Doc 4_Reg_QC Holdings RZ OCP Amend

8/14/2019 Doc 4_Reg_QC Holdings RZ OCP Amend

1/28

SS uu bb jjee cc tt

REPORT TOMAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 REGULAR MEETING REPORT: 09-107FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-23-0108SUBJECT: NEIGHBOURHOOD PLAN AMENDMENT AND REZONING

APPLICATION RZ100327(QC HOLDINGS)

PROPOSAL:Application by QC Holdings Ltd. to amend theYorkson Neighbourhood Plan and the Townships

Zoning Bylaw to CD-78, to facilitate development ofthe Willoughby Town Centre (retail/office/apartmentuses) on 8.07 ha (19.93 acres) of land located at20622 and 20682 80 Avenue, 20667 78 Avenueand 7851 and 7879 208 Street.

RECOMMENDATION SUMMARY:That Council give first and second reading toNeighbourhood Plan Amendment Bylaw No. 4767and Rezoning Bylaw No. 4768, and that finalreading be subject to completion of thirteen(13) development prerequisites.

RATIONALE:Staff supports the developmentproposal as it isconsistent with theoverall objectives of theYorksonNeighbourhood Planand WilloughbyCommunity Plan.


2/28

REZONING APPLICATION NO. 100327(QC HOLDINGS)Page 2 . . .

RECOMMENDATIONS:

That Council give first and second reading to Bylaw No. 4768, (and accompanying YorksonNeighbourhood Plan Amendment Bylaw No. 4767) rezoning 8.07 ha (19.93 acres) of landlocated 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 WilloughbyTown Centre, subject to the following development prerequisites being satisfied prior to finalreading:

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 ofCommunity Development;

b. Provide an overall layout plan for the Willoughby Town Centre Area including interim andultimate road alignments, parking areas, access driveways, greenways and other publicamenities 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 theSouthwest Yorkson Phase to the acceptance of the General Manager of Engineering.2. Completion of a Servicing Agreement (and phased restrictive covenants, where required)

with the Township to secure required road construction and utility upgrades and extensionsin accordance with the Townships Subdivision and Development Control Bylaw, andYorkson Engineering Services Plan to the acceptance of the General Manager ofEngineering; and greenway construction details to the acceptance of the Manager of ParksDesign and Development;

3. Completion of a Development Works Agreement (if required) securing off-site servicing tothe Southwest Phase, as required by the Yorkson Neighbourhood Plan, to the acceptanceof the Director of Community Development;

4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion andSediment Control Bylaw to the acceptance of the General Manager of Engineering;

5. Provision of the necessary traffic improvement details in accordance with the TownshipsSubdivision and Development Control Bylaw No. 3650 and the Yorkson NeighbourhoodPlan, to the acceptance of the General Manager of Engineering and the Director ofCommunity Development, including:a. Final completion of a Traffic Impact Study including provision of recommended road

dedication, widenings and necessary traffic improvements;b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for 80 Avenue, 16.0

metres for 206A Street and 24.3 metres for the proposed High Street;c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue south

of the existing Willoughby Elementary School and for the un-constructed portion of78 Avenue south of Lot 2, Plan 82374; and

d. Registration of an all purpose right-of-way over the internal strata roads and greenlink formunicipal services and public access;

6. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.4470 including provision of a final tree management plan incorporating tree retention,replacement and protection details, to the acceptance of the Manager of Parks Design andDevelopment;

7. Final completion of landscape plans and details in accordance with the Zoning Bylaw No.2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger of ParksDesign 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 ofgreenway design plans, sidewalk/trail alignment, and landscaping details;


3/28


b. Completion of on-site landscape plans for the first phase of development includinggreenlink plans and compliance with Child Friendly Amenity Area requirements; and

c. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment ofapplicable greenway amenity fee;

8. Compliance with the requirements of the Streamside Protection Bylaw and the Departmentof 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 theunits incorporate flex and universal housing requirements i.e. adaptive housing;

10. Submission of detailed Development Permit drawings and schedules for the first phase ofdevelopment that are consistent with the Town Market Commercial and Town Market MixedUse Development Permit Guidelines; to the acceptance of the Director of CommunityDevelopment;

11. Provision of a CPTED (Crime Prevention through Environmental Design) review of the firstphase of development by a qualified CPTED professional (in consultation with the LangleyRCMP), to the acceptance of the Director of Community Development, includingincorporation of the CPTED recommendations into the final development plans;;

12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design andDevelopment Administration fee, Site Servicing Review fee, Development Works Agreementfee and remaining rezoning fees; and

13. Compliance with the Townships 5% Neighbourhood Parkland Acquisition Policy; and further

That Council authorize staff to schedule the required public hearing for Bylaws No. 4767 and4768;

EXECUTIVE SUMMARY:

