doc 3_rerg_royale-north rz ocp amend dp

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REPORT TO

MAYOR AND COUNCIL

PRESENTED: JULY 20, 2009 - REGULAR MEETING REPORT: 09-105FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 08-25-0077SUBJECT: REZONING AND OFFICIAL COMMUNITY PLAN

AMENDMENT APPLICATION NO. 100067DEVELOPMENT PERMIT NO. 100580(ROYALE PROPERTIES (YORKSON NORTH) LTD.)

PROPOSAL: Application to amend the Willoughbyand Yorkson Plans; rezone a 2.0ha (5.0acre) site located at 20984-83 Avenueto Comprehensive Development ZoneCD-77; and issue a DevelopmentPermit to facilitate the construction ofone hundred and two (102) townhouseunits.

RECOMMENDATION SUMMARY: That Council give 1st and 2nd reading to

Bylaws 4756 and 4757 subject toeleven (11) development prerequisites;issuance of Development Permit No.100580 subject to three (3) conditions;and that staff be authorized to schedulethe required Public Hearing.

RATIONALE: Staff are supportive of the developmentproposal as it conforms with municipalplanning objectives for the Yorkson

Neighbourhood Plan, complementsadjacent land use designations andfacilitates completion of a critical roadlinkage (209/209B Street) at no cost tothe Township.



Rezoning/OCP Amendment Application No. 100067 andDevelopment Permit No. 100580(Royale Properties (Yorkson North) Ltd.)

RECOMMENDATION(S): That Council give first and second reading to Bylaw No. 4756 to amend the Willoughby CommunityPlan and Yorkson Neighbourhood Plan, and Bylaw No.4757 rezoning 2.0ha (5.0 acres) of landlocated at 20984-83 Avenue to Comprehensive Development Zone CD-77 to facilitate theconstruction of one hundred and two (102) townhouse units, subject to the following developmentprerequisites being satisfied prior to final reading;

1. Completion of a Servicing Agreement with the Township confirming servicing capacities andsecuring required road and utility upgrades and extensions in accordance with the Township’sSubdivision and Development Control Bylaw;

2. Provision of road dedication, widenings, truncations and necessary intersection improvementsat 83 Avenue and 209B Street (including securing a one (1) metre road widening for83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedication for 209B Streetcomplete with adequate truncations) in accordance with the Subdivision and DevelopmentControl Bylaw to the acceptance of the General Manager of Engineering.

3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the General

Manager of Engineering.4. Compliance with the Subdivision and Development Control Bylaw (Tree Protection) No. 4470

including provision of a final tree management plan incorporating tree retention, replacementand protection details to the acceptance of the Manager of Parks Design and Development.

5. Provision of a 4.5 metre wide greenway dedication and construction along 83 and81A Avenues to the acceptance of the Manager of Parks Design and Development, includingfinal acceptance of greenway design, landscape details and security;

6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design andDevelopment;

7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the Managerof Parks Design and Development;

8. Registration of a restrictive covenant prohibiting parking on internal streets (other than in clearly

identified parking spaces) and prohibiting garages from being developed for purposes otherthan parking of vehicles;

9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of the units tobe adaptive housing in accordance with Council’s Adaptable Housing Policy;

10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review fees, and

supplemental Rezoning and Development Permit Application fees; and further

That Council at the time of final reading of Bylaws 4756 and 4757 authorize the issuance ofDevelopment Permit No. 100580 for the proposed development subject to the following conditions:

a) Building plans being in substantial compliance with Schedules “A” through “J”;b) On-site landscaping plans in substantial compliance with Schedule “K” and in compliance with

the Township’s Tree Protection and Street Tree and Boulevard Treatment policies, subject tofinal acceptance by the Manager of Parks Design and Development; and

c) Signage plans being in substantial compliance with Schedule “L” and the Township’s SignBylaw; and




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:d) Payment of supplemental Development Permit application fees;e) Payment of applicable development cost charges and Building Permit Administration Fees; andf) Submission of a site specific stormwater management plan including siltation control to the

acceptance of the Township.

That Council authorize staff to schedule the required Public Hearing in conjunction withDevelopment Permit No. 100580.

