regular evening meeting of township...
TRANSCRIPT
REGULAR EVENING MEETING OF
TOWNSHIP COUNCIL
Monday, June 23, 2014 at 7:00 PM
Fraser River Presentation Theatre
4th Floor, 20338 – 65 Avenue, Langley, BC
AGENDA
A. ADOPTION AND RECEIPT OF AGENDA ITEMS
Regular Evening Council Meeting - June 23, 2014A.1
Recommendation: Recommendation that Council adopt the agenda and receive the
agenda items of the Regular Evening Council meeting held
June 23, 2014.
B. ADOPTION OF MINUTES
Public Hearing Meeting - June 16, 2014B.1
Recommendation: Recommendation that Council adopt the Minutes of the
Public Hearing meeting held June 16, 2014.
B.1_06_16 Public Hearing draftminutes.pdfAttachments:
C. PRESENTATIONS
D. DELEGATIONS (TENTATIVE)
E. REPORTS TO COUNCIL
Parking in Willoughby
Report 14-79
File ENG 5480-02
E.1
Recommendation: Recommendation that Council direct staff to monitor parking
concerns in Willoughby with a strategy to implement measures to
reduce on-street parking demand, including land use and
transportation planning with appropriate notifications such as signage
and registration of covenants; and further
That Council direct staff to explore opportunities for further
improvements, in consultation with the public and affected
stakeholders, including:
� Provision of additional off-street parking for single family homes
and rowhouses fronting arterial roads;
Page 1 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
� Registration of restrictive covenants prohibiting conversion of
garages in single family developments, similar to those currently in
place for townhouse developments;
� Development of road standards for implementation in future
neighbourhood areas that provide for two travel lanes and two
parking lanes;
� Additional parking requirements for townhouses, particularly those
with tandem garages or those adjacent to arterial roads; and
� Additional parking requirements in relation with secondary suites.
E.1_en Parking in Willoughby.pdfAttachments:
F. BYLAWS FOR FIRST AND SECOND READING
Designation of James Shortreed Residence 2674 - 272A Street
Bylaw No. 5105
Report 14-71
File CD BA000008
F.1
Recommendation: Recommendation that Council give first and second reading to
Heritage Designation Bylaw 2014 No. 5105 for the James Shortreed
Residence located at 2674 - 272A Street; and further
That Council authorize staff to schedule a Public Hearing.
Explanation - Bylaw No. 5105
Bylaw 2014 No. 5105 provides for designation of the
James Shortreed Residence located at 2674 - 272A Street in
Aldergrove.
F.1_cd Shortreed Designation.pdfAttachments:
Page 2 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Official Community Plan Amendment and
Rezoning Application No. 100112
(Carvolth Investments Ltd. /
20039 - 84 Avenue and 20088 - 86 Avenue)
Bylaw No. 5094
Bylaw No. 5095
Report 14-73
File CD 08-26-0144
F.2
Recommendation: Recommendation that Council give first and second reading to
Langley Official Community Plan Bylaw 1979 No. 1842
Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800
Amendment (Carvolth Neighbourhood Plan) Bylaw 2013 No. 4995
Amendment (Carvolth Investments Ltd.) Bylaw 2014 No. 5094 and
Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(Carvolth Investments Ltd.) Bylaw 2014 No. 5095, rezoning 3.8 ha
(9.4 ac) of land located west of 201 Street between 84 and
86 Avenues to a new Comprehensive Development Zone CD-106,
to accommodate a future multi family residential and mixed use
development, subject to the following development prerequisites
being satisfied prior to final reading:
1. In accordance with the Carvolth Neighbourhood Plan
requirements:
a. Pursuant to Section 2.3.2, secure an elementary school and
neighbourhood park site in Carvolth or an immediately adjacent
neighbourhood, to the acceptance of the Township and School
District;
b. Pursuant to Section 3.4.10, provide a "Master Plan for Tall
Buildings and Large Sites" to the acceptance of the Township;
2. A Servicing Agreement being entered into with the Township to
secure required road and utility upgrades and extensions in