The development of the Willoughby Town Centre is considered to be one of the most criticalelements in ensuring the success of the Yorkson Neighbourhood Plan. QC Holdings applicationwill facilitate construction of Phase One of a multi-phase plan to develop its 8.07 ha (19.93acres) Town Centre site. To accommodate the proposed development Bylaw No. 4767 amendsthe Yorkson Neighbourhood plan by reconsidering a number of its policies. Bylaw No. 4768proposes to rezone the site to Comprehensive Development Zone CD-78. Staff are supportiveof QC Holdings development proposal and recommend that the two Bylaws be given first andsecond reading subject to the completion of thirteen (13) development prerequisites prior to finalreading. Although preliminary plans have been submitted, detailed Development Permitdrawings will be addressed later in the process, at which time Council will have the opportunityto evaluate the form, character and siting of the individual elements of the project.

PURPOSE:

This report is to advise and make recommendations with respect to QC Holdings rezoning/ neighbourhood plan amendment application in Yorkson.


4/28


ZONING BYLAW NO. 2500


5/28


SUBJECT


6/28


Preliminary Concept Plan SUBMITTED BY APPLICANT

Preliminary Site Plan SUBMITTED BY APPLICANT

Conceptual Elevations: Seniors Building SUBMITTED BY APPLICANT

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

Conceptual Elevations: Irish Cultural Building SUBMITTED BY APPLICANT

SUBJECT

SOUTHWEST


7/28


Preliminary Site Concept Plan SUBMITTED BY APPLICANT

ADDITIONAL INFORMATION:

Phase 1

Phase 2

Zoning Boundary


8/28


REFERENCE:Owners: QC Holdings Ltd. (Qualico)

310, 5620 152 nd StreetSurrey, BC V3S 3K2

The Trustees of Jubilee, Pastoral Chargeof The United Church of CanadaPO BOX 32094Langley, BCV1M 2C0

Applicant Hugh CarterQC Holdings Ltd.310, 5620 152 nd StreetSurrey, BC V3S 3K2

Legal Description: Lot 2 Section 23 Township 8 New WestminsterDistrict Plan 82374

Lots 1 & 4 Section 23 Township 8 NewWestminster District Plan 74786

Lot 9 Section 23 Township 8 New WestminsterDistrict Plan 27628

Lot 14 Section 23 Township 8 New WestminsterDistrict Plan 38586

Location: 20622 and 20682 80 Avenue;

20667 78 Avenue; and

7851 and 7879 208 Street

Subject Area: 8.07 ha (19.93 acres)

Existing Zoning: Suburban Residential SR-2

Proposed Zoning: Comprehensive development zone CD 78

Willoughby Community Plan: Willoughby Town Centre

Yorkson Neighbourhood Plan: Town Market Commercial and Town MarketMixed Use

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

BACKGROUND:

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


9/28


Adopted in 1998, the Willoughby Community Plan describes the Town Centre, in part as follows:

The centrally located Town Centre is intended for a wide variety of moreintensive land uses, accommodating a diverse range of functions including retail,and major community facilities. Within the Town Centre it is envisaged that

higher density housing will also be accommodated. The Town Centre offers anopportunity to integrate the functions of living, working and playing in a compact,readily accessible area. It is intended that major commercial uses and higherdensity residential uses will have convenient access to 208 Street and to80 Avenue.

This application encompasses a significant portion of the Willoughby Town Centre area, an areathat is instrumental in achieving the Townships vision of a core district that will anchordevelopment in Willoughby and encourage healthier neighbourhoods, reduce reliance onautomobiles and generally enhance the quality of life for area residents. The YorksonNeighbourhood Plan, amended in 2008, further describes the vision for this town centre asfollows:

The Willoughby Town Centre consists of Town Market Commercial and TownMarket Mixed Use (i.e., integrated residential and commercial) designed to be awalkable environment. It is focused at the intersection of 208 Street and80 Avenue, the neighbourhoods two primary roads providing access within andthrough it. It is here that neighbourhood residents will find a wide range of retail,business and entertainment activities. The Town Centre is further divided into acore and periphery. The intent of the core and periphery distinction is to create avibrant village core with controlled uses and heights while providing significantsupportive uses and residential densities on the periphery. Both designationsprovide for mixed use developments, but only the mixed use land-usedesignation allows for mixed uses in separate buildings. The Town Market MixedUse area is located adjacent the Town Market Commercial area and extends thecommercial core while providing opportunities for additional office space orhigher density residential development than in the core.

In staffs opinion the land uses contemplated by the QC Holdings application comply with theland use policies of both the Willoughby Community Plan and the Yorkson Neighbourhood Plan.

