SPH6-208 Developments OCP Amendment RZ DP

8/14/2019 SPH6-208 Developments OCP Amendment RZ DP

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THE CORPORATION OF THE TOWNSHIP OF LANGLEY

LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800

AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030

AMENDMENT (208 DEVELOPMENTS LTD.) BYLAW 2009 NO. 4727

EXPLANATORY NOTE

Bylaw No. 4727 amends the Willoughby Community Plan by amending the land use planfrom Mixed Residential to Multi Family, and the Yorkson Neighbourhood Plan from MixedResidential to Apartment for a 7.5 acre portion of the 208 Developments lands to facilitatethe construction of sixteen (16) residential apartment buildings (four storey) consisting of1,474 units.


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LANGLEY OFFICIAL COMMUNITY PLAN BYLAW 1979 NO. 1842

AMENDMENT (WILLOUGHBY COMMUNITY PLAN) BYLAW 1998 NO. 3800

AMENDMENT (YORKSON NEIGHBOURHOOD PLAN) BYLAW 2001 NO. 4030


A Bylaw to amend Willoughby Community Plan Bylaw No. 3800 and Yorkson NeighbourhoodPlan Bylaw No. 4030;

WHEREAS it is deemed necessary and desirable to amend Willoughby Community PlanBylaw No. 3800 and Yorkson Neighbourhood Plan Bylaw 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 Bylaw

1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No. 4030 Amendment (208Developments Ltd.) Bylaw 2009 No. 4727.

2. Langley Official Community Plan Bylaw 1979 No. 1842 Amendment (WilloughbyCommunity Plan) Bylaw 1998 No. 3800 is further amended by amending the planmap as shown delineated on Schedule A attached to and forming part of this Bylawto Multi Family and Amendment (Yorkson Neighbourhood Plan) Bylaw 2001 No.4030 is further amended by amending the plan map as shown delineated onSchedule A attached to and forming part of this Bylaw to Apartment for the landsdescribed as:

W1/2 OF LOT 4, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094LOT 15, BLOCK 1, SECTION 26, TOWNSHIP 8, NWD, PLAN 1094

READ A FIRST TIME the 06 day of April , 2009

READ A SECOND TIME the 06 day of April , 2009

PUBLIC HEARING HELD the day of , 2009

READ A THIRD TIME the day of , 2009

RECONSIDERED AND ADOPTEDthe

day of , 2009

Mayor Township Clerk


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Bylaw No. 4727Page 2


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TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500


EXPLANATORY NOTE

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


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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 (208 Developments Ltd.) Bylaw 2009 No. 4728.

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-75 after the words Comprehensive Development Zone CD-74

b. Adding to Section 110 after the words CD-74 the words CD-75 0.5 hac. By adding after Section 974 Comprehensive Development Zone CD-74 the

following as Section 975 Comprehensive Development Zone CD-75

975 Comprehensive Development Zone CD-75

Uses Permitted

975.1 In the CD-75 Zone only the following uses are permitted and all other usesare prohibited:

(1) accessory buildingsand uses(2) accessory home occupationssubject to Section 104.3(l)(3) apartments

Zoning Amenity Policy

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

Density

975.3 (1) The maximum number of residential units permitted for each area (asshown in Section 975.11) shall not exceed one (1) residential unit,except as provided for in Section 975.3 (2)

(2) The maximum number of residential units permitted for each area (asshown in Section 975.11) shall not exceed the following when incompliance with Section 975.2

Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9171 171 171 175 164 156 141 208 117


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Bylaw 4728Page 2 . . .

Lot Coverage

933.3 Buildingsand structures lot coveragefor each area (as shown in Section975.11) shall not exceed the following and be in accordance with theprovisions of a Development Permit.

Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 940% 45% 40% 50% 35% 35% 35% 40% 40%

Siting of Buildings and Structures

975.4 Principle buildingsand structuresshall not be sited less than 4.5 metresfrom a property line and in accordance with the provisions of aDevelopment Permit except for the following.

Canopies and similar structure over walkways and entrances/exitstairs, underground parking garages and underground parking exitstairwells.

Where cantilevered balconies project beyond the face of thebuilding, the minimum setback may be reduced by not more than1.5 metres, providing that such a reductions shall only apply to theprojecting feature.

Where cantilevered balconies project beyond the face of thebuilding at the intersection of 82 Avenue and 208 Street, theminimum setback may be reduced by not more than 2.5 metres.

Where a building abuts a right-of-way for a greenlink, the setbackshall be measured from edge of the right-of-way (not property line).

Height of Buildings and Structures

975.5 Except as provided for in Section 104.5 the height of buildingsandstructuresshall not exceed 4 storeys and be in accordance with theprovisions of a Development Permit.

Parking and Loading

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

Subdivision Requirements

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

Bylaw.

Landscaping, Screening and Fencing

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


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Development Permit Requirements

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

Child Friendly Amenity975.10 Child Friendly Amenity areas shall be provided in accordance with Section111.5 and in accordance with a Development Permit.

Area Phasing975.11


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

S Lot 2, W Lot 4 & Lot 15: all of Block 1, Plan 1094; and

Lot 2 Except: Firstly: Parcel A (Ex Plan 10800) Secondly: Parcel B (ExPlan 12770) and Road, Plan 1094; andLot A, Block 1, Plan 71927; andLots 16 & 17; both of Plan 41307; all of Section 26, Township 8, N.W.D.

as shown delineated on Schedule A attached to and forming part of this Bylaw toComprehensive Development Zone CD-75

Lot 6, Lot 7 Except: Parcel A (H53134E), Lots 13 & 14; all of Block 1, Plan1094; andLot 13, W Lot 14, E Lot 14, Lot 15 Except: Parcel A (Ex Plan 15699),Parcel A (Ex Plan 15699) of Lot 15; all of Block 2, Plan 1094; all of Section

26, Township 8, N.W.D.

as shown delineated on Schedule B attached to and forming part of this Bylaw toCivic Institutional Zone P-1.

READ A FIRST TIME the 06 day of April , 2009.

READ A SECOND TIME the 06 day of April , 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


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REPORT TO

MAYOR AND COUNCIL

PRESENTED: APRIL 6, 2009 - REGULAR MEETING REPORT: 09-52FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-26-0102 / 0103

SUBJECT: OFFICIAL COMMUNITY PLAN AMENDMENTAND REZONING APPLICATION NO. 100062DEVELOPMENT PERMIT APPLICATION NO. 100557(208 DEVELOPMENTS LTD.)

PROPOSAL:

Application to amend the YorksonNeighbourhood Plan and Zoning Bylaw

and issue a Development Permit topermit the construction of 1,474apartment units in sixteen (16) four (4)storey apartment buildings; and inconjunction with the application torezone approximately 32 acres ofadjacent parkland to Civic InstitutionalZone P-1.

