hazard of heavy trucks in residential areas and protect farmlands. The applicant has stated that heavy truck/commercial vehicle parking competes with the demand for industrial land in the Township. The high value of industrial land leads owners to use their industrial zoned property for industrial buildings and not parking. Owners of heavy trucks/commercial vehicles have been encroaching on Langley’s agricultural lands to find areas to park their vehicles, in the process creating enforcement issues for the Township’s Bylaw Officers and the Provincial Agricultural Land Commission Enforcement Staff. In addition to rezoning of the site, amendments to the Rural Plan and Township Official Community Plan would also be required to accommodate the proposal. The Rural Plan designates the site as “Agricultural/Countryside”. Section 5.5.1 of the Rural Plan states: “In areas designated Agriculture/Countryside, agricultural uses and considerations shall have priority over non-agricultural uses, where such uses would have an adverse impact on agriculture. Non-agricultural uses that do not comply with provisions of this plan are not permitted.” The Township’s Official Community Plan also explicitly states in section 5.14.2: “Industrial development shall not be permitted in the rural area, but shall be directed to areas designated industrial growth and, where it meets the criteria, the Agro-Service Centre…” In staff’s opinion the proposed rezoning to facilitate development of a heavy truck parking facility is contrary to the land use planning policies and objectives in the Township’s Official Community Plan and the Rural Plan. The proposed site is located in a rural area which is generally surrounded by ALR properties, and is too distant from industrial areas and traffic corridors to be of use to most truck operators. Although there may be a need for a truck parking facility in the Township, the proposed site is not viewed as a suitable location due to potential negative impacts on the surrounding agricultural community, environmental concerns, and other factors such as inadequate services. The proposed inclusion of an RV / boat storage compound for use by the general public is not a suitable use at this location. Staff are not recommending approval of the application. Servicing: The site is presently serviced by private on-site water wells and septic systems. Should the application be favourably considered by Council, development prerequisites prior to final reading of a rezoning bylaw would include confirmation of the adequacy of all services to address possible improvements needed to accommodate the proposal. As well, there may be a need to request approval from Metro Vancouver due to the proposal’s implications on the “Green Zone”. Such prerequisites have not been included in this report as staff is not recommending approval of the proposal.

54 of 128

REZONING APPLICATION NO. 100333 (EXOUSIA PROPERTIES INC.)

D.3

Page 9 . . . Tree Protection/ Replacement: Information provided by the applicant indicates that 6 significant trees exist on the subject properties, all of which are proposed to be retained. The majority of all trees on the properties are located along the west edge of the site (closest to 272 Street). Final tree retention, protection, and replacement plans would be subject to the final acceptance of the Manager of Parks Design and Development. This requirement would be included in the list of development prerequisites to be completed prior to final reading of a rezoning bylaw if application received favourable consideration from Council. Environmental: The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the property as forming part of the “SE Aquifer Pepin Creek” area. There are no watercourses on the site. The applicant would 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 any future building permit application. Concerns related to surfacing of any truck parking areas (to control dust and potential environmental impacts from vehicle related contaminants) would also need to be addressed. The provision of a stormwater management plan (at the time of building permit application) and compliance with the Township’s Tree Protection would be necessary to satisfy the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. POLICY CONSIDERATIONS: The proposed rezoning application does not comply with the Township’s Official Community Plan which directs industrial uses to be located within those areas of the Township that can provide full municipal services and which are designated for Industrial growth. Staff recommends that Council deny this application and encourage the applicant to pursue alternate locations in areas designated for Industrial Growth in the Official Community Plan. Respectfully submitted,

William Ulrich DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION RK/WU/JG/wu

Attachment A Letter of Intent

55 of 128

D.3

ATTACHMENT A

56 of 128

D.3

57 of 128

D.3

58 of 128

D.3

59 of 128

D.3

60 of 128

D.3

61 of 128

D.3

62 of 128

D.3

63 of 128

D.3

64 of 128

D.3

65 of 128

66 of 128

E.1

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.