DISCUSSION/ANALYSIS:

The proponent has applied to develop 8.07 ha (19.93 acres) of land located at 20622 and20682 80 Avenue, 20667 78 Avenue and 7851 and 7879 208 Street, to facilitate the initialdevelopment in the Willoughby Town Centre. Two Bylaws are proposed. The first is YorksonNeighbourhood Plan Amendment Bylaw No. 4767 proposing minor adjustments to the TownCentre Land Use Policies, as well as other process/timing amendments intended to kick start

development of the Town Centre. The second is Rezoning Bylaw No. 4768, amending thezoning of the subject properties to Comprehensive Development Zone (CD-78) to accommodatea mixed use development consisting of retail, office, and apartment uses. This report is onlyintended to address issues of land use and density, as the form, character and siting of theindividual elements of the project will be addressed through subsequent Development Permitapplications, which staff will present to Council once detailed design work has been completed.


10/28


Surrounding Land Uses:

North: 80 Avenue, beyond which are suburban residential lots (zoned SR-2, butdesignated Mixed Use and Apartment in the Yorkson Neighbourhood Plan and

the subject of a current rezoning and OCP amendment (208 Developments)proposing apartment and townhouse uses);Northeast: Willoughby Elementary school, (zoned P-1, but designated Town Centre

Commercial in the Yorkson Neighbourhood Plan);East: 208 Street, beyond which are suburban residential lots (zoned Suburban

Residential Zone SR-2 and designated for Apartment in the YorksonNeighbourhood Plan);

South: 78 Avenue, beyond which is a suburban residential lot (zoned SR-2, butdesignated Apartment in the Yorkson Neighbourhood Plan);

West: suburban residential lots (zoned SR-2, but designated Mixed Residential andTownhouse in the Yorkson Neighbourhood Plan).

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 J TownMarket Commercial and Development Permit Area K Town Market Mixed Use. Subsequentto rezoning (or further along in the rezoning process) the proponent intends to submit a detailedDevelopment Permit application to Council. The Development Permit will address the details ofthe form and character of the Town Centre development including siting, mass, height, access,parking, landscape, tree protection/replacement, child friendly amenity areas, building materials,colours and other site development items. The Development Permit will be reviewed by Counciland is required to be issued prior to the issuance of any building permits for the site. In supportof the rezoning the proponent has submitted a number of preliminary plans.

Land Use:

The QC Holdings Development Proposal complies with the Yorkson Neighbourhood Plans landuse policies for the Town Centre lands, permitting a mix of institutional, commercial, residentialand retail uses. Proposed Bylaw No. 4768 establishes a new Comprehensive DevelopmentZone for the Willoughby Town Centre consistent with these policies.

Primary land uses proposed for Phase One of the QC Holdings development include sevenmixed commercial / residential buildings consisting of retail units at grade with three stories ofresidential apartments above, two larger format retail anchors (grocery store and pharmacy), atwo story office building, a restaurant and a number of smaller retail units. In total, Phase One isproposed to have approximately 10,219 m 2 (110, 000 ft 2) of commercial floor space and 192residential units over a gross site area of 4.98 ha (12.31 acres).

Phase Two of the project is envisioned to consist of higher density residential uses, includingtowers up to 12 storeys in height, (subject to design and engineering requirements outlined inthe Yorkson Neighbourhood Plan,) with a combination of street fronting townhouse andcommercial podiums. Phase Two will have approximately 750 residential units and a yet to bedetermined amount of commercial space. Staff supports the land uses proposed as they complywith the land use policies outlined in the Yorkson Neighbourhood Plan for the Town Centrearea.


11/28


Sub-zone Requirements:

The zoning and density being proposed by QC Holdings complies with the YorksonNeighbourhood Plan land use designations and policies. Rezoning Bylaw No. 4768 implementsthese policies by creating a new Comprehensive Development Zone (CD-78) and nine (9) sub-

zones for the Willoughby Town Centre, a summary of which follows:

CD-78 (Willoughby Town Centre)

Sub-zone Uses Commercial Density(Gross Floor Area)Residential Density(Units per Acre)

Height(Storeys)

CD-78 (A) Commercial Uses/ Accessory UsesMinimum 4200 m 2 / Maximum 8000 m 2 n/a 2 or fewer

CD-78 (B)Commercial Uses/ Apartments/ AccessoryUses

Minimum 1100 m 2 / Maximum 3700 m 2 Low-rise: 40-80 upa 4 or fewer

CD-78 (C)Commercial Uses/ Apartments/ AccessoryUses

Minimum 900 m 2 / Maximum 5100 m 2 Low-rise: 40-80 upa

4 or fewer

CD-78 (D)Commercial Uses/ Apartments/ AccessoryUses


Low-rise: 40-80 upa 4 or fewerCD-78 (E)

Apartments/ Townhouses/ Commercial Uses/ Accessory Uses

Minimum 450 m 2 / Maximum 4400 m 2

Mid-rise: 80-120 upa 5 to 12

Low-rise: 40-80 upa 4 or fewerCD-78 (F)