EXECUTIVE SUMMARY: Royale Properties Ltd. has applied to amend the Willoughby Community Plan and the YorksonNeighbourhood Plan, and rezone approximately 2.0ha (5.0 acres) of land at 20984-83 Avenue toComprehensive Development Zone CD-77. The Plan amendments and rezoning will facilitate theconstruction of one hundred and two (102) townhouse units proposed in accompanyingDevelopment Permit No. 100580. Staff are supportive of the development proposal as it conforms

with municipal planning objectives for Yorkson, complements adjacent land use designations andfacilitates completion of a critical linkage (209/209B Street) at no cost to the Township. Tworeadings are recommended for the bylaws subject to eleven (11) development prerequisites beingfinalized prior to final reading. The Development Permit (subject to 3 conditions) is beingprocessed in conjunction with the Community Plan amendments and rezoning applicationproviding Council the opportunity to review the form, character and siting of the proposeddevelopment.

PURPOSE: The purpose of this report is to advise and make recommendations to Council with respect toCommunity Plan Amendment, Rezoning and Development Permit applications submitted byRoyale Properties Ltd.




SUBJECT




TOWNSHIP ZONING BYLAW NO. 2500




Exterior Colour Rendering – SUBMITTED BY THE APPLICANT




Site Layout– SUBMITTED BY APPLICANT




ADDITIONAL INFORMATION:

REFERENCE:

Owner/ Applicant: Royale Properties (Yorkson North) Ltd.16295 – 36A AvenueSurrey, BC V3S 0X5

Agent: Integra Architecture Inc.416 West Pender StreetVancouver, BC V6B 1T5

Legal Description: Lot 22, Section 25, Township 8, New WestminsterDistrict Plan 1137

Location: 20984 – 83 Avenue

Area: 2.0ha (5.0acres)

Existing Zoning: Suburban Residential Zone SR-2

Proposed Zoning Comprehensive Zone CD-77

Existing Willoughby Community Plan: Mixed Residential

Proposed Willoughby Community Plan: Multi Family

Existing Yorkson Neighbourhood Plan: Mixed Residential (8-10 units per acre)

Proposed Yorkson NeighbourhoodPlan:

Townhouse (15-25 units per acre)

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

BACKGROUND/HISTORY:The subject site is currently zoned Residential Zone SR-2 and is designated “Mixed Residential” inthe Willoughby Community Plan (adopted by Council in 1998) and the updated YorksonNeighbourhood Plan (adopted by Council in 2008).

In 2007, a Rezoning and Development Permit application was received to develop a 42 compactlot single family subdivision on the site. After the public hearing and third reading the proponentdecided not to proceed due to economic reasons and the subject property currently remainsundeveloped. Royale Properties (Yorkson North) Ltd. has since purchased the subject site and isnow proceeding with a proposed 102 unit townhouse development.




DISCUSSION/ANALYSIS:

Community Plan/Zoning Amendments: Royale Properties (Yorkson North) Ltd. is proposing to construct a one hundred and two (102) unit

townhouse project at 20984-83 Avenue in Yorkson on 2.0ha (5.0 acres) at a gross density of 50.4units per hectare (20.4 units per acre). In support of the development, the proponent has appliedto:

1. Amend the Willoughby Community Plan from “Mixed Residential” to “Multi Family” ;2. Amend the Yorkson Neighbourhood Plan from “Mixed Residential” (8-10 units per acre) to

“Townhouse” (15-25 units per acre);3. Rezone the subject site from Residential Zone SR-2 to Comprehensive Development Zone

CD-77 permitting a gross density of 15-25 units per acre; and4. Issuance of a Development Permit.

Staff are supportive of the amendments on the basis of:

1. The proposed townhouses are an appropriate land use adjacent to the future school/parksite. The proposed townhouse units are to be family oriented and generate elementaryschool age children. The existing school site located next door is expected to be the firstnew elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhoodpark site (already acquired).

2. The proposed townhouses are complimentary to adjacent land use designations, such asthe Phoenix townhouse and apartment site immediately to the west, and other designatedmulti family land to the northwest.

3. The proposed townhouses are better reflective of current land values and housingaffordability. These family units are expected to be marketed starting at approximately$300,000.

