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THE CORPORATION OF THE TOWNSHIP OF LANGLEY

TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (PLATINUM - PHASE 2) BYLAW 2008 NO. 4595

EXPLANATORY NOTE

Bylaw No. 4595 rezones property located at 21097– 80 Avenue, 21133 – 80 Avenue, 21130 – 81A Avenue and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL (A),Residential Compact Lot Zone R-CL (B) to accommodate the subdivision of approximatelyseventy (70) fee simple single family lots and Comprehensive Development Zone (CD-67) toaccommodate the creation forty (40) fee simple row house units.

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f:\data\cdgen\cdbylaw\4595.doc


TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (PLATINUM - PHASE 2) BYLAW 2008 NO. 4595

A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500

WHEREAS it is deemed necessary and desirable to amend “Township of Langley ZoningBylaw 1987 No. 2500” as amended;

NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, inOpen Meeting Assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987No. 2500 Amendment (Platinum - Phase 2) Bylaw 2008 No.4595”.

2. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is furtheramended:

a) by adding to Section 104.1 – Zones, the words “Comprehensive DevelopmentZone CD-67”, after the words “Comprehensive Development Zone CD-66”;

b) by adding to Section 110.1 after the words “CD-66” the words “CD-67” and“150m2;”

c) by adding after Section 966 “Comprehensive Development Zone CD-66” thefollowing as Section 967 “Comprehensive Development Zone CD-67”.

967 - COMPREHENSIVE DEVELOPMENT ZONE CD-67

Uses Permitted

967.1 In the CD-67 Zone only the following uses are permitted and all other uses areprohibited:

(1) accessory home occupations subject to Section 104.3(l)

(2) rowhouses

Lot Coverage

967.2 Lot Coverage shall be in accordance with the provisions of the DevelopmentPermit.

Height of Buildings and Structures

967.3 The height of principal buildings and structures shall be in accordance with theprovisions of the Development Permit and shall not exceed three (3) storeys,whichever is lesser.

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Bylaw No. 4595Page 2


Siting of Buildings and Structures

967.3 Except as provided for in Section 104.4 and 105.1(2) buildings and structures shall be sited in accordance with the following minimum setbacks:

Buildings andStructures

MinimumFront lot line Setback

MinimumRear lot line Setback

Minimum Side lot line Setback

Minimum Side lot line Setback(Abutting a Road,or Lane)

Internal Dwelling Unit

2.5m (3) 6.0m(average)

0.0m N/A

End Dwelling Unit

2.5m (3) 6.0m(average)

0.0m (2) N/A

Corner Dwelling Unit

2.5m (3) 6.0m (1)

(average)0.0m Road-2.5m

Lane-1.2m (1) (3)

(1) On a corner lot , no part of any building , structure or fence greater than 1.0metre in height shall project into the triangular area created by a line joiningtwo points:(a) 6.0 metres from the projected lot lines abutting a local road and/or lane;and(b) 7.5 metres from the projected lot lines abutting an arterial and/or collectorroad.

(2) The side yard setback of an end dwelling unit shall be increased to a minimumof 1.2 metres on the opposite side of the lot .

(3) Where access stairs, porches, verandahs and balconies project beyond thefront or flanking façade of a building , the minimum required setback may bereduced to 1.5 metres, providing that such reduction shall apply only to theprojecting feature.

Parking and Loading

967.5 Parking shall be provided in accordance with section 107 except as follows:

(1) A minimum of two spaces shall be provided in a fully enclosed attachedgarage accessed from a lane plus a minimum of one outdoor parking spaceper rowhouse . (1) (2) (3)

(1) No part of a parking space shall project in the triangular area created bya line joining two points measured at 2.5 metres from the projected lot lines abutting a road and/or a lane.

(2) Each required outdoor parking space shall be a minimum of 5.8 metresdeep and 2.9 metres wide.

(3) The required parking spaces within the garage shall have a minimuminterior depth of 6.1 metres and minimum interior width of 2.9 metres.No landings and no more than two (2) stairs shall encroach into thisrequired minimum parking area.

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Subdivision Requirements

967.7 All rowhouse lots created by subdivision shall comply with Section 110,“Subdivision and Development Control Bylaw 1994 No. 3335 AmendmentBylaw 1997 No. 3650” as amended and the following:

Minimum Lot Area

Minimum Lot Frontage

Minimum Lot Depth

Internal Lot (1) 150m2 6.0m 25mEnd Lot (1) 195m2 7.2m 25mCorner Lot (1) 200m2 8.5m 25m

(1) Notwithstanding the minimum lot area requirements, the maximum densityprovisions of the applicable neighbourhood or community plan shall apply.