Apartments/ SeniorsHousing/ Townhouses/ Commercial Uses/ Accessory Uses



Low-rise: 40-80 upa 4 or fewer

CD-78 (G)

Commercial Uses/

Apartments/ Townhouses/ Accessory Uses



Low-rise: 40-80 upa 4 or fewerCD-78 (H)

Apartments/ Townhouses/ Seniors Housing/ Accessory Uses

n/aMid-rise: 80-120 upa 5 to 12

Low-rise: 40-80 upa 4 or fewerCD-78 (I)

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

Maximum 4200 m 2 Mid-rise: 80-120 upa 5 to 12


12/28


Neighbourhood Plan Amendment:

As noted, the subject site is currently designated Town Market Commercial and Town MarketMixed Use in the Yorkson Neighbourhood Plan. To facilitate the proposed development thefollowing amendments have been requested:

A) Locating major retail anchors (i.e. major grocery store and pharmacy) south of theHigh Street, as opposed to the current requirement for these uses to be locatednorth of the High Street.

Staff do not object to this change and support amending the locational criteria to onlyrequire that major anchors be located adjacent to the High Street. This adjustmentremains consistent with the plans intent calling for the more intense commercialuses to be located along the High Street.

B) Exempting the Town Centres phase one development from the need to secure anew Elementary School/ Neighbourhood Park site in the Southwest Phase prior todevelopment.

Section 8.2.7 of the Yorkson Neighbourhood Plan already excludes commercialdevelopment from these development prerequisites. The proponent initially intendedto develop the High Street with strictly commercial uses and defer all residentialdevelopment to later stages. However, discussions between the applicant and staffled to the conclusion that to create an effective pedestrian centre with strong urbandesign and a true sense of place, it is vital to include a residential component alongthe High Street in conjunction with commercial development.

In order to facilitate the preferred mixed use High Street design, staff suggest that

Section 8.2.7 of the Yorkson Neighbourhood Plan be amended to exempt PhaseOne mixed-use development along the High Street from the Elementary School / Neighbourhood Park development prerequisite. All future residential development inthe Town Centre, and elsewhere in the Southwest Phase of Yorkson, will still berequired to satisfy this requirement prior to development. In the interim any childrengenerated by the subject development will still be able to attend the existingWilloughby Elementary School. Due to the nature of this anticipated residentialdevelopment (i.e. apartment units above commercial) the number of childrengenerated is expected to be very low.

Staff Support the proposed neighbourhood plan amendments as they serve to improve theviability of the Town Centre development and remain consistent with the overall goals and

objectives of the Willoughby Community Plan and Yorkson Neighbourhood Plan.

Greenways:

As part of the project, the applicant is required to develop a pedestrian friendly street interfacealong the 80 Avenue and 208 Street frontages, as identified in the Yorkson NeighbourhoodPlan. These pedestrian facilities will connect to adjacent street greenways and form part of theoverall Yorkson Neighbourhood greenway network. These sections of street frontage aredesigned to be the equivalent of a street greenway; however, they will be provided in a modifiedform in recognition of the more dynamic, urban nature of the Town Centre. They will include


13/28


widened sidewalks, weather protection in the form of awnings and galleries, expanded hardsurfaces, street trees in decorative grates, and street furniture such as benches and trash cans.Details of the open space improvements (i.e. required hard and soft landscaping, street furnitureetc.) will need to be finalized to the acceptance of the Manager of Parks Design andDevelopment prior to final reading of the Rezoning Bylaw.

The Yorkson Neighbourhood Plan also identifies areas where greenlinks are required.Greenlinks are privately owned and maintained greenways that are not adjacent to public roads,yet are intended for public use. One greenlink is required on site to provide public pedestrianconnection from 78 Avenue to the High Street at the heart of the Town Centre.

As a condition of final reading the proponent will be required to secure the greenlink and streetfronting pedestrian facilities by means of a public access right-of-way, and secure constructionas part of a Servicing Agreement. Prior to final reading the proponent must also comply withprovisions of the Yorkson Greenway Amenity Zoning Policy.

Tree Protection/ Replacement:The applicant has submitted a tree survey indicating that 231 significant trees currently exist onsite. The applicant has indicated that very few of these trees will be retained. The TownshipsTree Protection Bylaw, however, requires that approximately 600 replacement trees be planted,plus street trees. As the ultimate site plan has yet to be determined, the number of retained andreplacement trees may be subject to change. Ultimate tree protection and replacement detailsare subject to the final acceptance of the Manager of Parks Design and Development prior tofinal reading.