RECOMMENDATION(S) SUMMARY:

That Council give 1st and 2nd reading toBylaws No. 4727 and 4728 subject to the

completion of seventeen (17) conditions;and issuance of Development Permit No.100557 (subject to five (5) conditions) atthe time of final reading; and that staff beauthorized to schedule the requiredPublic Hearing.

RATIONALE:

Staff supports the development proposalas it is consistent with the overallobjectives of the YorksonNeighbourhood Plan and Willoughby

Community Plan.


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OFFICIAL COMMUNITY PLAN AMENDMENTAND REZONING APPLICATION NO. 100062DEVELOPMENT PERMIT APPLICATION NO. 100557(208 DEVELOPMENTS LTD.)Page 2 . . .

RECOMMENDATION(S)

That Council give first and second reading to Rezoning Bylaw No. 4728 (and accompanyingYorkson Neighbourhood Plan Amendment Bylaw No. 4727) rezoning a 8.4 ha (20.77 acre)development site to Comprehensive Development Zone CD-75 and a 13.2 ha (32.7 acre) futurepark/school site to Civic Institutional Zone P-1 all located in the Central Phase of Yorksonsubject to the following development prerequisites being satisfied prior to final reading:

1. In accordance with Yorkson Neighbourhood Plan requirements:a. Provide an overall layout plan for the Central Yorkson Phase including roads,

greenways, environmental setbacks and land use to the acceptance of the Directorof Community Development;

b. Secure a five (5) acre neighbourhood park site to serve the catchment area to theacceptance of the Manager of Parks Design and Development;

c. Secure a five (5) acre elementary school site to serve the catchment area to the

acceptance of the School District; andd. Provide an overall stormwater detention plan for the Central Yorkson Phase and

secure an adequately sized community stormwater detention pond to service theCentral Yorkson Phase to the acceptance of the General Manager of Engineering.

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

3. Completion of a Servicing Agreement with the Township securing required off site road andutility upgrades and extensions in accordance with the Townships Subdivision andDevelopment Control Bylaw and the Yorkson Engineering Services Plan to the acceptanceof the Director of Community Development;

4. Completion of an Erosion and Sediment Control Plan in accordance with the Erosion and

Sediment Control Bylaw to the acceptance of the General Manager of Engineering;5. Completion of a Traffic Impact Study including provision of road dedication, widenings and

necessary traffic improvements to the acceptance of the General Manager of Engineering(including dedicating an approximate 5.7 metre road widening for 208 Street, a 5.7 metreroad widening for 80 Avenue and a 2.5 metre road widening tapering to a 1.0 metre roadwidening for 82 Avenue in accordance with the Townships Subdivision and DevelopmentControl Bylaw No. 3650 and the Yorkson Neighbourhood Plan to the acceptance of theGeneral Manager of Engineering;

6. Provision of a 4.5 metre wide greenway dedication/right-of-way and construction along 208Street, 80 Avenue and 82 Avenue frontages to the acceptance of the Manager of ParksDesign and Development, including final acceptance of greenway design plans,sidewalk/trail alignment, fence, landscape details and security;

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

8. Completion of landscape plans including greenway plans and compliance with ChildFriendly Amenity Area requirements to the acceptance of the Manager of Parks Design andDevelopment;


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9. Provision of a CPTED (Crime Prevention through Environmental Design) review of thedevelopment (including design and operation of parkades, elevators, pedestrianwalkways/connections, amenity areas, playgrounds, and lighting) by a qualified CPTED

professional (in consultation with the Langley RCMP), to the acceptance of the Director ofCommunity Development, including incorporation of the CPTED recommendations into thefinal development plans;

10. Adoption of a Heritage Revitalization Authorization Bylaw (including finalization of a HeritageRevitalization Agreement) with respect to the relocation/restoration/renovation of the formerUnited Church (8262-208 Street) and the Tom Campbell residence (8275-208 Street);

11. Compliance with the requirements of the Streamside Protection Bylaw and the Departmentof Fisheries and Oceans with respect to:

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

b. Dedication of environmental compensation areas to the Township for conservationpurposes (where required);

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

12. Registration of restrictive covenants acceptable to the Township:a. Prohibiting parking on 208 Street, 80 Avenue and 82 Avenue;b. Prohibiting direct vehicular access to 208 Street;c. Restricting development of each phase until a servicing agreement is completed for

that phase to the acceptance of the General Manager of Engineering;13. Registration of an all purpose right-of-way over the internal strata road and greenlinks for

municipal services and public access;14. Completion of a road closure application for the unconstructed portion of 207 Street north of

82 Avenue;15. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% of the

units incorporate the flex and universal housing requirements;16. Compliance with the Yorkson Greenway Amenity Zoning Policy including payment of

applicable greenway amenity fee; and17. Payment of applicable Neighbourhood Planning, Site servicing and ISDC review fees,

supplemental Rezoning fees, and compliance with the Townships 5% NeighbourhoodParkland Acquisition Policy.

That Council, at time of final reading of Rezoning Bylaw No. 4728 (and accompanying YorksonNeighbourhood Plan Amendment Bylaw No. 4727), authorize the issuance of DevelopmentPermit No. 100557 subject to the following conditions:

a) Building plans being in substantial compliance with Schedules A through N;

b) Landscaping plans being in substantial compliance with Schedules O through Q, and incompliance with the Townships Street Tree and Boulevard Treatment programs and ChildFriendly Amenity Area requirements, to the acceptance of the Manager of Parks Design andDevelopment;

c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5 and 8 andthat all signage be in substantial compliance with Schedules A and R ;

d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roads andproperties or alternatively screened from view by compatible architectural treatments; and

e) All refuse areas to be located in the underground garages;


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Although not part of the Development Permit requirements, the applicant is advised that prior toissuance of a building permit, the following items will need to be finalized:

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

That Council authorize staff to schedule the required Yorkson Neighbourhood Plan Amendmentand Rezoning public hearings in conjunction with Development Permit No. 100557.

EXECUTIVE SUMMARY:

208 Developments Ltd. is proposing a comprehensive residential development consisting ofsixteen (16) residential apartment buildings (4 storey) consisting of 1,474 units on an 8.4 ha(20.77 acre) development site located along the west side of 208 Street (between 80 Avenueand 84 Avenue). To accommodate the development the proponent has applied for anamendment to the Willoughby Community Plan/Yorkson Neighbourhood Plan, a Zoning Bylaw

amendment (from SR-2 to CD-75 and P-1) and issuance of a Development Permit (No.100557). The Community Plan amendment and Zoning Bylaw amendment also designate 4.0ha (10 acres) of parkland secured as a result of this development.