Landscaping, Screening and Fencing

967.8 Landscaping areas, landscaping screens and fencing shall be in accordance with

the provisions of a Development Permit.

Development Permit Requirements

967.9 A Development Permit shall be issued by Council prior to issuance of a BuildingPermit.

3. The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is furtheramended by rezoning the lands described as:

Lot 1 Section 25 Township 8 New Westminster District Plan 71855




as shown delineated on Schedule “A” attached to and forming part of this Bylaw toResidential Compact Lot Zone (R-CL(A)), Residential Compact Lot Zone (R-CL(B))and Comprehensive Development Zone (CD-67).

READ A FIRST TIME the 18 day of February , 2008

READ A SECOND TIME the 18 day of February , 2008

PUBLIC HEARING HELD the 10 day of March , 2008

READ A THIRD TIME the 07 day of April , 2008

RECONSIDERED AND ADOPTEDthe

day of , 2008

Mayor Township Clerk

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F:\data\council\2008 Agenda\02-18\Regular Agenda\E.1_cd Rezoning Application RZ100261 Development Permit DP100455Platinum Phase 2.doc

REPORT TO

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 18, 2008 – REGULAR MEETING REPORT: 08-29

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-25-0074

SUBJECT: REZONING APPLICATION RZ100261DEVELOPMENT PERMIT DP100455(PLATINUM~PHASE 2)

PROPOSAL:Rezone 5.04 ha (12.44 acres) of land located at21097 and 21133 – 80 Avenue, and 21130 and21174 – 81A Avenue to Residential Compact LotZone R-CL(A), Residential Compact Lot Zone R-CL(B) and Comprehensive Development Zone (CD-67) to accommodate the subdivision ofapproximately seventy (70) fee simple single familylots and forty (40) fee simple rowhouse units.

RECOMMENDATION SUMMARY:That Council give first and second reading to BylawNo. 4595, subject to completion of eleven (11)development prerequisites and issuance ofDevelopment Permit No. 100455 (with two (2)conditions) prior to final reading.

RATIONALE:The proposal complies with theWilloughby Community Plan and theYorkson Neighbourhood Plan.

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REZONING APPLICATION NO. 100261 ANDDEVELOPMENT PERMIT NO. 100455(PLATINUM ~PHASE 2)

Page 2 . . .


RECOMMENDATIONS:

That Council give first and second reading to Bylaw No. 4595 rezoning 5.04 ha (12.44 acres) ofland located at 21097– 80 Avenue, 21133 – 80 Avenue, 21130 – 81A Avenue and 21174 – 81A

Avenue to Residential Compact Lot Zone R-CL(A), Residential Compact Lot Zone R-CL(B) andComprehensive Development Zone (CD-67) to accommodate a subdivision of approximatelyseventy (70) fee simple single family lots and forty (40) fee simple rowhouse units, subject tothe following development prerequisites being satisfied prior to final reading:

1. In accordance with Yorkson Neighbourhood Plan requirements the following must befinalized:

a. Receipt of an overall layout plan for the Southeast Yorkson Phase includingroads, greenways, environmental setbacks and land use to the acceptance of theTownship;

b. Transfer to the Township a five (5) acre neighbourhood park site to serve thecatchment area to the acceptance of the Manager of Parks Design and

Development;c. Transfer to School District No. 35 a five (5) acre elementary school site to servethe catchment area to the acceptance of the School District; and

d. Transfer to the Township an adequately sized community stormwater detentionpond to service the Southeast Yorkson Phase to the acceptance of the GeneralManager of Engineering.

2. Completion of a Development Works Agreement (if required) securing off-site servicingupgrades to the Southeast phase to the acceptance of the General Manager ofEngineering;

3. Completion of a Servicing Agreement with the Township to secure required road andutility upgrades and extensions in accordance with the Township’s Subdivision andDevelopment Control Bylaw, Yorkson Engineering Services Plan and the Erosion and

Sediment Control Bylaw, to the acceptance of the General Manager of Engineering, andgreenway construction details to the acceptance of the Manager of Parks Design andDevelopment;