Transit:

Transit has yet to be extended into the Yorkson Neighbourhood. The road layout of the overall

Yorkson development, however, has been designed to accommodate the provision of futuretransit routes in accordance with Translinks operating policies and procedures. Each yearTranslink provides Council with the opportunity to input/comment on transit routes in theTownship. It is believed that 208 Street will initially become a transit route with the WilloughbyTown Centre as a primary destination.

Servicing:

Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part ofthe Yorkson Neighbourhood Plan review. Prior to final reading the proponent is required tosecure full municipal services and enter into a Servicing Agreement in accordance with theTownships Subdivision and Development Control Bylaw. The Servicing Agreement will includeall municipal off-site road and utility upgrades/extensions and a stormwater management plan.A Sediment and Erosion Control plan will also be required in accordance with the Sediment andErosion Control Bylaw.

The applicant is proposing to stage the development in two (2) phases; the first phase will becentred along High Street and will consist of the anchor retail tenants and a number of mixeduse buildings (up to 4 storeys), the second phase will be around the edges of the site and willconsist of mid-rise residential and some minor commercial uses, (up to 12 storeys). A restrictivecovenant will be required to be registered, prior to final reading, restricting development of eachphase until a Servicing Agreement is finalized for that phase. This will enable detailed servicingrequirements to be dealt with on a phase by phase basis.


14/28


Prior to final reading the proponent is also required to provide a stormwater management planfor the Southwest Phase as delineated on Map 4 of the Yorkson Neighbourhood Plan. Thelocation of the proposed detention pond is to be adjacent to the headwater of Yorkson Creek.Securing a suitable site for the detention pond is required prior to final reading of the RezoningBylaw. The proponent is required to design and secure the community stormwater detentionpond to service the Southwest Phase, to the acceptance of the Township. The proponent mayalso choose to enter into a Development Works Agreement (DWA) with the Township (similar toa latecomers agreement) dealing with the recovery of some front-ended servicing costs. In thiscase, a DWA is anticipated for the stormwater detention pond serving all of the SouthwestPhase. Completion of the DWA, if required, must occur prior to final reading of the RezoningBylaw.

Although a traffic study was conducted as part of the Yorkson Neighbourhood Plan updateprocess, a site specific traffic impact study must be finalized by the proponent for the subjectdevelopment. It will primarily examine the internal vehicle circulation, the impact of thedevelopment on the existing and future municipal road network, and make recommendations forinterim and ultimate road designs. Ultimately the site will be designed in accordance with therecommendations of the report, in consultation with the Townships Traffic EngineeringDepartment, to the acceptance of the General Manager of Engineering. This has been includedas a development prerequisite.

Road dedication, widenings and necessary traffic improvements (including approximatededications of 24.3 metres for the High Street, 16 metres for 206A Street, 10.2 metres for208 Street, 9.7 and metres for 80 Avenue, in accordance with the Townships Subdivision andDevelopment Control Bylaw No. 3650 and the Yorkson Neighbourhood Plan) must be securedprior to final reading to the acceptance of the General Manager of Engineering.

The development will also require the completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenue south of the existing Willoughby Elementary School and for

the un-constructed portion of 78 Avenue south of Lot 2, Plan 82374

Advance Street Plan:

In accordance with the Yorkson Neighbourhood Plan, the initial development in each phasemust provide an overall layout plan addressing roads, pedestrian links, greenways,watercourses, environmental compensation areas, land use and housing types. The layout is toensure that each phase can develop in an overall comprehensive manner and is to function asan evolving guide to development. Such a plan has been prepared by the proponent and hasbeen tentatively accepted by Township staff. As per the Yorkson Neighbourhood Plan, prior tofinal reading the proponent must finalize details of the layout plan to the acceptance of theDirector of Community Development.

Town Centre Concept Plan:

In accordance with the Yorkson Neighbourhood Plan, initial development in the Town Centrearea must provide a comprehensive development plan for the Town Centre area to theacceptance of the General Manager of Community Development, that addresses the following:

land use, pedestrian and traffic circulation, massing and location ofbuildings, location of landmark buildings, architectural continuity,streetscape design, parking and the location and use of the heritage schoolhouse and appropriate landscaping around the building.


15/28


The conceptual site plan submitted (See page 8) forms the basis of this comprehensivedevelopment plan. It should be noted that this plan will provide general details of developmentfor adjacent properties and establish fixed points of access for vehicular and pedestrianmovements, however, specific siting and uses will be determined on an application byapplication basis as the Town Centre builds out over time.

School Sites:

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

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

As noted previously the applicant requests that this requirement be eased for the first phase ofdevelopment.

The Yorkson Neighbourhood currently falls within the catchment area of Willoughby ElementarySchool (located adjacent to the site on the southwest corner of 208 Street and 80 Avenue). Inthe short term, elementary students from the proposed development are expected to attendWilloughby Elementary School (which has some capacity available). Yorkson students willattend it until sufficient numbers are generated to construct additional elementary schools in theYorkson Plan area. The School District has indicated that the first Yorkson school to beconstructed will be an elementary school on a site already acquired by the School District on83 Avenue, east of 208 Street. Nevertheless, given the housing form proposed in phase one, itis not expected that many elementary students will be generated.