4. The overall number of units in Yorkson is not increased as a result of this townhouse

development. The increased number of units (from 42-102) compensates for units in otherYorkson developments that did not maximize their density/units. Therefore, there is no netincrease in units.

5. As a result of point 4 above, no increased impact on servicing capacities is anticipated,however, the proponent is required to verify off-site servicing capacities as a condition offinal reading.

6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue inan acceptable alignment at no cost to the Township. This road link is considered to beessential to the road network for the Northeast Phase of Yorkson including the developmentof adjacent lands, and has, to date, not been secured by either the Township or thedevelopment community. The subject Royale proposal resolves this problem.

Surrounding land uses include:North: 83 Avenue beyond which is a property zoned Suburban Residential Zone SR-2 designated“Mixed Residential” in the Yorkson Neighbourhood Plan and existing single familyresidential lots zoned Residential Compact Lot Zone R-CL;

South: 81A Avenue beyond which are properties zoned Suburban Residential Zone SR-2 anddesignated “Mixed Residential” in the Yorkson Neighbourhood Plan;

East: 10 acres previously secured for a future elementary school and neighbourhood park; andWest: Properties zoned Suburban Residential SR-2 and designated for “Mixed Residential” and

‘Apartment” in the Yorkson Neighbourhood Plan.




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

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

The proposed development falls within the Northeast Phase of Yorkson. The five acre elementaryschool site for this phase was previously secured and is located immediately adjacent (east) of thedevelopment site.

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 this school untilsufficient numbers are generated to construct additional elementary schools in the Yorkson Planarea. Tentatively, the school site adjacent to the subject site is scheduled to be the next

elementary school constructed in Yorkson.

Another secondary school site to serve the Willoughby neighbourhoods is yet to be pursued ascapacity exists at Mountain Secondary School. An expansion of Mountain Secondary has beenidentified as a priority in the School District’s capital plan.

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

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

8.2.6 and 8.2.7…”

The proposed development falls within the Northeast Phase of Yorkson. The five acre elementaryschool site for this phase is immediately adjacent (east) to the development site and was securedthrough previous development.

In addition to the future school/park site, playing fields and playground equipment are available atthe Willoughby Elementary School (approximately 600 metres away) and the existing WilloughbyNeighbourhood Park (approximately 1 kilometre away). A child friendly amenity area will also beprovided on the subject townhouse site.

In addition, the proponent has volunteered to provide a one year family pass to Langley recreation

facilities to each townhouse purchaser.

Greenways/ Open Space:As part of the project, the applicant will be required to dedicate and construct street greenways(including a pathway and landscaping ) along 81A Avenue and 83 Avenue. Forming part of theoverall neighbourhood greenway network, the proponent in total will be dedicating approximately551 m2 (0.14 acres) to the Township for this purpose. Prior to final reading the proponent mustsecure dedication and construction of the street greenways to the acceptance of the Manager ofParks Design and Development.




On February 16, 2009 Council adopted the Neighbourhood Park Land Policy whereby 5% of landbeing developed is transferred to the Township, or provision of a cash-in-lieu payment to theTownship equal to 5% of the land being developed is secured. The applicant has proposed todedicate approximately 684m2 (3.47% of the developable land) along the east property line to beadded to the future neighbourhood park site. The shortfall (302m2 /1.53%) is proposed to besecured by provision of a cash-in-lieu payment. The cash-in-lieu payment will be used by theTownship to acquire neighbourhood park elsewhere in Yorkson. Staff are supportive of thisproposal as it will increase the area of the future neighbourhood park site giving greater flexibility inthe park design. Prior to final reading the proponent must satisfy the Neighbourhood Park LandPolicy to the acceptance of the Manager of Parks Design and Development.

Child Friendly Amenity Area:Section 111.6 of the Township’s Zoning Bylaw requires provision of one or more “Child FriendlyAmenity Areas” for townhouse developments, on the basis of 8m2 per residential unit resulting in atotal of 816m2 (8,783ft2) required. In accordance with these provisions, the applicant is proposingto locate the child friendly amenity area in the centre of the site. Prior to final reading, the child

friendly amenity area requirements must be secured to the acceptance of the Manager of ParksDesign and Development.