4. Provision of a road dedication of between 11.5 and 20.0 metres for 211 Street, 5.4metres for 80 Avenue, 16.8 metres for 80A Avenue, 80B Avenue, 211A Street and 211BStreet, 10.0 metres for 81A Avenue and 6.75 metres for 212 Street in accordance withthe Township’s Subdivision and Development Control Bylaw No. 3650 and the YorksonNeighbourhood Plan ;

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 Designand Development;

6. Dedication and provision of a security for the construction of a 4.5 metre greenway alongthe 80 Avenue frontage and along the 211 Street frontage to the acceptance of theManager of Parks Design and Development, including final acceptance of greenwaydesign plans, sidewalk/trail alignment, fence and landscaping details;

7. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policyincluding payment of applicable greenway amenity fee;

8. Compliance with the requirements of the Department of Fisheries and Oceans (DFO)with respect to:

a. Completion of an overall environmental protection/compensation plan for theSoutheast Phase of Yorkson to the acceptance of the DFO;

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b. Dedication of environmental compensation areas to the Township forconservation purposes (where required);

c. Registration of non-disturbance restrictive covenants (where required);d. A DFO Authorization (Section 35) being obtained (where required).

9. Registration of restrictive covenants acceptable to the Township:a. Prohibiting parking on 80 Avenue, and restricting local street parking to one side

only; andb. Restricting development of the rowhouse lots until a Development Permit is

issued for all the rowhouse lots.10. Compliance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan, requiring that a

minimum of 5% of the units in a development shall incorporate flex and universalhousing; and

11. Payment of applicable Neighbourhood Planning Administration fees, Greenway Amenityfees, Parks Design and Development Administration fee and remaining Rezoning fees.

That Council at the time of final reading of Bylaw No. 4595 authorize the issuance of

Development Permit No. 100455 for the proposed single family development subject to thefollowing conditions:

a) an exterior design control agreement shall be entered into for all Residential CompactLot (R-CL (A) and R-CL(B)) zoned lands, ensuring that building design and sitedevelopment standards are high quality, consistent and compatible with other lots anddevelopment, and conform to the single family development permit guidelinescontained in the Yorkson Neighbourhood Plan including:

i. no residential units shall back onto a public road or street greenwayother than 212 Street between 76 and 80 Avenues;

ii. Where a single family lot abuts an arterial road or a street greenwayvehicular access and parking shall be provided via a rear lane or any

other vehicular access from the rear of the property while retaining thefront 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; andb) 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 toaccommodate the 211 Street road alignment and the adjacent greenway; and further

That Council authorize staff to schedule the required public hearing for Rezoning Bylaw No.4595 in conjunction with the hearing for proposed Development Permit No. 100455.

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Page 4 . . .


EXECUTIVE SUMMARY:

HY Engineering Ltd. has applied on behalf of 0746344 BC Ltd. (Platinum Developments) torezone 5.04 ha (12.44 acres) of land located at 21097 and 21133 – 80 Avenue, and 21130 and

21174 – 81A Avenue to Residential Compact Lot Zone R-CL(A), Residential Compact Lot ZoneR-CL(B) and Comprehensive Development Zone (CD-67). The rezoning will facilitate thesubdivision of approximately seventy (70) fee simple single family lots and forty (40) fee simplerowhouse units. A Development Permit for the site is being processed in conjunction with therezoning application to secure an exterior design control agreement for the R-CL(A) and R-CL(B) zoned lands at the time of subdivision. A future Development Permit (yet to be appliedfor) will provide Council with the opportunity to review the form character and siting of the CD-67fee simple rowhouse units. The development application fully complies with the WilloughbyCommunity Plan and the Yorkson Neighbourhood Plan. Final reading of the rezoning bylaw iscontingent upon completion of the development prerequisites outlined in this report.

PURPOSE:

This report is to advise and make recommendations with respect to the Rezoning/ DevelopmentPermit application.

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Page 5 . . .


ZONING BYLAW NO. 2500

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Page 6 . . .


SUBJECT

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Page 7 . . .


Preliminary Site Plan – SUBMITTED BY APPLICANT

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Page 8 . . .