accordance with the Township's Subdivision and Development
Servicing Bylaw, to the acceptance of the Township;
3. Completion of an erosion and sediment control plan in
accordance with the Erosion and Sediment Control Bylaw, to the
acceptance of the Township;
4. Submission of a traffic impact study and provision of road
dedications, widenings, and necessary traffic improvements for
84 Avenue, 85 Avenue, 86 Avenue, 201 Street, and lanes
(adjacent to the west property line from 84 Avenue to 86 Avenue,
and from the west property line to 201 Street north of 85 Avenue),
in accordance with the Township's Master Transportation Plan,
Subdivision and Development Servicing Bylaw and the Carvolth
Neighbourhood Plan, to the acceptance of the Township;
5. Dedication and construction of a 4.5 metre wide street
Page 3 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
greenway on the north side of 84 Avenue to the acceptance of the
Township, including final acceptance of the greenway landscape
design plans, sidewalk/trail alignment, fencing, signage,
landscape details and security;
6. Provision of an overall Child Friendly Area Masterplan to the
acceptance of the Township;
7. Provision of a final tree management plan incorporating tree
retention, replacement, protection details, and security in
compliance with the Subdivision and Development Servicing
Bylaw (Schedule I - Tree Protection), to the acceptance of the
Township;
8. Registration of a restrictive covenant acceptable to the
Township:
a. prohibiting the on-site clearing or removal of any vegetation,
the alteration of on-site grades, the removal or deposition of soil or
other materials from or to the Development site, or the
commencement or installation of on-site works, services or utilities
until a Development Permit has first been issued by Council;
b. Identifying the units (minimum 5% of townhouse units and
10% of apartment units) required to incorporate the Basic
Adaptable Housing Requirements Policy;
9. Approval of Rezoning Bylaw No. 5095 by the Ministry of
Transportation and Infrastructure;
10. Compliance with the requirements of the Carvolth Greenway
Amenity Zoning Policy including payment of applicable amenity
fee;
11. Payment of applicable Neighbourhood Planning Administration
fees, supplemental Rezoning fees, Site Servicing Review fee,
ISDC review fee, Development Works Agreement (DWA) and
Latecomer charges, and compliance with the Township's
5% Neighbourhood Park Land Acquisition Policy;
That Council consider opportunities for consultation on proposed
Langley Official Community Plan Bylaw 1979 No. 1842
Amendment (Willoughby Community Plan) Bylaw 1998 No. 3800
Amendment (Carvolth Neighbourhood Plan) Bylaw 2013 No. 4995
Amendment (Carvolth Investments Ltd.) Bylaw 2014 No. 5094
with persons, organizations and authorities, as outlined in this staff
report as sufficient consultation for the purposes of Section 879 of
the Local Government Act;
That Council consider the Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Willoughby Community Plan) Bylaw
1998 No. 3800 Amendment (Carvolth Neighbourhood Plan) Bylaw
2013 No. 4995 Amendment (Carvolth Investments Ltd.) Bylaw
2014 No. 5094 consistent with the Township's Five Year Financial
Page 4 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Plan as updated annually and with Metro Vancouver's Integrated
Liquid Waste Resource Management Plan and Integrated Solid
Waste and Resource Management Plan, and with the consultation
requirements of Official Community Plan Consultation Policy
(07-621); and further
That Council authorize staff to schedule the required public
hearing for the Neighbourhood Plan Amendment and Rezoning
Bylaws.
Explanation - Bylaw No. 5094
Bylaw 2014 No. 5094 amends the Carvolth Neighbourhood Plan
by adding hotel use on a site specific basis to the "Work/Live Flex
Use" designation, and varies provisions concerning minimum
building height and density (Floor Space Ratio or FSR). The
amendments will facilitate future multiple family residential and
mixed use development at 20039 - 84 Avenue and
20088 - 86 Avenue.