67 of 128

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

E.1

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;

68 of 128

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

E.1

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.

69 of 128

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

E.1

SUBJECT

70 of 128

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

E.1

ZONING BYLAW NO. 2500

71 of 128

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

E.1

Proposed Subdivision Plan

72 of 128

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

E.1

Preliminary Site Plan – SUBMITTED BY APPLICANT

73 of 128

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

E.1

Rendering – SUBMITTED BY APPLICANT

74 of 128

E.1

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)

75 of 128

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

E.1

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.).

76 of 128

E.1

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.

77 of 128

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

E.1

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.

78 of 128

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

E.1

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.

79 of 128

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

E.1

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.

80 of 128

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

E.1

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

81 of 128

E.1

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 82 of 128

E.1

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.

83 of 128

E.1

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.

84 of 128

E.1

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  

85 of 128

86 of 128

 

SCHEDULE A RENDERING

E.1

87 of 128

 

SCHEDULE B SITE PLAN

Proposed freestanding sign requiring variance to Sign Bylaw

E.1

SCHEDULE C UNDERGROUND PARKING PLAN – BUILDINGS B & C

E.1

88 of 128

SCHEDULE D MAIN FLOOR PLAN – BUILDING B

E.1

89 of 128

RD

TH

2 /3 /4

ND

SCHEDULE E FLOOR PLANS – BUILDING B

E.1

90 of 128

91 of 128

 

SCHEDULE F MAIN FLOOR PLAN – BUILDING C

E.1

92 of 128

 

RD

TH

2 /3 /4

ND

SCHEDULE G FLOOR PLANS – BUILDING C

E.1

93 of 128

 

TH

5 /6

TH

SCHEDULE H FLOOR PLANS – BUILDING C

E.1

94 of 128

 

SCHEDULE I BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING B

E.1

95 of 128

 

SCHEDULE J BUILDING ELEVATIONS / SIGNAGE PLAN – BUILDING C

E.1

SCHEDULE K LANDSCAPE PLAN

E.1

96 of 128

SCHEDULE L FREESTANDING SIGNAGE PLAN

E.1

97 of 128

E.1 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.

98 of 128

E.1 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

day of

, 2009

READ A SECOND TIME the

day of

, 2009

PUBLIC HEARING HELD the

day of

, 2009

READ A THIRD TIME the

day of

, 2009

RECEIVED THE APPROVAL OF THE MINISTRY OF TRANSPORTATION the

day of

, 2009

RECONSIDERED AND ADOPTED the

day of

, 2009

Mayor

Deputy Township Clerk

99 of 128

Bylaw No. 4746 Page 2

E.1

100 of 128

E.2

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.

101 of 128

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

E.2

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.

102 of 128

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

E.2

Page 3 . . .

SUBJECT

103 of 128

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

E.2

Page 4 . . .

ZONING BYLAW NO. 2500

104 of 128

E.2

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

Page 5 . . .

PRELIMINARY SUBDIVISION PLAN – SUBMITTED BY APPLICANT

R-CL

SR-2

105 of 128

E.2

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.

106 of 128

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

E.2

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.

107 of 128

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

E.2

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.

108 of 128

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

E.2

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;

109 of 128

E.2

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

110 of 128

E.2 ATTACHMENT A WILLOUGHBY COMMUNITY PLAN

111 of 128

E.2 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.

112 of 128

E.2 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.

113 of 128

E.2 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

day of

, 2009

READ A SECOND TIME the

day of

, 2009

PUBLIC HEARING HELD the

day of

, 2009

READ A THIRD TIME the

day of

, 2009

RECONSIDERED AND ADOPTED the

day of

, 2009

Mayor

Deputy Township Clerk

114 of 128

Bylaw No. 4769 Page 2

E.2

115 of 128

116 of 128

H.1 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (DOROTHY MUFFORD) BYLAW 2008 NO. 4704 EXPLANATORY NOTE

Bylaw No. 4704 rezones property located at 21770 – Smith Crescent from Suburban Residential Zone SR-2 to Suburban Residential Zone SR-3 to facilitate subdivision into two lots.