ADDITIONAL INFORMATION:

REFERENCE:

Owners: 0746344 BC Ltd.201-12837 76 AvenueSurrey, BC V3W 2V3(Platinum Developments)

Applicant/Agent HY Engineering Ltd#200, 9128 – 152nd StreetSurrey, BC V3R 4E7

Legal Description: Lot 1 Section 25 Township 8 New WestminsterDistrict Plan 71855

Lot 3 Section 25 Township 8 New WestminsterDistrict Plan 71855



Location: 21097 & 21133 – 80 Avenue21130 & 21174 – 81A Avenue

Subject Area: 5.04 ha (12.44 acres)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning: Residential Compact Lot Zone (R-CL (A))Residential Compact Lot Zone (R-CL (B))Comprehensive Development Zone (CD-67)

Willoughby Community Plan: “Mixed Residential”

Yorkson Neighbourhood Plan: “Mixed Residential”

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

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BACKGROUND:

The subject site is currently zoned Suburban Residential Zone SR-2 (8094m2 / 2 acre minimum

lot size) and is designated ‘Mixed Residential’ in the Yorkson Neighbourhood Plan (minimum 20units/ha (8 units/acre) to a maximum 25 units/ha (10 units/acre)). The proposal complies withprovisions of the updated Yorkson Neighbourhood Plan designation.

DISCUSSION/ANALYSIS:

The proponent has applied to rezone 5.04 ha (12.44 acres) of land located at 21097 and 21133 – 80 Avenue, and 21130 and 21174 – 81A Avenue to Residential Compact Lot Zone R-CL(A),Residential Compact Lot Zone R-CL(B) and Comprehensive Development Zone (CD-67). Insupport of the rezoning, a preliminary site plan has been submitted indicating a proposedsubdivision layout of 70 single family lots zoned R-CL (A) and R-CL (B). The R-CL (A) zonepermits residential development with a minimum lot size of 275m2 (2,960ft2) for a front loadedlot; while the R-CL (B) zone permits residential development with a minimum lot size of 315m 2

(3390ft2) for a front loaded lot. The land located between 80 Avenue and 80A Avenue will bedeveloped to include 40 fee simple rowhouses zoned CD-67. Included in the developmentproposal is the dedication of approximately 6202m2 (66,760ft2) of green space, consisting ofgreenways along 80 Avenue and 211 Street and a DFO mandated fisheries compensation area.

Surrounding Land Uses:

North: 81A Avenue and single family residential lots (zoned R-CL(A) and R1-D) beyond;South: 80 Avenue and suburban residential lots (zoned SR-2, but designated Mixed

Residential in the Yorkson Neighbourhood Plan) beyond;East: suburban residential lots (zoned SR-2, but designated for future business park

purposes in the Willoughby Community Plan);West: suburban residential lots (zoned SR-2, but designated Mixed Residential in the

Yorkson Neighbourhood Plan).

Density:

The Yorkson Neighbourhood Plan designates the sites as “Mixed Residential” requiring adensity range of 20 units/ha (8 units/acre) to 25 units/ha (10 units/acre). The current proposalfor 110 units yields an overall density of 21.9 units/ha (8.9 units/acre). The proposal meets thedensity requirement of the Yorkson Neighbourhood Plan.

Flex and Universal Housing:

In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% ofthe units in any residential development shall provide either flex or universal housing prior tofinal reading. The Yorkson Neighbourhood Plan defines flex and universal housing as follows.

Flex Housing: is an innovative approach to home design, renovation and construction that emphasizes accessibility and is engineered to adapt at minimal cost to the changing needs of occupants over their lifetime. The principles of accessibility,adaptability and affordability are applicable to the design and construction of single family dwellings, duplexes, multi-units, townhouses and even apartments, allowing residents to covert space as their needs change. The concept includes:

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• The use of health materials including structural elements, flooring choices,heating systems and finishes that provide improved indoor air quality and ventilation have been incorporated into the house;

• The us of energy efficient Power Smart appliances and lighting, plus a high efficiency forced-air heating system; and

• Wheelchair accessibility through widened hallways and doorways, lowered countertops and placement of light and electrical switches within easy reach.The house is designed so that it can accommodate a future elevator.

Universal Housing: Universal design are those home design features that make a home safe and comfortable for everyone, young or old, whether they have a disability or not. It’s making a home for all ages. Examples include cabinets with pull-out and kitchen counters at several heights to accommodate different tasks and postures.

Advance Street Plan:

In accordance with the Yorkson Neighbourhood Plan, the initial development in each phasemust provide an overall layout plan for the phase that addresses roads, pedestrian links,greenways, watercourses, land use and housing types. The layout plan is to ensure that eachphase can develop in an overall comprehensive manner and is to function as an evolving guideto development. As per the Yorkson Neighbourhood Plan, prior to final reading the proponentmust submit an overall layout plan to the acceptance of the General Manager of CommunityDevelopment. Staff note that this plan will need to be prepared in conjunction with BFW, otherdevelopers/land owners, DFO and the Township.