Tree Protection/Replacement: An Integrated Site Design Concept (ISDC) was provided by the applicant’s consultants (FroggersCreek Tree Consultants, Jonathan Losee Ltd. (landscape architect), Hunter Laird Engineering Ltd.and Integra Architects Ltd.). The submitted information indicates that 23 significant trees exist onthe site with 3 proposed to be retained. In accordance with the Township’s Tree Protection Bylaw,a total of 141 replacement trees are required to be planted on-site. This calculation excludes streettrees and greenway plantings and gives credit for the three retained trees. Final tree retention,protection, and replacement plans are subject to final acceptance of the Manager of Parks Designand Development.

Landscaping:The on-site landscape plan proposes extensive plantings of flowering shrub and groundcoversthroughout the townhouse site, including trees and planting along the internal private strata road,81A Avenue and 83 Avenue, adjacent to each townhouse unit and in yard areas. Street frontageswill feature landscaping in planting areas adjacent to the buildings. Wood privacy fencing isproposed between the rear yards of the units and a low rail fence and pedestrian gates along81A Avenue, 83 Avenue and 209B Street. A children’s play area (with play equipment andseating) will be installed near the centre of the site. Street trees and boulevard treatment will beinstalled along 81 A Avenue, 83 Avenue and 209B Street in accordance with Township policy. Theproposed landscape plan is attached as Schedule K of the Development Permit. Prior to finalreading the landscape plans must be completed to the acceptance of Manager of Parks Design

and Development.

Servicing:Servicing of the Yorkson Neighbourhood was reviewed by the Engineering Division as part of theYorkson Neighbourhood Plan review. Prior to final reading the proponent is required to secure fullmunicipal services and enter into a servicing agreement in accordance with the Township’sSubdivision and Development Control Bylaw. In the Northeast Phase of Yorkson an innovativestormwater management plan is required which includes both on-site and off-site infiltrationfacilities in accordance with the Yorkson Creek Water Resources Plan which must be adhered to.Road widenings of approximately 1.0 metre along 83 Avenue, 11.0 metres along 81A Avenue and22 metres for 209B Street in accordance with the Subdivision and Development Control Bylaw are




also required to be secured prior to final reading. A Sediment and Erosion Control plan is alsorequired in accordance with the Sediment and Erosion Control Bylaw. No increased impact onservicing capacities is anticipated, however, the proponent is required to verify off-site servicingcapacities as a condition of final reading.

Environmental:The Northeast Phase of Yorkson has several undeveloped properties containing drainage androad side ditches. Envirowest Consultants Ltd. was engaged to assess the existing watercoursesand ditches and prepare a comprehensive environmental protection/compensation plan to theacceptance of DFO. This plan was recently approved by DFO. No watercourses or ditches wereidentified on the subject site.

The Township’s Environmentally Sensitive Areas (E.S.A.) Study identifies the lands as forming partof the Willoughby and Willowbrook Area. As part of the required Servicing Agreement, theapplicant will be required to provide full urban services. A stormwater management plan andsediment control measures will also be required as a prerequisite to the rezoning bylaw in

accordance with the Township’s Subdivision and Development Control Bylaw and the Township’sErosion and Sediment Control Bylaw.

The provision of these and compliance with the Township’s Tree Protection Bylaw satisfy themanagement guidelines identified in the Township’s Environmentally Sensitive Areas Study.

Transit:Transit has not yet been extended into the Yorkson Neighbourhood. The nearest bus service iscurrently provided at approximately 202A Street and 80 Avenue. The road layout of the overallYorkson development, however, has been designed to accommodate the provision of future transitroutes in accordance with Translink’s operating policy/procedures, which Council each year isgiven an opportunity for input. It is anticipated that transit service will shortly be available on

208 Street one block to the west.

Parking:A total of 253 parking spaces are proposed on the site plan. They consist of 204 indoor spaces, 27driveway spaces and 22 visitor spaces. The proposed parking arrangement complies with theTownship’s Zoning Bylaw provisions. The applicant will be required to register a restrictivecovenant prohibiting parking on the internal roadways in the project (other than clearly identifiedparking spaces) and prohibit garages from being developed for purposes other than the parking ofvehicles.