The properties are within an area designated as a mandatory Development Permit area, toallow Council the opportunity to review the form, character and siting of the proposeddevelopment. Additional details are contained in the attached materials. Staff recommends thatCouncil consider the development request subject to completion of seventeen (17) rezoningdevelopment prerequisites and issuance of Development Permit No. 100557 (subject to five (5)conditions).

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

PURPOSE:

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


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SUBJECT


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EXISTING ZONING BYLAW NO. 2500


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OVERALL PROPOSED DEVELOPMENT SITE PLAN AND PROPOSED ZONING


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TYPICAL EXTERIOR RENDERINGS SUBMITTED BY THE APPLICANT

Child Friendly Amenity Area

Building Type A


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Building Type B

Building Type C

STREETSCAPE ELEVATIONS SUBMITTED BY THE APPLICANT


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ADDITIONAL INFORMATION:

Owners: 208 Developments Ltd.#206 2760 Gladwin Road

Abbotsford, BC V2T 4S6

Township of Langley20338-65 AvenueLangley, BC V2Y 3J1

Agent: McElhanney Consulting Ltd.13160-88 AvenueSurrey, BC V3W 3K3

Legal Descriptions: Lot 6, Lot 7 Except: Parcel A (H53134E), Lots13 & 14; all of Block 1, Plan 1094; and

Lots 6, 7, 13, W Lot 14, E Lot 14, Lot 15Except: Parcel A (Ex Plan 15699), Parcel A(Ex Plan 15699) of Lot 15; all of Block 2, Plan1094; all of Section 26, Township 8, N.W.D.

S Lot 2, W Lot 4 & Lot 15: all of Block 1,Plan 1094; andLot 2 Except: Firstly: Parcel A ( Ex Plan10800) Secondly: Parcel B (Ex Plan 12770)and Road, Plan 1094; andLot A, Block 1, Plan 71927; andLots 16 & 17; both of Plan 41307; all of Section

26, Township 8, N.W.D.

Location: West side of 208 Street (between 80 Avenueand 84 Avenue)

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

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning: Comprehensive Development Zone CD-75 and

Civic Institutional P-1

Willoughby Community Plan: Mixed Residential andMulti-Family

Yorkson Neighbourhood Plan: Mixed Residential (8-10 upa) andApartment (40-80 upa)

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


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BACKGROUND/HISTORY:

The subject site is the first development proposal in the Central Phase of the Yorkson

Neighbourhood Plan. It triggers the Yorkson Neighbourhood Plan requirements for opening adevelopment phase. The site is currently zoned Suburban Residential Zone SR-2 and isdesignated Mixed Residential (8-10 units/acre) and Apartment (40-80 units/acre) in theYorkson Neighbourhood Plan. The applicant is proposing a four storey apartment developmentconsisting of 1,474 units in 16 buildings resulting in an average gross density of 175/ha (71units/acre). To realize the proposed 1,474 units (71 units/acre), the anticipated units to bedeveloped on lands designated Mixed Residential (8-10 upa) and contemplated to form part ofthe future community park have been incorporated into the development (and are proposed tobe rezoned to P-1). To compensate for this density, these lands are in the process of beingtransferred to the Township for incorporation into the future Willoughby Community Park, inaccordance with the density averaging provisions of the Willoughby Community Plan. Theoverall density complies with Willoughby Community Plan and Yorkson Neighbourhood Plan

objectives. A community plan amendment is required to accommodate the apartment housingform on the Mixed Residential lands included in the proposed development.

DISCUSSION/ANALYSIS:

The proposed development site consists of an 8.4 ha (20.77 acre) site located in the CentralPhase of the Yorkson Neighbourhood Plan and is proposed to be rezoned to ComprehensiveDevelopment Zone CD-75 to accommodate 1,474 apartment units along the west side of 208Street (between 80 Avenue and 84 Avenue). The subject site is currently occupied by a numberof single family homes on Suburban Residential SR-2 lots. These homes will be removed toaccommodate the development with the exception of two (2) heritage homes which areproposed to be restored and relocated on the future townhouse development immediately northof the subject site.

Surrounding land uses include:

North: suburban residential lots (zoned Suburban Residential Zone SR-2 and designated forTownhouse in the Yorkson Neighbourhood Plan);

South: 80 Avenue, the Langley Free Reformed Church (designated Apartment in theYorkson Neighbourhood Plan) and the existing Willoughby Elementary School(designated Town Market Commercial in the Yorkson Neighbourhood Plan);

East: 208 Street, existing townhouse development (Pepperwood and Arborel)West: suburban residential lots (Zoned Suburban Residential SR-2) and designated Mixed

Residential (contemplated to form part of the future Willoughby Community Park).

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


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The Willoughby Neighbourhood Plan allows density to be averaged provided that the totalnumber of units on the entire site does not exceed the aggregate number of the units permitted.In this case, units from those lands designated Mixed Residential (8-10 units/acre) are

included in the density calculation. Based on the land use designation (Mixed Residential)these lands have the potential for 354-443 units. As a result, a minimum of 940 units and amaximum of 1,486 units can be placed on the development lands. The applicant is proposing1,474 units within this range.

The following chart summarizes the number of units permitted in the Yorkson NeighbourhoodPlan and the allocation of the units in accordance with density averaging provision of theWilloughby Neighbourhood Plan.

Land UseDesignation

Permitted Density Area # of UnitsPermitted

Apartment 99-198 units/ha

(40-80 units/acre)

5.36 ha

(13.26 acres)

530-1,061

units

Development

LandsMixed Residential 20-25 units/ha

(8-10 units/acre)3.03 ha(7.51 acres)

60-75 units

DensityAveragingLands

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

17.91 ha(44.26 acres)

354-443 unitsNote: 350 units areproposed to betransferred

Total Units Permitted: 940-1,486

Community Plan Amendment:

As noted above, the subject site is currently designated Apartment (gross density of 40-80 upa)and Mixed Residential (gross density of 8-10 upa) in the Yorkson Neighbourhood Plan. Thedensity averaging provision of the Willoughby Community Plan will result in a gross density of175 units/ha (71 units/acre) on the development lands. While the density is in compliance withthe Yorkson Neighbourhood Plan, a Neighbourhood Plan amendment is still required to allowthe Apartment use on what is currently designated Mixed Residential. Bylaw 4727 proposesto re-designate the Mixed Residential portion of the development site to Apartment toaccommodate the proposed apartment buildings. The density averaging lands (17.91ha/44.26acres) are also to be designated as Institutional to reflect their future park use. The Bylaw willalso amend the Willoughby Community Plan from Mixed Residential to Multi-Family toaccommodate the apartment use.