School Sites:

The Yorkson Neighbourhood Plan states that “The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase:

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

The proposed development falls within the Northeast school catchment area of the YorksonPlan. The elementary school site for this catchment was secured through a previous rezoningapplication (immediately north-west of the subject site).

The Yorkson Neighbourhood currently falls within the Willoughby Elementary School catchment

area. In the short term, elementary students from the proposed development are expected toattend Willoughby Elementary School which has some capacity available. Yorkson students willattend it until sufficient numbers are generated to construct an additional Yorkson Elementaryschool.

Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued ascapacity exists at Mountain Secondary School. Yorkson secondary school students will beexpected to attend Mountain Secondary. An expansion to Mountain Secondary is in the SchoolDistrict’s capital plan.

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Parks and Recreation:

The Yorkson Neighbourhood Plan states that “The following general prerequisites must be satisfied prior to the adoption of a rezoning bylaw in any phase:…

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

The proposed development falls within the Northeast neighbourhood park catchment area of theYorkson Plan. The park site for this phase was secured through a previous rezoning application(immediately north-west of the subject site).

Until this neighbourhood park is constructed, residents will have access to the existing playingfields and playground equipment located 0.5 kilometres to the west at Willoughby ElementarySchool and to the existing Willoughby neighbourhood park (located at 84 Avenue and 206

Street), approximately 1.5 kilometres from the subject site.

Development Permit:

All of the Yorkson Neighbourhood Plan area is designated as a mandatory Development Permitarea in the Willoughby Community Plan. Applicable is “Development Permit Area ‘B’ – Residential” which establishes objectives and guidelines for the form, character and siting ofdevelopment. The primary objective of the development permit area designation is toencourage the development of attractive and safe residential areas and reduce conflict withadjacent land uses. Attachment A of this report details the specific development permit areaguidelines outlined in the Plan.

For the 70 lot fee simple residential subdivision proposed, the Development Permit guidelines

are implemented by a Development Permit requiring the proponent to enter into an exteriordesign control agreement at the time of subdivision. The exterior design control agreementtypically addresses the form, character and siting of individual single family homes constructedin a development.

In addition to the above, the Development Permit varies the minimum lot depth of the R-CL (B)zone for lots 82 and 83 from 25.0 metres to 23.0 metres. This variance is required toaccommodate the 211 Street road alignment and the adjacent greenway. All other requirementsof the R-CL (B) zone will remain in place.

For the 40 fee simple rowhouse units, the Development Permit guidelines are enforced througha future Development Permit. Council will have an opportunity to review the form, character and

siting of the rowhouse development prior to building permits being issued. The DevelopmentPermit typically details the form and character of a development including siting, access,parking, landscape, tree protection/replacement, building materials, colours, building elevationsand other site development items. As a condition of final reading the proponent must register arestrictive covenant restricting development of the rowhouse lots until a Development Permit isissued for the entire rowhouse portion of the site.

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Greenways:

As part of the project, the applicant will develop a greenway (including a pathway andlandscaping) along both the 83 Avenue and 211 Street Avenue frontages. Both are identified in

the Yorkson Neighbourhood Plan and will form part of the overall neighbourhood greenwaynetwork. In addition, the fisheries compensation area mandated by DFO will be dedicated to theTownship. In total, the proponent will be dedicating 6202m2 (66,760ft2) of greenways and openspace, of which approximately 2068m2 (22,260ft2) are a result of Township requirements.Details of the open space improvements (i.e. required landscaping and fencing including thetreatment/ construction of the greenway and municipal trail) will need to be finalized to theacceptance of the Manager of Parks Design and Development prior to final reading of therezoning bylaw. As a condition of final reading the proponent will be required to transfer title ofthe greenways to the Township, and to secure their construction as part of a ServicingAgreement prior to consideration of final reading of the rezoning bylaw.

The Yorkson Plan previously secured greenways by means of a Bonus Density provision where

an increased density would be permitted when additional public green space was provided.Instead of Bonus Density the updated Yorkson Neighbourhood Plan implements “AmenityCosts” collected on all developments within Yorkson. Those developments that dedicate landfor public open space (i.e. greenways) will be subject to the requirements of the YorksonGreenway Amenity Zoning Policy. Prior to final reading, details with respect to the balance ofamenities provided and Amenity Costs paid will need to be finalized to the acceptance of theManager of Parks Design and Development.