The proposed development falls within the Southwest Phase of the Yorkson Plan. The ultimatelocation for the five acre elementary school site for this phase is envisioned to be south andwest of the subject site, closer to the centre of the catchment area. If Council agrees to theYorkson Plan amendment contemplated in this report, prior to the development of subsequentresidential units (beyond Phase One) the elementary school site will need to be secured to theacceptance of the School District and Township.

Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued ascapacity exists at Mountain Secondary School. An expansion of Mountain Secondary has beenidentified as a priority in the School Districts capital plan. Yorkson secondary school studentswill be expected to attend Mountain Secondary.

Parks and Recreation:

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

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

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


16/28


The proposed development falls within the Southwest Phase of the Yorkson Plan. If Councilagrees to the Yorkson Plan amendment contemplated in this report, prior to the development ofsubsequent residential units (beyond Phase One) the neighbourhood park site school site willbe secured to the acceptance of the Township.

Staff are supportive of this request as, in addition to the playing fields and playgroundequipment located immediately adjacent to the development site at the Willoughby ElementarySchool, the existing Willoughby neighbourhood park (located at 84 Avenue and 206 Street) isapproximately 750 metres from the development site. The future Yorkson Community Park siteis planned to be located immediately north of the development site, across 80 Avenue. Prior tofinal reading the proponent is also required to comply with the Townships 5% NeighbourhoodParkland Acquisition Policy. Although few children are expected to be generated in Phase Oneof the development (due to the proposed housing form), the development will include therequisite child friendly amenity areas, the details of which will be determined in the futureDevelopment Permit.

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 of the rezoning bylaw. The Yorkson Neighbourhood Plan defines flex anduniversal housing as follows.

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

heating systems and finishes that provide improved indoor air quality and ventilation have been incorporated into the house; The us of energy efficient Power Smart appliances and lighting, plus a high

efficiency forced-air heating system; and Wheelchair accessibility through widened hallways and doorways, lowered

countertops and placement of light and electrical switches within easy reach. The house is designed so that it can accommodate a future elevator.

Universal Housing: Universal design are those home design features that make a home safe and comfortable for everyone, young or old, whether they have a disability or not. Its making a home for all ages. Examples include cabinets with pull-out and kitchen

counters at several heights to accommodate different tasks and postures.

The proponent has agreed to provide a minimum of 5% of the units as adaptive housing inaccordance with Township policy. This will be secured by Restrictive Covenant and detailed inthe future DP.


17/28


Environment:

In accordance, with the Yorkson Neighbourhood Plan the Town Centre development is requiredto comply with the Townships Streamside Protection Bylaw and obtain approval from theDepartment of Fisheries and Oceans (Section 35 approval). These issues have been addressed

as a part of the Yorkson Neighbourhood plan review process in consultation with DFO and theproponents consultants. Evolving from this process was the need to protect the headwaters ofYorkson Creek and compensate for the piping of a number of roadside drainage ditches.Township staff are close to resolution of these matters with DFO, within the context of an overallenvironmental protection/compensation plan for the Southwest Phase. Final acceptance of thisplan by DFO is required prior to final reading.

The Townships 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 provide full urban services as well as a stormwater management plan andsediment control measures as a prerequisite of the rezoning application.

Completion of these requirements and compliance with the Townships Tree Protection Bylawsatisfy the management guidelines identified in the Townships Environmentally Sensitive AreasStudy.

Rezoning Development Prerequisites:

Prior to final reading of the rezoning bylaw, the following items must be finalized:1. In accordance with Yorkson Neighbourhood Plan requirements:

a. Provide an overall layout plan for the Southwest Yorkson Phase including roads,greenways, environmental setbacks and land use to the acceptance of theDirector of Community Development;

b. Provide an overall layout plan for the Willoughby Town Centre Area includinginterim and ultimate road alignments, parking areas, access driveways,greenways and other public amenities to the acceptance of the Director ofCommunity Development; and

c. Provide an overall stormwater detention plan for the Southwest Yorkson Phaseand secure an adequately sized community stormwater detention pond(s) toservice the Southwest Yorkson Phase to the acceptance of the General Managerof Engineering.