Rezoning:The subject site is currently zoned Suburban Residential Zone SR-2. Rezoning Bylaw 4728proposes to create a new Comprehensive Development Zone (CD-75) designed to specificallyaccommodate the proposed apartment development. The project complies with the provisionsof the sites proposed CD-75 zoning in terms of building height (4 storeys) , siting, site coverage,parking, and use. The density averaging lands will be rezoned to Civic Institutional P-1 inconsideration of the future park/school site.


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School Sites:

The Yorkson Neighbourhood Plan states that The following general prerequisites must besatisfied 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 thatphase or not, must be secured to the acceptance of the School District, subject to Sections8.2.6 and 8.2.7;

The proposed development falls within the Central Phase of the Yorkson Plan. The five acreelementary school site for this phase is adjacent to the development site and forms part of thedensity averaging lands. A separate agreement between the proponent and the School Districtwith respect to these lands will be required. Prior to final reading, the elementary school sitemust be secured to the acceptance of the School District and Township.

The Yorkson Neighbourhood currently falls within the catchment area of Willoughby ElementarySchool (located on the southwest corner of 208 Street and 80 Avenue). In the short term,elementary students from the proposed development are expected to attend WilloughbyElementary School (which has some capacity available). Yorkson students will attend it untilsufficient numbers are generated to construct additional elementary schools in the Yorkson Planarea. Tentatively this new school will be located on a School District property located in theNorth East Phase of the Yorkson neighbourhood in the 21000 block of 83 Avenue (two blockseast of the development site).

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 been

identified as a priority in the School Districts capital plan. Yorkson secondary school studentswill be expected to attend Mountain Secondary, which has some surplus capacity.

Parks and Recreation:

The Yorkson Neighbourhood Plan states that The following general prerequisites must besatisfied 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 inthat phase or not, must be secured to the acceptance of the Township, subject to Sections8.2.6 and 8.2.7;

The proposed development falls within the Central Phase of the Yorkson Plan. The five acre

neighbourhood park for this phase is adjacent to the development site and forms part of thedensity averaging lands. Prior to final reading, the neighbourhood park site must be secured tothe acceptance of the Township.


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In addition to the playing fields and playground equipment located immediately south of thedevelopment site at the Willoughby Elementary School, the existing Willoughby neighbourhoodpark (located at 84 Avenue and 206 Street) is approximately 0.5 kilometres from the

development site. The future Yorkson Community Park site is conceptually planned to belocated immediately adjacent (west) of the development site. Prior to final reading theproponent is also required to comply with the Townships 5% Neighbourhood Parkland

Acquisition Policy.

Greenways:As part of the project, the applicant will be required to dedicate and construct street greenways(including a pathway and landscaping) along 208 Street, 82 Avenue and 80 Avenue as definedin the Yorkson Neighbourhood Plan. Forming part of the overall neighbourhood greenwaynetwork, the proponent in total will be dedicating approximately 0.66 acres (2,671 m2) ofgreenway. The Yorkson Neighbourhood Plan also identifies areas where greenlinks arerequired. Greenlinks are privately owned and maintained greenways that are intended for

public use (secured through a public access right-of-way). Two greenlinks are required toprovide public pedestrian connections from the 208 Street greenway to the future WilloughbyCommunity Park and school site. Details of the open space improvements (i.e. requiredlandscaping and fencing including the phasing/treatment/construction of the greenways andmunicipal trails) will need to be finalized prior to final reading to the acceptance of the Managerof Parks Design and Development. Prior to final reading the proponent must comply withprovisions of the Yorkson Greenway Amenity Zoning Policy.

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 the

Townships Subdivision and Development Control Bylaw. The servicing agreement will includeall municipal off-site road and utility upgrades/extensions and a stormwater management plan.

Also, a Sediment and Erosion Control plan is required in accordance with the Sediment andErosion Control Bylaw. The applicant is proposing to stage the development in two (2) phases;first the north phase (north of 82 Avenue) and second the south phase (south of 82 Avenue). Arestrictive covenant will be required to be registered, prior to final reading, restrictingdevelopment of each phase until a servicing agreement is finalized for that phase. This willenable detailed servicing requirements to be dealt with on a phase by phase basis.

Prior to final reading the proponent is also required to provide a stormwater management planfor the Central Phase as delineated on Map 4 of the Yorkson Neighbourhood Plan. The locationof the proposed detention pond is on a portion of the existing Willoughby Neighbourhood Park.

Replacement of the parkland used for the detention pond will be incorporated into theneighbourhood park acquisition agreement between the Township and the proponent. Theproponent is required to design and secure the community stormwater detention pond to servicethe Central Phase to the acceptance of the Township of Langley.


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The proponent may also choose to enter into a Development Works Agreement (DWA) with theTownship (similar to a latecomers agreement) dealing with the recovery of some front-endedservicing costs. In this case, a DWA is proposed by the applicant for the stormwater detention

pond serving all of the Central Phase. Completion of the DWA, if required, must occur prior tofinal reading of the Rezoning Bylaw.

The proponent has undertaken a traffic impact study. This study examined the internal vehiclecirculation, impact the development will have on the existing and future municipal road networkand suggested recommendations. The Townships transportation engineering staff reviewedthe traffic report and has conceptually accepted the report. The site plan has been amended toreflect the recommendations with the development prerequisites reflecting traffic requirements.

Road dedication, widenings and necessary traffic improvements (including securing anapproximate 5.7 metre road widening for 208 Street, a 5.7 metre road widening for 80 Avenueand a 2.5 metre road widening tapering to a 1.0 metre road widening for 82 Avenue) in

accordance with the Townships Subdivision and Development Control Bylaw No. 3650 and theYorkson Neighbourhood Plan must be secured prior to final reading to the acceptance of theGeneral Manager of Engineering.

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, environmental compensation areas, land use and housing types.The layout is to ensure that each phase can develop in an overall comprehensive manner and isto function as an evolving guide to development. As per the Yorkson Neighbourhood Plan, priorto final reading the proponent must submit an overall layout plan to the acceptance of theDirector of Community Development.

Transit:Transit has not yet been extended into the Yorkson Neighbourhood. The road layout of theoverall Yorkson development has, however, been designed to accommodate the provision offuture transit routes in accordance with Translinks operating policy/procedures. Each yearTranslink provides Council with the opportunity to input/comment on transit routes in theTownship. Initially, transit is expected to utilize the 208 Street corridor. The number of unitsand density proposed by 208 Developments is considered to be very supportive of future transitservice.

Heritage:In 1998 the Langley Heritage Society initiated a study of built heritage resources in Willoughby

which resulted in the identification of several historic buildings on the subject site. Two of theheritage buildings (former United Church at 8263-208 Street and the Tom Campbell residenceat 8275-208 Street) are located at the northeast corner of the development site. The proponenthas worked closely with the Townships heritage planning staff and the Heritage AdvisoryCommittee to identify opportunities to retain and preserve the two structures resulting in aproposal to relocate the two buildings slightly to the north and adjacent to 208 Street. The twobuildings will be clustered together with another heritage structure (David Jones residence at8373 -208 Street) and will be incorporated into a future townhouse development (as residentialunits).