Tree Protection/ Replacement:

An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (HYEngineering Ltd., ECL Consultants and C. Kavolinas and Associates Ltd.). The submitted

information indicates that 159 significant trees exist on the site, of which 6 trees are proposed tobe retained. In accordance with the Township’s Tree Protection Bylaw a total of 332replacement trees are required to be planted, plus approximately 90 street trees (in compliancewith the Township’s Boulevard Treatment and Street Tree policy). The applicant is proposing toplant 236 trees on site and 96 off site. Overall, approximately 518 trees will be in place afterthe site is developed (an average of 4.7 trees per unit). Final tree retention, protection, andreplacement plans are subject to the final acceptance of the Manager of Parks Design andDevelopment.

Transit:

Transit has not yet been extended into the Yorkson Neighbourhood. The road layout of theoverall Yorkson development, however, has been designed to accommodate the provision of

future transit routes in accordance with Translink’s operating policy/procedures. Each yearTranslink provides Council with the opportunity to input/comment on transit routes in theTownship. Initially it is believed that 208 Street, three (3) blocks to the west, will become atransit route.

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Environmental:

As part of the updated Yorkson Neighbourhood Plan review a number of watercourse anddrainage ditches were identified. The Township is working with DFO in the preparation of an

overall environmental protection/compensation plan for the Southeast Phase and the remainingproperties within the Northeast Phase. Acceptance of this plan by DFO and other items listed inthe development prerequisites are required prior to final reading. Specifically, there are anumber of yellow or green coded drainage ditches on site that are proposed to be eliminated aspart of an overall DFO Section 35 agreement for the area. The conceptual agreement with DFOenvisions the construction of a headwater pond and wetland area on the site that will feed intothe waterway recently constructed to the north of the subject properties.

The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as formingpart of the Willoughby and Willowbrook area. As part of the required Servicing Agreement, theapplicant will be required to provide full urban services as well as a stormwater managementplan and sediment control measures. The provision of these items in concert with Department

of Fisheries and Oceans (DFO) requirements and compliance with the Township’s TreeProtection Bylaw satisfy the management guidelines identified in the Township’sEnvironmentally Sensitive Areas Study.

Servicing:

Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part ofthe recently completed Yorkson Neighbourhood Plan update process. The development sitewill be required to provide full municipal services in accordance with the Township’s Subdivisionand Development Control Bylaw. Prior to final reading, the proponent will be required to enterinto a servicing agreement including all municipal road and utility upgrades/extensions and astormwater management plan including sediment control measures in accordance with theSediment and Erosion Control Bylaw.

Prior to final reading the proponent is required to provide a stormwater management plan for theSoutheast Phase as delineated on Map 4 of the amended Yorkson Neighbourhood Plan. Alsorequired is transfer to the Township of an adequately sized community stormwater detentionpond to service the Southeast Yorkson Phase to the acceptance of the General Manager ofEngineering will need to be satisfied.

Staff note that a Development Works Agreement (DWA) is proposed by an BFW for thestormwater detention pond serving all of the Southeast phase. In addition, Platinum may alsopropose a DWA for its stormwater detention pond, which, in this instance, also functions as anenvironmental compensation area. Completion of each DWA is required prior to final reading.

Road dedications, widenings, and necessary traffic improvements to the acceptance of theDirector of Engineering (including securing approximate road dedications of between 11.5 and20.0 metres for 211 street, 5.5 metres for 80 Avenue, 16.8 metres for 80A Avenue, 80B Avenue,211A Street and 211B Street, 10.0 metres for 81A Avenue and 6.75 metres for 212 Street, inaccordance with the Township’s Subdivision and Development Control Bylaw No. 3650 and theYorkson Neighbourhood Plan shall also be provided prior to final reading to the acceptance ofthe General Manager of Engineering).