Flex and Universal Housing:In accordance with Section 4.2.1(9) of the Yorkson Neighbourhood Plan a minimum of 5% of the

units in any residential development are required to provide flex or universal housing. Theproponent has designed specific adaptive housing unit types (type 2-B and type 5-B) toaccommodate the flex/universal housing requirements. These adaptive unit types have beenspecifically incorporated into Development Permit No. 100580. Subject to a detailed dimensionalreview at the Building Permit stage, the Yorkson Plan requirement has been adhered to.




Development Permit:As the site is designated as a mandatory Development Permit area, the applicant has also appliedfor a Development Permit. In accordance with Council’s policy, supporting materials have beensubmitted detailing the proposed development’s form, character and siting. Development Permitguidelines relevant to the site are contained in the Willoughby Community Plan (see AttachmentA). Proposed Development Permit No. 100580 is attached to this report (see Attachment B).

The proposed development will consist of 102 townhouses situated in clusters of four to six units.A combination of eight (8) wider units (side by side double garages) and ninety four (94) narrowerunits (tandem parking garages) is proposed. The development will consist of ninety four (94) 2bedroom units and eight (8) 3 bedroom units ranging in size from 139m2 (1,500ft2) to 201m2

(2,164ft2). The units will have garages on the ground floor, living areas on the second floor andbedrooms on the upper floor. Five (5) of the units (or 5% of the units) have been designed tocomply with the Township’s Flex/Universal Housing (Adaptable) requirements.

Building design incorporates mainly three (3) storey massing. Units fronting 81A Avenue,

83 Avenue and 209B Street have been designed to be ground oriented with entrances facing thestreet, with pedestrian connection (via private sidewalk and stairs) to the municipal greenway. Theproposed streetscape treatment will therefore be pedestrian friendly, providing views from thestreet and sidewalks into the development.

The buildings feature articulated walls with a variety of window bays and architectural detailingincluding steeply pitched roofs incorporating gable ends. Exterior finishing will feature acombination of materials in neutral and earth tone colours, including stone, woodtrims/fascias/brackets, vinyl, wall shingles, board and batten siding and architectural asphalt roofshingles.

The proposed building height (3 storeys), site coverage (35%) and building siting comply with the

CD-77 zoning provisions.

The architects’ design rationale states:

“The buildings are traditional in character, respectful of the rural history of Langley. Sloping roofs,cupola style roof elements are reminders of the simple utilitarian structures of the Fraser Valley.The simple massing is articulated with a variety of windows and bay windows. Entrance porches at the ground level welcome both residents and visitors and provide a street presence to complement the neighbourhood. A mix of board and batten and horizontal siding is accented by shingled wall and column elements. Warm earth tones are used throughout.

Through the ISDC process, extensive landscaping has been provided and significant trees have

been retained at the northwest corner of the site. In addition to the child friendly play areas, private outdoor space available to each unit is to be well landscaped in order to ensure that this development is a positive contribution to the environment.

While not formally being part of the green rating systems such as LEED and Built Green, our client intends to follow a significant number of green strategies which contribute to neighbourhood sustainability and a better environment. The townhome building form will provide a diversity of housing units for the neighbourhood, giving an option for young families or families looking to downsize. The townhome form is a density which helps to support a good transit system. The proximity of the site adjacent to the future elementary school and park will encourage pedestrian




activity and reduce vehicle trips. Creating adaptable housing units based on Langley’s Universal Housing requirements will give residents an option for persons with disabilities as well as senior’s who want to remain in their neighbourhood.

Energy efficient lighting such as compact fluorescents or LEDS, energy star appliances including fridges, washer/dryers, and dishwashers, and electric rather than gas fireplaces will be used to conserve electricity. High efficiency water fixtures such as dual flush toilets and low flow faucet aerators in shower heads and kitchen and bathroom faucets will be used to conserve water. All insulation is to be low or zero formaldehyde. All interior paints are to be low VOC. Drought tolerant plants and efficient irrigation technology will be implemented to minimize exterior water use.