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Prior to final reading the proponent is required to enter into a Heritage Revitalization Agreement(HRA) with the Township. As well as prescribing the precise size, location and uses to bepermitted in the heritage structures, the HRA will also detail the restoration standard of the

exterior of the buildings. The Heritage Planner and Heritage Advisory Committee will continueto be involved in this process.

Flex and Universal Housing:In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% ofthe units in any residential development shall provide either flex or universal housing prior tofinal reading of the rezoning bylaw. The proponent has designed a specific unit type (B-2) toaccommodate the flex/universal housing requirements which makes up 5.7% of units. TheYorkson Neighbourhood Plan defines flex and universal housing as follows.

Flex Housing:is an innovative approach to home design, renovation and constructionthat 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 singlefamily dwellings, duplexes, multi-units, townhouses and even apartments, allowingresidents 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 andventilation have been incorporated into the house;

The use of energy efficient Power Smart appliances and lighting, plus a highefficiency forced-air heating system; and

Wheelchair accessibility through widened hallways and doorways, loweredcountertops 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 andcomfortable for everyone, young or old, whether they have a disability or not. Itsmaking a home for all ages. Examples include cabinets with pull-out and kitchencounters at several heights to accommodate different tasks and postures.

Environmental:The Townships Streamside Protection bylaw along with DFO Section 35 (HAAD) approvalrequirements apply to this development. As part of the updated Yorkson Neighbourhood Planreview a number of watercourses and drainage ditches were identified, none of which are on thedevelopment site. The Township is working with DFO in the preparation of an overall

environmental protection/compensation plan for the Central Phase. Acceptance of this plan byDFO 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 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 DFOrequirements and compliance with the Townships Tree Protection Bylaw satisfy themanagement guidelines identified in the Townships Environmentally Sensitive Areas Study.


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Subdivision:The development lands currently consist of seven (7) parcels. The applicant is proposing tosubdivide the development lands into nine (9) lots to facilitate the proposed 16 apartment

buildings. The lot reconfiguration is arranged to match the siting and phasing of the proposeddevelopment. Subdivision will be required prior to final reading for the dedications of thegreenway lands and road widenings.

Development Permit:As the subject site is designated a mandatory Development Permit area, the applicant has alsoapplied for a Development Permit. In accordance with Councils policy, supporting materialshave been submitted detailing the proposed developments form, character and siting.Development Permit guidelines relevant to the site are contained in the Willoughby CommunityPlan (see Attachment A). Proposed Development Permit No. 100557 is attached to this report(see Attachment B).The comprehensive residential proposal consists of 1474 units in sixteen apartment buildings (4

storeys). The layout of the residential units is summarized below.

NORTH PHASE

Unit Type # of Units Area # ofBedrooms

A 119 85m2 (910 ft2) 2 + Den

B 132 74m2 (800 ft2) 2

B2 62 74m2 (800 ft2) 2

C 48 59m2

(640 ft2

) 1

D 48 69m2 (740 ft2) 1 + Den

E 213 48m2 (520 ft2) Jr. 1

F 66 93m2 (1,000ft2)

2 + Loft

Subtotal 688


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SOUTH PHASE

Unit Type # of Units Area # ofBedrooms

B 82 74m2 (800 ft2) 2

B2 23 74m2 (800 ft2) 2

F 41 93m2 (1,000ft2)

2 + Loft

G 112 85m2 (920 ft2) 2 + Den

H 100 85m2 (920 ft2) 2

J 196 58m

2

(620 ft

2

) 1K 96 47m2 (500 ft2) 1

L 64 77m2 (830 ft2) 2

M 64 74m2 (800 ft2) 2

N 8 56m2 (600 ft2) 1 + Den

Subtotal 786

Total # of Units 1474

Typical building elevations have been provided for the sixteen proposed apartment buildings,indicating the materials and architectural style of each building. In accordance with theDevelopment Permit guidelines, the buildings are designed with an architectural style that iscomplementary to each other, with unique elements and colours integrated into each building.The buildings will feature architectural asphalt shingle roofs, with exterior clad in a variety ofvinyl siding, brick, stone, wood trim and exposed timber columns.

The architects design rationale states:

Throughout the design process Points West Architecture has focused on designing thedevelopment within the framework of the Yorkson Neighbourhood Plan. Regular meetings withplanning, building, engineering, parks and heritage staff have resulted in a proposal whichmeets the objectives in all of these areas.


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Some highlights of the design are as follows:

1. Greenways and greenlinks provide strong connections through the development to

adjacent streets, parks and schools.2. Attention was given to LEEDS issue to ensure a sustainable neighbourhood.3. A mix of unit types ranging from 506 square foot junior suites to 1000 square foot two

bedroom loft units can accommodate a wide range of households.4. The majority of parking is provided underground to increase open site area.5. Landscaped open spaces are integrated into the plan with a large child friendly

component.6. CPTED issues have been addressed to ensure a safe and secure living environment.7. Heritage buildings are being preserved within the neighbourhood.8. Universal design has been integrated into more than 5% of all units exceeding the

requirements of the city's accessibility policies.9. Several architectural themes are used throughout the site providing a variety of

traditional and contemporary residential elements.10. Architectural features including front porches, arbours, patios and gateways have been

oriented toward the street.11. The building facades are well articulated and include a high level of detail. All designs

use durable quality materials including cultured stone, heavy timbers, hardi panels andvertical and shake sidings.

12. The sloped roofs define the residential character of the buildings and are dropped a fullstorey in some areas to reduce the scale and provide a more street friendly massing.

The proponent has also integrated numerous sustainable elements into the design (such asLEED principles). These elements are summarized by the proponent as follows.

Our architect, Points West Architecture, has worked through the LEED checklist as apreliminary method of measuring the environmental impact of our project, and we are proposingto implement twenty-two (22) of the LEED recognized checklist items, including the followingitems:

- Sustainable Sites - Site selection, public transportation access, bicycle storage,alternative fuel vehicles, stormwater treatment, heat island effect, light pollutionreduction (7 items);

- Water efficiency water efficient landscaping (reduce by 50%);- Energy & Atmosphere Ozone protection;- Materials & Resources Building reuse (maintain 75% of existing walls, floors, and

roof), construction waste management (divert 50% from landfill), recycled content (7.5%

post-consumer + 0.5% post-industrial), regional materials (10% extracted andmanufactured regionally) (4 items);

- Indoor Environmental Quality Construction IAQ management plan during constructionand testing before occupancy, Low-Emitting materials (adhesives, sealants, points andcoatings, carpet, composite wood and laminate adhesives), controllability of systems(perimeter and non-perimeter spaces) (8 items);

- Innovation & Design Process LEED accredited professional


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In addition, there are several features in the 208 Developments proposal which are notaddressed by the LEEDs process but represent very significant advances made since thatprogram was developed, including the following;

- Plug-in Electric Hybrid Vehicles;o LEEDs does not anticipate the extent to which the automotive industry has

developed plug-in electric hybrid vehicles (PEHVs) and LEEDs has set very lowstandards for credits in this area. 208 Developments plans to lead the industry inits preparation for the widespread use of PEHVs in apartment underground parkades, by having a dedicated individual PEHV plug available for each andevery suite in the development.