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Development Prerequisites:

Prior to final reading of the rezoning bylaw, the following items must be finalized:

1. In accordance with Yorkson Neighbourhood Plan requirements the following must befinalized:

a. Receipt of an overall layout plan for the Southeast Yorkson Phase includingroads, greenways, environmental setbacks and land use to the acceptance of theTownship;

b. Transfer to the Township a five (5) acre neighbourhood park site to serve thecatchment area to the acceptance of the Manager of Parks Design andDevelopment;

c. Transfer to School District No. 35 a five (5) acre elementary school site to servethe catchment area to the acceptance of the School District; and

d. Transfer to the Township an adequately sized community stormwater detentionpond to service the Southeast Yorkson Phase to the acceptance of the General

Manager of Engineering.2. Completion of a Development Works Agreement (if required) securing off-site servicingupgrades to the Southeast phase to the acceptance of the General Manager ofEngineering;

3. Completion of a Servicing Agreement with the Township to secure required road andutility upgrades and extensions in accordance with the Township’s Subdivision andDevelopment Control Bylaw, Yorkson Engineering Services Plan and the Erosion andSediment Control Bylaw, to the acceptance of the General Manager of Engineering, andgreenway construction details to the acceptance of the Manager of Parks Design andDevelopment;

4. Provision of a road dedication of between 11.5 and 20.0 metres for 211 Street, 5.4metres for 80 Avenue, 16.8 metres for 80A Avenue, 80B Avenue, 211A Street and 211B

Street, 10.0 metres for 81A Avenue and 6.75 metres for 212 Street in accordance withthe Township’s Subdivision and Development Control Bylaw No. 3650 and the YorksonNeighbourhood Plan ;

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 Designand Development;

6. Dedication and provision of a security for the construction of a 4.5 metre greenway alongthe 80 Avenue frontage and along the 211 Street frontage to the acceptance of theManager of Parks Design and Development, including final acceptance of greenwaydesign plans, sidewalk/trail alignment, fence and landscaping details;

7. Compliance with the requirements of the Yorkson Greenway Amenity Zoning Policyincluding payment of applicable greenway amenity fee;

8. Compliance with the requirements of the Department of Fisheries and Oceans (DFO)with respect to:

a. Completion of an overall environmental protection/compensation plan for theSoutheast Phase of Yorkson to the acceptance of the DFO;

b. Dedication of environmental compensation areas to the Township forconservation purposes (where required);

c. Registration of non-disturbance restrictive covenants (where required);d. A DFO Authorization (Section 35) being obtained (where required).

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Page 15 . . .


9. Registration of restrictive covenants acceptable to the Township:a. Prohibiting parking on 80 Avenue, and restricting local street parking to one side

only; andb. Restricting development of the rowhouse lots until a Development Permit is

issued for all the rowhouse lots.10. Compliance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan, requiring that a

minimum of 5% of the units in a development shall incorporate flex and universalhousing; and

11. Payment of applicable Neighbourhood Planning Administration fees, Greenway Amenityfees, Parks Design and Development Administration fee and remaining Rezoning fees.

POLICY CONSIDERATIONS:

The proposed development is located in an area designated as “Mixed Residential” in theWilloughby Community Plan and the Yorkson Neighbourhood Plan. Staff recommend approvalof the rezoning (subject to the ten (10) development prerequisites) and accompanying

Development Permit No. 100455 (to be issued at time of final reading of the rezoning bylaw) asthe proposed development complies with the provisions of the Yorkson Neighbourhood Plan.

Respectfully submitted,

Mike NewallDEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISION

MNN/mnn

ATTACHMENT A Willoughby Community Plan Development Permit Area “B” – Residential Development Permit Guidelines

ATTACHMENT B Development Permit No. 100455 text

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Page 16 . . .


4.1.2 Development Permit Area “B”– Residential

Lands identified as “Residential” on Map 7, Development Permit Areas are hereby designated

as development permit areas under Section 919.1(1)(e) and (f) of the Local Government Act toestablish objectives and provide guidelines for the form and character of intensive and multifamily residential development.

The objective of this development permit area designation is to encourage development ofattractive and safe multi family areas.

Unless the owner first obtains a development permit, land within this development permit areashall not be subdivided, and construction of, addition to or alteration of a multi family dwelling(including a townhouse, rowhouse, apartment, duplex, triplex or fourplex) must not be started.

Development permit guidelines are as follows:

4.1.2.1 General

The following general guidelines apply to all development within Development Permit Area“B.”

4.1.2.2 Single Family Development

General

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

Architectural Details

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

o All building elevations visible from public land (i.e. parks, roads, greenways anddetention pond sites) shall provide architectural detailing to be consistent with the frontof the building.

Parking and Traffic/Pedestrian Circulation

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

Landscapingo Fences adjacent to a street greenway shall not exceed 122 cm (48 inches) in height. These

fences shall be designed to complement the building and be an open picket fence design.Fences must permit observation of the public realm and incorporate landscaping tosoften their appearance from the road.