117 of 128

H.1 THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (DOROTHY MUFFORD) BYLAW 2008 NO. 4704 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 (Dorothy Mufford) Bylaw 2008 No. 4704”.

2.

The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 55, District Lot 22, Group 2, Plan 38599, NWD as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Suburban Residential Zone SR-3.

READ A FIRST TIME the

3

day of

November

, 2008

READ A SECOND TIME the

3

day of

November

, 2008

PUBLIC HEARING HELD the

8

day of

December

, 2008

READ A THIRD TIME the

15

day of

December

, 2008

RECEIVED THE APPROVAL OF THE MINISTRY OF HIGHWAYS the

23

day of

December

, 2008

RECONSIDERED AND ADOPTED the Mayor

f:\data\council\2009 agenda\08_31\regular agenda\bylaws\4704.doc

day of

, 2009

Deputy Township Clerk

118 of 128

Bylaw No. 4704 Page 2

H.1

119 of 128

H.1

REPORT TO MAYOR AND COUNCIL

PRESENTED: FROM: SUBJECT:

NOVEMBER 3, 2008 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

REPORT: FILE:

08-178 11-18-0038

PROPOSAL:

Rezone a 3739 m2 (0.92 acre) parcel located at 21770 – Smith Crescent in Milner to facilitate subdivision into two lots. RECOMMENDATION(S) SUMMARY: Council give first and second reading to Bylaw No. 4704 to rezone the property from SR-1 to SR-3, subject to three (3) conditions; and that staff be authorized to schedule the required Public Hearing

PURPOSE: The application may be considered by Council on the basis of its location in Milner outside of the Agricultural Land Reserve.

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

120 of 128

REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

H.1

Page 2 . . .

RECOMMENDATIONS: That Council give first and second reading to Bylaw No. 4704 rezoning 21770 Smith Crescent to Suburban Residential Zone SR-3 to permit a two lot subdivision, subject to the following development prerequisites being satisfied prior to final reading: 1. Confirmation of the adequacy of municipal services to serve the proposed subdivision to the acceptance of the General Manager of Engineering; 2. Registration of a Restrictive Covenant identifying that the proposed lot may be impacted by the proximity of agricultural uses on adjacent Agricultural Land Reserve lands; and provision of an appropriate landscape buffer adjacent to the Agricultural Land Reserve to the acceptance of the Director of Community Development; 3. Payment of a supplemental rezoning fee, including Parks Design and Development ISDC Review fee and Development Engineering Site Servicing Review Fee; and further That Council authorize staff to schedule the required public hearing. EXECUTIVE SUMMARY: Dorothy Mufford has applied to rezone 21770 Smith Crescent in Milner from Suburban Residential Zone SR-2 to a Suburban Residential Zone SR-3 to permit a two lot subdivision with each lot being a minimum of 1765 m2 (18,998.9 sq. ft.) in size. PURPOSE: This report is to advise and make recommendations concerning the Dorothy Mufford rezoning application in Milner.

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

121 of 128

H.1

REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

Page 3 . . .

 

SUBJECT

SUBJECT

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

122 of 128

H.1

REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

Page 4 . . .

 

Zoning Bylaw No. 2500

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

123 of 128

ALR BOUNDARY

H.1

REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

Page 5 . . .