- Individual electric hot water tanks in suites;o Rather than installing the typical central natural gas boiler with circulating hot

water running to suites, 208 Developments will incorporate individual electric hotwater tanks in each suite. This system is more expensive to install initially,

however, its more energy efficient and cuts the carbon footprint of hot waterheating dramatically. The increased energy efficiency is derived from the factthat individual hot water tanks are a short distance from the end user, rather thana large constantly circulating system that cycles how water up and down from thebasement.

- Individual unit metering;o The impact of individual energy usage metering is an extremely cost effective

method of increasing energy efficiency. The end user pays for the power to heatthe water that they individually use, rather than the strata corporation paying for acommon gas boiler. The end result is that residents are much more likely to befrugal with his/her resources, ultimately reducing energy and water consumption.

- Acoustic attenuation features;o Quietness is a critical aspect of indoor environmental quality that is not

adequately addressed within the LEEDs indoor environmental section. Wepropose several measures to increase the sound isolation of one suite from theother, such as the use of newly developed acoustic floor-mat (such as OwensCorning QuietZone) in the floor structure to isolate the floor concrete from thesuite below, providing much higher Impact Insulation Class (IIC) acoustic ratings.In addition, we will specify R20 batts in the floor assembly (above the code of R8)to boost the sound transmission coefficient (STC) rating in the floor assembly by42% above minimum requirements, and will include sound attenuation materialsbetween the subfloor and all ceramic floor tiles, and laminate flooring surfaces.

o 208 Developments will also specify double 5/8 drywall on both sides of party

walls, double the drywall requirement of the BC Building Code, to boost the STCacoustic rating in walls.

o These sound attenuation features in every instance also provide additionalthermal insulation as an added bonus, further reducing energy consumption.


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Crime Prevention Through Environmental Design:Given the scale of the development and its use of underground parking structures, staff requiredthe proponent to undertake a CPTED (Crime Prevention Through Environmental Design)

assessment. Points West Architecture submitted a CPTED report outlining their designrationale as it relates to CPTED principles. The report was reviewed by the Langley RCMPwhose suggestions have been incorporated into the design.

Landscaping:The landscaping plans propose extensive planting of trees, flowering shrubs and groundcoversthroughout the development site, including along the internal road and adjacent to buildings.The street frontages will feature a pedestrian friendly treatment, with a low black metal picketfence with cultured stone columns (to match building faade) and pedestrian gates to thegreenway. Other proposed fencing consists of low wood and metal picket fencing throughoutthe site, low cedar fencing between yards and a privacy cedar fence along the west boundary ofthe site. Accent paving of stamped concrete is proposed within the internal roadways at

entrances, intersections and greenlinks.

Tree Protection/Replacement:An Integrated Site Design Concept (ISDC) was provided by the applicants consultants(McEllhaney). The submitted information indicates that 444 significant trees exist on thedevelopment site, of which 6 are proposed to be retained. In accordance with the TownshipsTree Protection Bylaw, a total of 605 replacement trees are required to be planted plusapproximately 69 greenway trees and 56 street trees (in compliance with the TownshipsBoulevard Treatment and Street Tree Policy). Overall, a minimum of 710 trees will be in placesubsequent to full development of the site. Final tree retention, protection, and replacementplans are subject to final acceptance by the Manager of Parks Design and Development.

Child Friendly Area:The Townships Zoning Bylaw requires provision of 4m2 (43 ft2) of Child Friendly Amenity Areafor each residential unit in the apartment buildings. At 1474 units, the applicant is required toprovide a minimum of 5,896m2 (63,366 ft2) of Child Friendly Amenity Area. The landscapearchitect has innovatively incorporated childrens play equipment, a tricycle loop, sitting areasand associated landscape areas into the development. The overall design of these features intothe onsite landscape plans satisfies the Child Friendly Amenity Area requirements of the ZoningBylaw. Prior to final reading the proponent must complete a detailed Child Friendly Amenitydesign to the acceptance of the Manager of Parks Design and Development.

Access and Parking:Access to the site is proposed from 80 Avenue, 82 Avenue and 84 Avenue by way of a joint

strata road. No vehicular access is permitted from 208 Street. This strata road will allow foradequate local vehicle circulation and will be secured with a public access right-of-way. Theroad will be designed with traffic calming elements such as speed tables and stamped concreteat intersections. The Fire Department reviewed the proposal and had its commentsincorporated into the design.


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The Zoning Bylaw requires 1.5 parking spaces per dwelling unit with 10% of the requiredparking designated for visitor parking. The applicant is proposing a range of parking from 1.65spaces/unit to 2.15 spaces/unit with an average of 1.88 parking spaces per unit. The proponent

has incorporated 2 levels of underground parking in eight (8) of the buildings (north of 82Avenue) with limited surface visitor parking spaces. The remaining buildings will have 1 levelunderground parking with limited surface visitor parking spaces. A total of 2,782 parking spacesare provided.

Signage:The applicant is proposing signage that incorporates the same architectural elements used onthe buildings. A signage detail is provided as Schedule A and R to the Development Permit.The ground oriented freestanding signs identifying the apartment site are proposed at the mainentrance of 82 Avenue and 80 Avenue and along 208 Street (incorporated into thelandscaping). The Townships Sign Bylaw allows one freestanding sign per lot frontage. Atotal of nine (9) lots are proposed resulting in a total of nine (9) signs permitted. Eight (8) signs

are proposed, however, the proposed locations results in two (2) signs on some lots and noneon others. As a result, a variance is required to permit two (2) sings on one lot. Staff supportthe variance as the total number signs permitted for the development is not exceeded. Thevariance has been incorporated into the Development Permit.