ATTACHMENT A

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Page 17 . . .


Building Form

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

4.1.2.3 Multi Family (i.e. Apartment, Townhouse, Rowhouse, Duplex, Triplex and Fourplex) Development

General

The following guidelines apply to all multi-family development.

Site Design

o While providing individual design character, buildings shall be designed to integrateand complement adjacent developments with respect to siting, setbacks, design, exteriorfinish, landscaping and parking areas. Facade and roofline articulation with porchesand other projecting elements is required. Blank or undifferentiated facades shall beavoided.

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

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

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

o Site planning and landscaping for residential development should take into account

established principles of Crime Prevention Through Environmental Design (CPTED) –including opportunities for neighbourhood surveillance of pathways, landscaped areas androadways and provision of defensible space that is clearly separated by fences, landscapingor paving, readily visible by residents and adequately lit.

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

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

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

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

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o Presenting garages to public roads is discouraged. Offsetting garages behind the frontface of the building is encouraged. Carports are not permitted. Developments shallregister a restrictive covenant on title preventing conversion of the garage to any other

use that prohibits vehicle storage.o Development of street facing buildings (i.e. the front door is facing towards the

municipal roadway) is required abutting a street or street greenway, other than 200 and212 (between 76 and 80 Avenues) Streets.

o A strong street presence is required through extended porches, recessed entries andground oriented units.

Building Form

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

Exterior Design and Finish

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

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

o Exterior finish of buildings shall be high quality to ensure integrity of the building envelopeand to present an attractive appearance. Stucco siding shall be restricted to no more than

25% of any given elevation, but where it is used it shall be inspected and certified by aqualified independent contractor.

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

o Mechanical equipment shall be screened or integrated with the roof form, as viewedfrom the street or higher buildings, in a manner consistent with the overall architectureof the building.

o To provide visual interest elevations of buildings facing a street shall have architecturaldetails such as roofline height, varied paint treatments, windows, articulation in thebuilding envelope, etc.

o Building elevations that are visible from adjacent roads and municipal greenways shall

be finished and treated similar to the front elevation – in terms of architectural detailsand the quality of the exterior finish/materials.

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ATTACHMENT B

F:\data\council\2008 Agenda\02-18\Regular Agenda\DPs\dp100455 platinum~phase 2.doc


Development Permit No. 100455

This Permit is issued this __________day of _________________, 2008 to:

1. NAME & ADDRESS: 0746344 BC Ltd.201-12837 76 Avenue

Surrey, BC V3W 2V3

2. This permit applies to and only to those lands within the Municipality described as followsand to any and all buildings, structures and other development thereon:

LEGAL DESCRIPTION: Lot 1 Section 25 Township 8 New Westminster District Plan 71855




CIVIC ADDRESS: 21097 & 21133 – 80 Avenue

21130 & 21174 – 81A Avenue

3. This Permit is issued subject to compliance with all of the Bylaws of the Municipality ofLangley applicable thereto, except as specifically varied or supplemented by this permit asfollows:

a)an exterior design control agreement shall be entered into for all Residential CompactLot (R-CL (A) and R-CL(B)) zoned lands, ensuring that building design and sitedevelopment standards are high quality, consistent and compatible with other lots anddevelopment, and conform to the single family development permit guidelinescontained in the Yorkson Neighbourhood Plan including:

i. no residential units shall back onto a public road or street greenwayother than 212 Street between 76 and 80 Avenues;

ii. Where a single family lot abuts an arterial road or a street greenwayvehicular access and parking shall be provided via a rear lane or anyother vehicular access from the rear of the property while retaining thefront pedestrian access of the building facing the street;

iii. Homes must have a pitched roof and shall have architectural grade roofmaterial. Including ridge caps and shadow lines; and

b) section 405.9 of the Township of Langley Zoning Bylaw, 1987, is varied so that theminimum lot depth of lot 82 and lot 83 is reduced from 25.0 metres to 23.0 metres toaccommodate the 211 Street road alignment and the adjacent greenway.

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 aSchedule to this Permit which shall form a part hereof.

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Platinum ~Phase 2Development Permit No. 100455Page 2

This Permit is not a Building Permit.

All developments forming part of this Development Permit shall be substantiallycommenced 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 landand 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 developerother than those in this Permit.

This Permit shall enure to the benefit of and be binding upon the parties hereto and theirrespective heirs, executors, administrators, successors and assigns.

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF ________, 2008.

doc 10_reg_platinum - 4595

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