ADDITIONAL INFORMATION: REFERENCE: Owner/Applicant:

Dorothy Mufford 21770 Smith Crescent Milner, BC V0N 1T0

Legal Description:

Lot 55, District Lot 22, Group 2, New Westminster District Plan 38599

Location:

21770 Smith Crescent

Area:

3739 m2 (0.92 acre)

Existing Zoning:

Suburban Residential Zone SR-2 (Minimum lot size 8094 m2 / 2 acre)

Proposed Zoning:

Suburban Residential Zone SR-3 (Minimum lot size 1765 m2 / 0.5 acre)

Rural Plan:

Milner (Rural Commercial Centre)

E.S.A. Designation:

E.S.A.# 063 – Glover Road/Milner Area (Rating - #3)

BACKGROUND/HISTORY: The subject property is located at the end of the block on the south side of Smith Crescent in Milner. The applicant, Dorothy Mufford, currently resides in a single family dwelling on the one acre parcel. Approval of the rezoning will permit subdivision of the subject property into two. It is the applicant’s intent to continue to reside in the residence on the westerly lot and to sell the other. The property falls within the Milner area (Rural Commercial Centre), is currently zoned Suburban Residential Zone SR-1 (one acre minimum lot size), and is not located within the Agricultural Land Reserve. Urban services are available to the site.

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

124 of 128

REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

H.1

Page 6 . . .

DISCUSSION/ANALYSIS: Dorothy Mufford has applied to rezone 21770 Smith Crescent in Milner from Suburban Residential Zone SR-1 to a Suburban Residential Zone SR-3 to permit a two lot subdivision with each lot being a minimum of 1765 m2 (18,998.9 sq. ft.) in size A single family home is located on the subject site located on the south side of Smith Crescent at its eastern end. Surrounding land uses include: • • •

An established single family neighbourhood having half acre minimum lot sizes (to the south and west). To the north is the Aldor Veterinary Clinic (in the Agricultural Land Reserve) and zoned Rural Zone RU-3. To the east is a large 6.07 ha (15.01 acre) parcel (in the Agricultural Land Reserve) and zoned Rural Zone RU-3.

Tree Protection/ Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant indicating that 32 significant trees exist on the site, all of which are proposed to be retained. A landscape buffer will be required to be provided along the east property line adjacent to the Agricultural Land Reserve to the final acceptance of the Manager of Parks Design and Development. Servicing: Existing full municipal services to the site will need to be confirmed to be adequate to service the proposed subdivision prior to final reading. Development Prerequisites: Prior to final reading of the rezoning bylaw, the following item must be finalized: 1. Confirmation of the adequacy of municipal services to serve the proposed subdivision to the acceptance of the General Manager of Engineering; 2. Registration of a Restrictive Covenant identifying that the proposed lot may be impacted by the proximity of agricultural uses on adjacent Agricultural Land Reserve lands; and provision of an appropriate landscape buffer adjacent to the Agricultural Land Reserve to the acceptance of the Director of Community Development; 3. Payment of supplemental rezoning fee, Parks Design and Development ISDC Review fee and Development Engineering Site Servicing Review Fee. POLICY CONSIDERATIONS: The subject land is located in Milner (Rural Commercial Centre), is currently zoned Suburban Residential Zone SR-2, and is not in the Agricultural Land Reserve. Adjacent non-ALR lands in Milner are for the most part either zoned or subdivided into half acre lots, as requested by the subject SR-3 rezoning proposal. On this basis staff support the rezoning subject to confirmation of adequate servicing; registration of a restrictive covenant identifying its proximity to the Agricultural Land Reserve; and Agricultural Land Reserve buffering.

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

125 of 128

REZONING APPLICATION NO. 100315 (DOROTHY MUFFORD)

H.1

Page 7 . . .

In order to provide for the formal neighbourhood input, it is recommended that Rezoning Bylaw No. 4704 be given 1st and 2nd readings and that staff be authorized to schedule the required public hearing. Respectfully submitted,

William Ulrich PLANNER II for COMMUNITY DEVELOPMENT DIVISION JG/WU

ATTACHMENT A

Site Plan

F:\data\council\2008 Agenda\11-03\Regular Agenda\cd Rezoning Aplication 100315 Dorothy Mufford.doc

126 of 128

H.1 ATTACHMENT A

127 of 128

H.1

128 of 128