Development Prerequisites:

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

1. In accordance with Yorkson Neighbourhood Plan requirements:a. Provide an overall layout plan for the Central Yorkson Phase including roads,

greenways, environmental setbacks and land use to the acceptance of theDirector of Community Development;

b. Secure a five (5) acre neighbourhood park site to serve the catchment area tothe acceptance of the Manager of Parks Design and Development;

c. Secure a five (5) acre elementary school site to serve the catchment area to theacceptance of the School District; and

d. Provide an overall stormwater detention plan for the Central Yorkson Phase andsecure an adequately sized community stormwater detention pond to service theCentral Yorkson Phase to the acceptance of the General Manager ofEngineering.

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

3. Completion of a Servicing Agreement with the Township securing required off site road

and utility upgrades and extensions in accordance with the Townships Subdivision andDevelopment Control Bylaw and the Yorkson Engineering Services Plan to theacceptance of the Director of Community Development;


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

5. Completion of a Traffic Impact Study including provision of road dedication, widenings

and necessary traffic improvements to the acceptance of the General Manager ofEngineering (including dedicating an approximate 5.7 metre road widening for 208Street, a 5.7 metre road widening for 80 Avenue and a 2.5 metre road widening taperingto a 1.0 metre road widening for 82 Avenue in accordance with the TownshipsSubdivision and Development Control Bylaw No. 3650 and the Yorkson NeighbourhoodPlan to the acceptance of the General Manager of Engineering;

6. Provision of a 4.5 metre wide greenway dedication/right-of-way and construction along208 Street, 80 Avenue and 82 Avenue frontages to the acceptance of the Manager ofParks Design and Development, including final acceptance of greenway design plans,sidewalk/trail alignment, fence, landscape details and security;

7. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No.4470 including provision of a final tree management plan incorporating tree retention,

replacement and protection details, to the acceptance of the Manager of Parks Designand Development;

8. Completion of landscape plans including greenway plans and compliance with ChildFriendly Amenity Area requirements to the acceptance of the Manager of Parks Designand Development;

9. Provision of a CPTED (Crime Prevention through Environmental Design) review of thedevelopment (including design and operation of parkades, elevators, pedestrianwalkways/connections, amenity areas, playgrounds, and lighting) by a qualified CPTEDprofessional (in consultation with the Langley RCMP), to the acceptance of the Directorof Community Development, including incorporation of the CPTED recommendationsinto the final development plans;

10. Adoption of a Heritage Revitalization Authorization Bylaw (including finalization of a

Heritage Revitalization Agreement) with respect to the relocation/restoration/renovationof the former United Church (8262-208 Street) and the Tom Campbell residence (8275-208 Street);


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11. Compliance with the requirements of the Streamside Protection Bylaw and the

Department of Fisheries and Oceans with respect to:a. Completion of an overall environmental protection/compensation plan for the

Central Yorkson Phase to the acceptance of the DFO;b. Dedication of environmental compensation areas to the Township for

conservation purposes (where required);c. Registration of non-disturbance restrictive covenants (where required);d. A Section 35 (HAAD) authorization being obtained (where required);

12. Registration of restrictive covenants acceptable to the Township:a. Prohibiting parking on 208 Street, 80 Avenue and 82 Avenue;b. Prohibiting direct vehicular access to 208 Street;c. Restricting development of each phase until a servicing agreement is completed

for that phase to the acceptance of the General Manager of Engineering;

13. Registration of an all purpose right-of-way over the internal strata road and greenlinks formunicipal services and public access;

14. Completion of a road closure application for the unconstructed portion of 207 Streetnorth of 82 Avenue;

15. Compliance with the Yorkson Neighbourhood Plan, requiring that a minimum of 5% ofthe units incorporate the flex and universal housing requirements;

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

17. Payment of applicable Neighbourhood Planning, Site servicing and ISDC review fees,supplemental Rezoning fees, and compliance with the Townships 5% NeighbourhoodParkland Acquisition Policy.

POLICY CONSIDERATIONS:

Staff supports the development proposal as it meets the overall objectives of the WilloughbyCommunity Plan and Yorkson Neighbourhood Plan. To accommodate the proposal landsdesignated Mixed Residential (8-10 upa) contemplated to form part of the future park/schoolsite have been incorporated into the development, in accordance with the density averagingprovisions of the Willoughby Community Plan. The overall density complies with WilloughbyCommunity Plan and Yorkson Neighbourhood Plan objectives. A community plan amendment,however, is required to allow the apartment housing form on the Mixed Residential landsincluded in the proposed development. The proposal complies with the density provisions ofthese plans, Townships Zoning Bylaw and the Subdivision and Development Control Bylaw andPolicy. In staffs opinion accompanying Development Permit No. 100557 complies with the


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Development Permit Area B Guidelines of the Willoughby Community Plan. Accordingly, staffrecommend approval of the plan amendment bylaw and the rezoning bylaw (subject to theseventeen (17) development prerequisites) and accompanying Development Permit No. 100557

(to be issued at time of final reading of the rezoning bylaw).

Respectfully submitted,

Mark NeillDEVELOPMENT PLANNERforCOMMUNITY DEVELOPMENT DIVISIONMN/JG

ATTACHMENT A Willoughby Community Plan Development Permit Area B Guidelines ATTACHMENT B Development Permit No. 100557:SCHEDULE A Building Type A RenderingSCHEDULE B Building Type B RenderingSCHEDULE C Building Type C RenderingSCHEDULE D Overall Site PlanSCHEDULE E North Phase Site PlanSCHEDULE F South Phase Site PlanSCHEDULE G Building Type A Typical Building ElevationsSCHEDULE H Building Type B Typical Building ElevationsSCHEDULE I Building Type C Typical Building ElevationsSCHEDULE J Typical Architectural ElementsSCHEDULE K Typical Architectural ElementsSCHEDULE L Typical Building Cross SectionsSCHEDULE M Unit Type Floor PlansSCHEDULE N Unit Type Floor PlansSCHEDULE O North Phase Landscape PlansSCHEDULE P South Phase Landscape PlansSCHEDULE Q Fence PlanSCHEDULE R Signage Plan


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ATTACHMENT A

4.1.2.3 Multi Family (i.e. Apartment, Townhouse, Rowhouse, Duplex, Triplex

and Fourplex) Development

General

The following guidelines apply to all multi-family development.

Site Design

o While providing individual design character, buildings shall be designed to integrate andcomplement adjacent developments with respect to siting, setbacks, design, exteriorfinish, landscaping and parking areas. Facade and roofline articulation with porches and

other projecting elements is required. Blank or undifferentiated facades shall beavoided.

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 In order to allow for stormwater infiltration to maintain flow in watercourses, developmentis encouraged to maintain low surface imperviousness through compact building formand site layout, consideration shall be given to alternative stormwater and roadstandards, use of pervious surface materials where feasible and preservation of existingvegetation.

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 (as determinedby the Township) to the street or street greenway. Public, semi-public and private spaceshall be clearly delineated.

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 otheruse that prohibits vehicle storage.