Development Prerequisites: 1. Completion of a Servicing Agreement with the Township confirming servicing capacities

and securing required road and utility upgrades and extensions in accordance with theTownship’s Subdivision and Development Control Bylaw;

2. Provision of road dedication, widenings, truncations and necessary intersection

improvements at 83 Avenue and 209B Street (including securing a one (1) metre roadwidening for 83 Avenue, an 11 metre dedication for 81A Avenue and a 22 metre dedicationfor 209B Street complete with adequate truncations) in accordance with the Subdivisionand Development Control Bylaw to the acceptance of the General Manager of Engineering.

3. Compliance with the Erosion and Sediment Control Bylaw to the acceptance of the GeneralManager of Engineering.

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

5. Provision of a 4.5 metre wide greenway dedication and construction along 83 and81A Avenues to the acceptance of the Manager of Parks Design and Development,

including final acceptance of greenway design, landscape details and security;6. Completion of on-site landscape plans to the acceptance of the Manager of Parks Design

and Development;7. Compliance with Child Friendly Amenity Area requirements to the acceptance of the

Manager of Parks Design and Development;8. Registration of a restrictive covenant prohibiting parking on internal streets (other than in

clearly identified parking spaces) and prohibiting garages from being developed forpurposes other than parking of vehicles;

9. Provide, in accordance with the Yorkson Neighbourhood Plan, a minimum of 5% of theunits to be adaptive housing in accordance with Council’s Adaptable Housing Policy;

10. Compliance with the Township’s 5% Neighbourhood Parkland Acquisition Policy; and11. Payment of applicable Neighbourhood Planning, Site Servicing and ISDC review fees, and

supplemental Rezoning and Development Permit Application fees.

POLICY CONSIDERATIONS:The one hundred and two (102) unit townhouse proposal requires the Willoughby Community Plan,Yorkson Neighbourhood Plan and Zoning Bylaw to be amended. Staff are supportive of theseamendments on the basis of:

1. The proposed townhouses are an appropriate land use adjacent to the future school/parksite. The proposed townhouse units are to be family oriented and generate elementaryschool age children. The existing school site located next door is expected to be the firstnew elementary school to be built in Yorkson. Adjacent to it will be a 5 acre neighbourhoodpark site (already acquired).




2. The proposed townhouses are complimentary to adjacent land use designations, such asthe Phoenix townhouse and apartment site immediately to the west, and other designatedmulti family land to the northwest.

3. The proposed townhouses are better reflective of current land values and housingaffordability. These family units are expected to be marketed starting at approximately$300,000.

4. The overall number of units in Yorkson is not increased as a result of this townhousedevelopment. The increased number of units (from 42-102) compensates for units in otherYorkson developments that did not maximize their density/units. Therefore, there is no netincrease in units.

5. As a result of point 4 above, no increased impact on servicing capacities is anticipated,however, the proponent is required to verify off-site servicing capacities as a condition offinal reading.

6. The development enables completion of 209/209B Street from 81A Avenue to 83 Avenue inan acceptable alignment at no cost to the Township. This road link is considered to beessential to the road network for the Northeast Phase of Yorkson including the development

of adjacent lands, and has, to date, not been secured by either the Township or thedevelopment community. The subject Royale proposal resolves this problem.

Staff recommend that Bylaw’s 4756 and 4757 be given two readings (subject to 11 developmentprerequisites) and that staff be authorized to schedule the Public Hearing in conjunction with theDevelopment Permit Hearing.

Respectfully submitted,

Mark NeillSENIOR DEVELOPMENT PLANNER

forCOMMUNITY DEVELOPMENT DIVISIONMN

ATTACHMENT A Willoughby Community Plan Development Permit Guidelines

ATTACHMENT B Development Permit No.100580 text and Schedules A through L:

Schedule A –Colour Rendering

Schedule B – Site Plan

Schedule C – Typical Building Elevations

Schedule D – Typical Building Elevations

Schedule E – Typical Building Elevations

Schedule F – Typical Building Elevations

Schedule G – Typical Floor Plans

Schedule H – Typical Floor Plans

Schedule I – Typical Floor Plans

Schedule J – Adaptable Floor Plans

Schedule K – Landscape Plan

Schedule L – Signage Plan



ATTACHMENT A

Excerpt from Willoughby Community Plan Bylaw 1998 No. 3800

4.1.2.3 MULTI FAMILY (I.E. APARTMENT, TOWNHOUSE, ROWHOUSE,

DUPLEX, TRIPLEX AND FOURPLEX) DEVELOPMENT

General

The following guidelines apply to all multi-family development.