Explanation - Bylaw No. 5095
Bylaw 2014 No. 5095 rezones 3.8 ha (9.4 ac) of land located at
20039 - 84 Avenue and 20088 - 86 Avenue in the Carvolth
Neighbourhood Plan area to Comprehensive Development Zone
CD-106 to accommodate future multiple family residential and
mixed use development.
F.2_cd Carvolth Investments.pdfAttachments:
Rezoning Application No. 100410
(Qualico / 20445 and 20477 - 86 Avenue)
Bylaw No. 5099
Report 14-75
File CD 08-26-0129
F.3
Recommendation: Recommendation that Council give first and second reading to
Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(Qualico) Bylaw 2014 No. 5099 rezoning the southern 0.6 ha
(1.48 ac) portion of land located at 20445 and 20477 - 86 Avenue
in the Yorkson Neighbourhood Plan Northwest Phase to
Residential Compact Lot Zone R-CL(RH) to accommodate a
24 unit rowhouse development, subject to the following
development prerequisites being satisfied prior to final reading:
Page 5 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
1. In accordance with the Yorkson Neighbourhood Plan
requirements:
a. Provide the required community stormwater detention pond
and connecting stormwater mains to the acceptance of the
Township;
b. Provide an overall layout plan for the Northwest Phase
including roads, greenways, environmental setbacks and land use
to the acceptance of the Township;
2. Completion of a Development Works Agreement (if required)
securing off-site servicing to the Northwest Phase, as required by
the Yorkson Neighbourhood Plan, to the acceptance of the
Township;
3. A Servicing Agreement being entered into with the Township to
secure required road and utility upgrades and extensions in
accordance with the Township's Subdivision and Development
Servicing Bylaw and Yorkson Engineering Services Plan, to the
acceptance of the Township;
4. Completion of an erosion and sediment control plan in
accordance with the Erosion and Sediment Control Bylaw, to the
acceptance of the Township;
5. Provision of road dedications, widenings, and necessary traffic
improvements for 86 Avenue and 204 Street in accordance with
the Township's Master Transportation Plan, Subdivision and
Development Servicing Bylaw and the Yorkson Neighbourhood
Plan, and the Street Trees and Boulevard Plantings Policy to the
acceptance of the Township;
6. Construction of a 15 metre wide freeway buffer including
greenway trail between Highway 1 and the detention pond
including dedication of a freeway buffer equivalency east of the
detention pond, and dedication and construction of a 4.5m wide
creek greenway corridor (and environmental conservation area
adjacent to Yorkson Creek) consistent with the Yorkson
Neighbourhood Plan greenway standards, to the acceptance of
the Township, including final acceptance of the greenway
landscape design plans, sidewalk/trail alignment, fencing,
signage, landscape details and security;
7. Provision of final environmental non-disturbance setback
areas, compensation plans, monitoring program, and security
(including channel construction, required plantings and
watercourse crossing) to the acceptance of the Township and the
Department of Fisheries and Oceans;
8. Provision of a final tree management plan incorporating tree
retention, replacement, protection details, and security in
compliance with the Subdivision and Development Servicing
Bylaw (Schedule I - Tree Protection), to the acceptance of the
Township;
Page 6 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
9. Registration of restrictive covenants acceptable to the
Township:
a. restricting development of the rowhouse lots until a
Development Permit is issued for the site;
b. requiring compliance at time of Development Permit application
with the Township's Basic Adaptable Housing Requirements Policy
through provision of a minimum of 5% of units as adaptable units;
10. Compliance with the requirements of the Yorkson Greenway
Amenity Zoning Policy including payment of applicable greenway
amenity fee;
11. Payment of applicable Neighbourhood Planning Administration
fees, supplemental Rezoning fees, Site Servicing Review fee,
ISDC review fee, Development Works Agreement (DWA) and
Latecomer charges, and compliance with the Township's
5% Neighbourhood Park Land Acquisition Policy; and
12. Final approval of Bylaw No. 5099 by the Ministry of
Transportation and Infrastructure; and further,
That Council authorize staff to schedule the required public
hearing for Rezoning Bylaw No. 5099.