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

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

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 architecture ofthe building.


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

Landscaping

o Development is encouraged to retain existing significant trees within the development inaccordance with the Township of Langleys Tree Protection Bylaw, as amended.

o On-site landscaping shall be required to enhance the appearance of the development,screen parking, loading and utility areas, and garbage containers/enclosures from

adjacent properties and roadways. Best efforts should be made to appropriately screenall utility boxes and meters.

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

o Playground facilities shall be provided, in accordance with the Townships Child FriendlyAmenity Area requirements, as amended.

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

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

o Where lots abut municipal property (i.e. environmental area or a park) a black coatedchain link fence shall be constructed to municipal standard. If an adequately landscapedbuffer (native plant species are encouraged) of at least 2 metres in width is provided onthe greenway side of the fence to the acceptance of the Township, other fence typesmay be used provided they are visually permeable above 122 cm (48 inches) and do notexceed 180cm (6 feet) in total height.

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

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


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Parking Lot Landscaping

o In addition to trees and landscaping around the perimeter of surface parking areas,

shade trees and landscaping is required within parking areas at the following frequency:x One tree per six parking stalls to be located in a minimum of 10 cubic meters of

growing medium (structural soil, deep root soil cells, or planting beds) so that thetree will be sustained into maturity. Two adjoining rows of parking stalls (front tofront) will require a minimum of one tree per bank of 12 parking stalls spaced nomore than 18 meters between trees. A minimum grid placement of 18 meters oncenter should be attained for trees placed in parking areas. In addition to theforegoing, the end of each single row of parking stalls will require a tree and 2metre wide landscaped area between the end parking stall and the adjacent driveaisle.

x Trees within parking areas should be of a type and height (at least 8 feet) so that

the clearance to the underside of the tree extends above the height of standardtypes of vehicles that do not require clearance lights. Deciduous shade treesshould be a minimum of 6cm calliper with a 1.8 meter clear stem at time ofplanting. Tree stems must be protected on all sides with a minimum of 1 meterof clearance to the front face of an adjacent barrier curb or other protection fromvehicle overhangs.

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

Parking and Traffic/Pedestrian Circulation

o Pedestrian connections shall be provided throughout the development, including through

parking lots, and to adjoining land uses. Ornamental paving materials (stamped andcoloured concrete or better) are required for all pedestrian connections.

o Provision of underground parking is encouraged and shall be designed with CPTEDprinciples. Access to either underground or structured parking should be from a lane ifpossible.

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

o Tandem parking on all end units is not permitted.

o Surface parking should be provided for in a number of smaller areas rather than onelarge lot, and shall be located primarily in the interior of the site or otherwise screenedfrom view. Surface parking shall integrate landscaping and other design elements toreduce the massing of parking areas. Vehicular entrances shall be landscaped, notgated, to create a subtle boundary between the semi-private and public areas.

o Private driveway access over greenways should be consolidated and minimized toensure maximum safety of the users of the greenway. Private driveways accessingarterial roads may be restricted.

o Wheelchair access shall be provided throughout the development.


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4.1.2.5 Apartments

These guidelines are in addition to section 4.1.2.3 and apply to all apartment developments.

Architectural Details

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

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

o Incorporate a good neighbour policy by ensuring building heights being stepped orterraced to relate to adjacent buildings.

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

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

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

o Avoid blank or undifferentiated facades.

o Reduce the apparent mass of buildings through roof design, faade articulation andshadowing.

o Scale building height and massing in proportion to open spaces.

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

Landscaping

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

Parking and Traffic/Pedestrian Circulation

o Minimize above grade projection of parkade structures.

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

o Provide resident parking underground or within the building.


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ATTACHMENT B


Development Permit No. 100557

This Permit is issued this _______ day of ____________, 2009 to:

1. NAME: 208 Developments Ltd.

ADDRESS: 206-2760 Gladwin RoadAbbotsford, BC V2T 4S6

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

LEGAL DESCRIPTION: S Lot 2, W Lot 4 & Lot 15: all of Block 1, Plan 1094; andLot 2 Except: Firstly: Parcel A ( Ex Plan 10800) Secondly: ParcelB (Ex Plan 12770) and Road, Plan 1094; andLot A, Block 1, Plan 71927; andLots 16 & 17; both of Plan 41307; all of Section 26, Township 8,N.W.D.

(hereinafter called the said lands)

CIVIC ADDRESS: 8061, 8075, 8207, 8263, 8275 208 Street20699 80 Avenue20684 82 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) Building plans being in substantial compliance with Schedules A through N;b) Landscaping plans being in substantial compliance with Schedules O through Q, and in

compliance with the Townships Street Tree and Boulevard Treatment programs and ChildFriendly Amenity Area requirements, to the acceptance of the Manager of Parks Designand Development;

c) Section 6.1 of Sign Bylaw No. 4402 be varied to allow two signs on areas 4, 5 and 8 andthat all signage be in substantial compliance with Schedules A and R ;

d) Rooftop mechanical equipment to be located so that it is not visible from adjacent roadsand properties or alternatively screened from view by compatible architectural treatments;and

e) All refuse areas to be located in the underground garages;

4. Although not part of the Development Permit requirements, the applicant is advised that priorto issuance of a building permit the following items will need to be finalized:

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


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

5. The land described herein shall be developed strictly in accordance with the terms, conditionsand provisions of this Permit and any plans and specifications attached as a Schedule to thisPermit which shall form a part hereof.

This Permit is not a Building Permit. All developments forming part of this DevelopmentPermit shall be substantially commenced within two years after the date the DevelopmentPermit is issued. This permit shall have the force and effect of a restrictive covenant runningwith the land and shall come into force on the date of an authorizing resolution passed byCouncil.

It is understood and agreed that the Municipality has made no representations, covenants,warranties, guarantees, promises or agreement (verbal or otherwise) with the developer otherthan 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__________, 2009.

SCHEDULE A Building Type A RenderingSCHEDULE B Building Type B RenderingSCHEDULE C Building Type C RenderingSCHEDULE D Overall Site PlanSCHEDULE E North Phase Site PlanSCHEDULE F South Phase Site PlanSCHEDULE G Building Type A Typical Building Elevations

SCHEDULE H Building Type B Typical Building ElevationsSCHEDULE I Building Type C Typical Building ElevationsSCHEDULE J Typical Architectural ElementsSCHEDULE K Typical Architectural ElementsSCHEDULE L Typical Building Cross SectionsSCHEDULE M Unit Type Floor PlansSCHEDULE N Unit Type Floor PlansSCHEDULE O North Phase Landscape PlansSCHEDULE P South Phase Landscape PlansSCHEDULE Q Fence PlanSCHEDULE R Signage Plan


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Documents

SPH6-208 Developments OCP Amendment RZ DP