Site Design

o While providing individual design character, buildings shall be designed to integrate and

complement adjacent developments with respect to siting, setbacks, design, exterior finish,

landscaping and parking areas. Facade and roofline articulation with porches and other projecting

elements is required. Blank or undifferentiated facades shall be avoided.

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

properties.

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

o On sloping sites, buildings should be massed to create a terraced form of development and provide

view opportunities for a majority of housing units.

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

principles of Crime Prevention Through Environmental Design (CPTED) – including opportunities

for neighbourhood surveillance of pathways, landscaped areas and roadways and provision of

defensible space that is clearly separated by fences, landscaping or paving, readily visible by

residents and adequately lit.

o In order to allow for stormwater infiltration to maintain flow in watercourses, development is

encouraged to maintain low surface imperviousness through compact building form and site layout,consideration shall be given to alternative stormwater and road standards, use of pervious surfacematerials where feasible and preservation of existing vegetation.

o Multi family buildings shall be designed to maximize avoidance of leaky condominium syndrome by

using industry best building practices.

o Mail box kiosks located within a stratified development shall be protected from the weather, be

architecturally integrated into the development and be located adjacent to a visitor parking stall with

pull-out.

o A pedestrian connection shall be provided for each unit/or group of units (as determined by the

Township) to the street or street greenway. Public, semi-public and private space shall be clearly

delineated.o Presenting garages to public roads is discouraged. Offsetting garages behind the front face of the

building is encouraged. Carports are not permitted. Developments shall register a restrictive

covenant on title preventing conversion of the garage to any other use that prohibits vehicle storage.

o Development of street facing buildings (i.e. the front door is facing towards the municipal roadway)

is required abutting a street or street greenway, other than 200 and 212 (between 76 and 80 Avenues)

Streets.




o The use of perimeter berms (in most circumstances), high fences and security gates is discouraged to

provide surveillance and a more pedestrian-friendly street system. Fences adjacent to a public road

allowance or a street greenway shall not exceed 122 cm (48 inches) in height. These fences shall bemade of natural materials and be designed to complement the building and be an open picket fence

design. Fences must permit observation of the public realm and incorporate landscaping to soften

their appearance from the road.

o Where lots abut municipal property (i.e. environmental area or a park) a black coated chain link

fence shall be constructed to municipal standard. If an adequately landscaped buffer (native plant

species are encouraged) of at least 2 metres in width is provided on the greenway side of the fence to

the acceptance of the Township, other fence types may be used provided they are visually permeable

above 122 cm (48 inches) and do not exceed 180cm (6 feet) in total height.

o If security fencing is required for storage areas, black coated chain link fencing screened with

hedging material may be used.

o A 5 metre wide landscaping area and a fence shall be provided on multi family properties alongabutting lots designated for non residential development (other than municipal greenspace). Fences

should be aesthetically designed and reflect adjacent residential building character where applicable.

Parking Lot Landscaping

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

landscaping is required within parking areas at the following frequency:

• One tree per six parking stalls to be located in a minimum of 10 cubic meters of growing

medium (structural soil, deep root soil cells, or planting beds) so that the tree will be

sustained into maturity. Two adjoining rows of parking stalls (front to front) will require a

minimum of one tree per bank of 12 parking stalls spaced no more than 18 meters betweentrees. A minimum grid placement of 18 meters on center should be attained for trees placed

in parking areas. In addition to the foregoing, the end of each single row of parking stalls

will require a tree and 2 metre wide landscaped area between the end parking stall and the

adjacent drive aisle.

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

clearance to the underside of the tree extends above the height of standard types of vehicles

that do not require clearance lights. Deciduous shade trees should be a minimum of 6cm

calliper with a 1.8 meter clear stem at time of planting. Tree stems must be protected on all

sides with a minimum of 1 meter of clearance to the front face of an adjacent barrier curb or

other protection from vehicle overhangs.

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

Parking and Traffic/Pedestrian Circulation

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

lots, and to adjoining land uses. Ornamental paving materials (stamped and coloured concrete or

better) are required for all pedestrian connections.