2. Completion of a Servicing Agreement (and phased restrictive covenants, whererequired) with the Township to secure required road construction and utility upgradesand extensions in accordance with the Townships Subdivision and DevelopmentControl Bylaw, and Yorkson Engineering Services Plan to the acceptance of theGeneral Manager of Engineering; and greenway construction details to the acceptanceof the Manager of Parks Design and Development;

3. Completion of a Development Works Agreement (if required) securing off-site servicingto the Southwest Phase, as required by the Yorkson Neighbourhood Plan, to theacceptance of the Director of Community Development;

4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosionand Sediment Control Bylaw to the acceptance of the General Manager ofEngineering;


18/28


5. Provision of the necessary traffic improvement details in accordance with theTownships Subdivision and Development Control Bylaw No. 3650 and the YorksonNeighbourhood Plan, to the acceptance of the General Manager of Engineering and theDirector of Community Development, including:

a. Final completion of a Traffic Impact Study including provision of recommendedroad dedication, widenings and necessary traffic improvements;

b. Securing road dedications of 10.2 metres for 208 Street, 9.7 metres for80 Avenue, 16.0 metres for 206A Street and 24.3 metres for the proposed HighStreet;

c. Completion of a Road Closure Bylaw for the un-constructed portion of 79 Avenuesouth of the existing Willoughby Elementary School and for the un-constructedportion of 78 Avenue south of Lot 2, Plan 82374; and

d. Registration of an all purpose right-of-way over the internal strata roads andgreenlink for municipal services and public access;

6. Compliance with the Subdivision and Development Control Bylaw (Tree Protection)No. 4470 including provision of a final tree management plan incorporating treeretention, replacement and protection details, to the acceptance of the Manager ofParks Design and Development;

7. Final completion of landscape plans and details in accordance with the Zoning BylawNo. 2500 and the Yorkson Neighbourhood Plan, to the acceptance of the manger ofParks 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 finalacceptance of greenway design plans, sidewalk/trail alignment, and landscapingdetails;

b. Completion of landscape plans for the first phase of development includinggreenlink plans and compliance with Child Friendly Amenity Area requirements;and

c. Compliance with the Yorkson Greenway Amenity Zoning Policy including

payment of applicable greenway amenity fee;8. Compliance with the requirements of the Streamside Protection Bylaw and theDepartment of Fisheries and Oceans with respect to:

a. Final completion of an overall environmental protection/compensation plan forthe Southwest Yorkson Phase 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. Section 35 (HAAD) authorizations being obtained (where required);

9. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% ofthe 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 MarketMixed Use Development Permit Guidelines; to the acceptance of the Director ofCommunity Development;

11. Provision of a CPTED (Crime Prevention through Environmental Design) review of thefirst phase of development by a qualified CPTED professional (in consultation with theLangley RCMP), to the acceptance of the Director of Community Development,including incorporation of the CPTED recommendations into the final developmentplans;;


19/28


12. Payment of applicable Neighbourhood Planning Administration fees, Parks Design andDevelopment Administration fee, Site Servicing Review fee, Development WorksAgreement fee and remaining rezoning fees; and

13. Compliance with the Townships 5% Neighbourhood Parkland Acquisition Policy.

POLICY CONSIDERATIONS: The development of the Willoughby Town Centre is considered the most crucial element ofensuring the success of the Willoughby Community Plan and the Yorkson Neighbourhood Plan.QC Holdings Rezoning and Neighbourhood Plan amendment requests serve to facilitate theimplementation of these plans in a manner that is consistent with the overall goals andobjectives of the Plan. Adjustments to the Yorkson Neighbourhood Plans implementationpolicies are supported by staff and are considered a practical approach to ensuring the successof the Willoughby Town Centre. Staff recommend that Rezoning Bylaw No. 4768 andNeighbourhood Plan Amendment Bylaw No. 4767 be given first and second reading and thatthe public hearing be scheduled. Final Reading of the Bylaws is subject to the thirteen (13)development prerequisites outlined in this report. Development Permit(s) detailing the form,character and siting of subsequent development will follow this rezoning request.

Respectfully submitted,

Mike NewallDEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISION

MNN


20/28


21/28

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800

AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030

AMENDMENT (QC HOLDINGS) BYLAW 2009 NO. 4767

A Bylaw to amend Yorkson Neighbourhood Plan Bylaw No. 4030;

WHEREAS it is deemed necessary and desirable to amend Yorkson Neighbourhood PlanBylaw No. 4030 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 Langley Official Community Plan Bylaw1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment (QCHoldings) Bylaw 2009 No. 4767.

2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (WilloughbyCommunity Plan) Bylaw 1998 No. 3800 Amendment (Yorkson Neighbourhood Plan)Bylaw 2001 No. 4030 is further amended as follows:

a. By deleting the following from Section 4.2.3.3, Large format commercialstores are permitted only in the Town Market area and replacing with thefollowing, Large format commercial stores, (i.e. anchor tenants) may beconsidered adjacent to the High Street subject to the conditions set out inSection 4.2.2.3.

b. By deleting the text of Section 8.2.7 and replacing it with the following Section8.2.7:

Sections 8.2.1 and 8.2.2 shall not apply to commercial or industrialdevelopment that does not include a residential component, nor shallthey apply to mixed-use development located in sub-zones CD-78(A), (B) (C) and (D) as shown in Section 978.12 of the Township ofLangley Zoning Bylaw 1987 No. 2500.

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 ADOPTEDthe

day of , 2009

Mayor Deputy Township Clerk


22/28


TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


EXPLANATORY NOTE

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


23/28


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 (QC Holdings) Bylaw 2009 No. 4768.

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

a. Adding to Section 104.1 Zones the words Comprehensive DevelopmentZone CD-78 after the words Comprehensive Development Zone CD-77

b. Adding to Section 110 after the words CD-77 the words CD-78 1000 m2c. By adding after Section 977 Comprehensive Development Zone CD-77 the

following as Section 978 Comprehensive Development Zone CD-78

978 Comprehensive Development Zone CD-78

Uses Permitted

978.1 In the CD-78 Zone, subject to Section 978.11, only the following uses are

permitted and all other usesare prohibited:

(1) accessory buildings and uses (2) accessory home occupations subject to Section 104.3(l)(3) Apartments (4) Townhouses (5) Commercial uses (6) Offices (7) Retail(8) Seniors Housing

Zoning Amenity Policy

978.2 Pursuant to Local Government Act provisions, all development shall complywith the Yorkson Greenway Amenity Zoning Policy; and with theTownships 5% Neighbourhood Parkland Acquisition Policy.


24/28

Bylaw 4768Page 2 . . .

Density

978.3 (1) The minimum and maximum residential density permitted for eachsub-zone shall be as shown in Section 978.11

(2) The minimum and maximum commercial density permitted in each

sub-zone shall be as shown in Section 978.11

Lot Coverage

978.4 Buildings and structures lot coverage for each area shall be in accordancewith the provisions of a Development Permit.

Siting of Buildings and Structures

978.4 Principal buildings and structures shall be sited in accordance with theprovisions of a Development Permit.

Height of Buildings and Structures

978.5 Except as provided for in Section 104.5, the height of buildings andstructures shall be as shown in Section 978.11 and shall be in accordancewith the provisions of a Development Permit.

Parking and Loading

978.6 Parking and loading shall be provided in accordance with Section 107 andshall be in accordance with the provisions of a Development Permit.

Subdivision Requirements

978.7 All lots created by subdivision shall comply with Section 110 of this Bylawand the Township of Langley Subdivision and Development Control

Bylaw.

Landscaping, Screening and Fencing

978.8 Landscaping areas, landscaping screens and fencing shall be provided inaccordance with a Development Permit.

Development Permit Requirements

978.9 An application for a Development Permit shall be submitted to Council forits consideration prior to issuance of a building permit.

Child Friendly Amenity

978.10 Child Friendly Amenity areas shall be provided in accordance with Section111.5 and in accordance with a Development Permit.


25/28


Sub-zone Requirements

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

Sub-zone Uses Commercial Density(Gross Floor Area)Residential Density(Units per Acre)

Height(Storeys)

CD-78 (A) Commercial Uses/ Accessory UsesMinimum 4200 m 2 / Maximum 8000 m 2 n/a 2 or fewer

CD-78 (B)Commercial Uses/ Apartments/ AccessoryUses


CD-78 (C)Commercial Uses/ Apartments/ AccessoryUses

Minimum 900 m 2 / Maximum 5100 m 2 Low-rise: 40-80 upa

4 or fewer

CD-78 (D)Commercial Uses/ Apartments/ AccessoryUses


Low-rise: 40-80 upa 4 or fewerCD-78 (E)

Apartments/ Townhouses/ Commercial Uses/ Accessory Uses



Low-rise: 40-80 upa 4 or fewerCD-78 (F)

Apartments/ SeniorsHousing/ Townhouses/ Commercial Uses/ Accessory Uses



Low-rise: 40-80 upa 4 or fewerCD-78 (G)

Commercial Uses/ Apartments/ Townhouses/ Accessory Uses



Low-rise: 40-80 upa 4 or fewerCD-78 (H)

Apartments/

Townhouses/ SeniorsHousing/ AccessoryUses

n/aMid-rise: 80-120 upa 5 to 12

Low-rise: 40-80 upa 4 or fewerCD-78 (I)

Apartments/ Townhouses/ SeniorsHousing/ CommercialUses/ Accessory Uses

Maximum 4200 m 2 Mid-rise: 80-120 upa 5 to 12


26/28


Sub-zone Areas

978.12


27/28


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

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

as shown delineated on Schedule A attached to and forming part of this Bylaw toComprehensive Development Zone CD-78.

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 ADOPTEDthe

day of , 2009.

Mayor Deputy Township Clerk


28/28


Documents

Doc 4_Reg_QC Holdings RZ OCP Amend