ATTACHMENT B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100580

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

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

ADDRESS: 16295 – 36A AvenueSurrey, BC V3S 0X5

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: Lot 22, Section 25, Township 8,

New Westminster District Plan 1137

(hereinafter called the “said lands”)

CIVIC ADDRESS: 20984 – 83 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 “J”;b) Finalization of on-site landscaping plans in substantial compliance with Schedules “K” and“M”, and in compliance with the Township’s Tree Protection and Street Tree andBoulevard Treatment policies, subject to final acceptance by the Manager of Parks Designand Development; and

c) Signage plans being in substantial compliance with Schedule “L” and the Township’s SignBylaw.

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:

d) Payment of supplemental Development Permit application fees; and

e) Payment of applicable development cost charges and Building Permit AdministrationFees; andf) Submission of a site specific stormwater management plan including siltation control to the

acceptance of the Township.



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

and provisions of this Permit and any plans and specifications attached as a Schedule to thisPermit which shall form a part hereof.

This Permit is not a Building Permit. All developments forming part of this Development

Permit shall be substantially commenced within two years after the date the 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 – Colour RenderingSCHEDULE B – Site PlanSCHEDULE C – Typical Building ElevationsSCHEDULE D – Typical Building ElevationsSCHEDULE E – Typical Building ElevationsSCHEDULE F – Typical Building ElevationsSCHEDULE G – Typical Floor PlansSCHEDULE H – Typical Floor PlansSCHEDULE I – Typical Floor PlansSCHEDULE J – Adaptable Floor PlansSCHEDULE K – Landscape PlansSCHEDULE L – Signage Plan



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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

AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4756

EXPLANATORY NOTE

Bylaw No. 4756 amends the Willoughby Community Plan by amending the land use planfrom ‘Mixed Residential’ to ‘Multi Family’, and the Yorkson Neighbourhood Plan from ‘MixedResidential’ to ‘Townhouse’ for a 2.0ha (5.0 acre) site located at 20984-83 Avenue tofacilitate the construction of one hundred and two (102) townhouse units.



Bylaw No. 4756Page 2




TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500

AMENDMENT (ROYALE PROPERTIES LTD.) BYLAW 2009 NO. 4757

WHEREAS it is deemed necessary and desirable to amend “Township of Langley 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 (Royale Properties Ltd.) Bylaw 2009 No. 4757”.

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-77” after the words “Comprehensive Development Zone CD-76”

b. Adding to Section 110 after the words “CD-76” the words “CD-77 1,600 m2”c. By adding after Section 976 “Comprehensive Development Zone CD-76” the

following as Section 977 “Comprehensive Development Zone CD-77”

977 – Comprehensive Development Zone CD-77

Uses Permitted

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

(1) accessory buildings and uses (2) accessory home occupations subject to Section 104.3(l)(3) townhouses

Density

977.2 The density permitted shall be no less than 37 units per hectare (15 unitsper acre) and no greater than 62 units per hectare (25 units per acre).

Lot Coverage

977.3 Buildings and structures shall not cover more than 40% of the lot area .

Siting of Buildings and Structures

977.4 Siting of buildings and structures shall be in accordance with the provisionsof the Development Permit.

Height of Buildings and Structures

977.5 The height of buildings and structures shall not exceed three (3) stories.



Bylaw 4757Page 2 . . .

Parking and Loading

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

Subdivision Requirements977.7 All lots created by subdivision shall comply with Section 110 of this Bylaw

and the Township of Langley “Subdivision and Development ControlBylaw”.

Landscaping, Screening and Fencing

977.8 Landscaping areas, landscaping screens and fencing shall be provided inaccordance with the Development Permit.

Child Friendly Amenity

975.9 Child Friendly Amenity areas shall be provided in accordance with Section

111.5 and in accordance with the Development Permit.

Development Permit Requirements977.10 An application for a Development Permit shall be submitted to Council for

its consideration prior to issuance of a Building Permit.

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

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

as shown delineated on Schedule “A” attached to and forming part of this Bylaw toComprehensive Development Zone CD-77

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



Bylaw 4757Page 3 . . .

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