Explanation - Bylaw No. 5099
Bylaw 2014 No. 5099 rezones a 0.61 ha (1.48 ac) portion of a
1.87 ha (4.6 ac) site located at 20445 and 20477 - 86 Avenue to
Residential Compact Lot Zone R-CL(RH) to permit development
of 24 rowhouse units. The application also includes development
of the community stormwater detention pond for the Northwest
Phase of the Yorkson Neighbourhood Plan area on the northern
part of the site.
F.3_cd Qualico.pdfAttachments:
Official Community Plan Amendment and Rezoning
Application No. 100109 and
Development Permit Application No. 100738
(Portrait Homes Ltd./ 20300 Block of 65 Avenue)
Bylaw No. 5088
Bylaw No. 5089
Report 14-70
File CD 08-14-0164
F.4
Recommendation: Recommendation that Council give first and second reading to
Langley Official Community Plan Bylaw 1979 No. 1842
Amendment (Willowbrook Community Plan) Bylaw 1991 No. 3008
Amendment (Portrait Homes Ltd.) Bylaw 2014 No. 5088 and
Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(Portrait Homes Ltd.) Bylaw 2014 No. 5089, redesignating
Page 7 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
2.3 hectares (5.6 acres) of land located in the 20300 block of
65 Avenue to Comprehensive Development and rezoning the
lands to Comprehensive Development Zone CD-103, subject to
the following prerequisites being satisfied prior to final reading:
1. A Servicing Agreement being entered into with the Township to
secure required road and utility upgrades and extensions in
accordance with the Township's Subdivision and Development
Servicing Bylaw to the acceptance of the Township;
2. Completion of an erosion and sediment control plan and
provision of security in accordance with the Erosion and Sediment
Control Bylaw to the acceptance of the Township;
3. Provision of road dedications, widenings, and necessary traffic
improvements to the acceptance of the Township, including the
widening of the north side of 65 Avenue to allow for commercial
parking;
4. Consolidation of the three (3) subject parcels;
5. Registration of restrictive covenants:
a) prohibiting vehicular access to the development from
66 Avenue;
b) prohibiting vehicle parking on internal strata roads except in
designated areas;
c) identifying the minimum of 12 apartment units and
5 townhouse units proposed as incorporating the Basic Adaptable
Housing requirements Policy;
d) Identifying the proposed community meeting space as being
available for community rental, to the satisfaction of the Township;
6. Payment of the voluntary contribution of $100,000 for upgrades
to the neighbourhood park located on 66 Avenue (Southwest
Gordon Estates Neighbourhood Park);
7. Compliance with the Township's 5% Neighbourhood Parkland
Acquisition Policy; and,
8. Payment of applicable supplemental Rezoning and
Development Permit fees, Site Servicing review fee and ISDC
review fee;
That Council consider that Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Willowbrook Community Plan) Bylaw
No. 1991 No. 3008 Amendment (Portrait Homes Ltd.) Bylaw 2014
No. 5088 is consistent with the Township's Five Year Financial
Plan as updated annually and with Metro Vancouver's Integrated
Liquid Waste Resource Management Plan and
Page 8 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Integrated Solid Waste and Resource Management Plan, and with
the consultation requirement of Official Community Plan
Consultation Policy (07-621);
That Council authorize the issuance of Development Permit
No. 100738 at time of final reading of Bylaw No. 5089, subject to
the following conditions:
a. Building plans being in substantial compliance with Schedules
"A" through "CC";
b. Landscape plans being in substantial compliance with
Schedules "DD" through "HH" and in compliance with the
Township's Street Tree and Boulevard Planting Policy and Child
Friendly Amenity Area requirements, to the acceptance of the
Township; and
c. All refuse areas to be located in underground garages or
screened enclosures;
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of supplemental Development Permit application
fees, Development Cost Charges and Building Permit
Administration Fees;
b. Submission of a site specific on-site servicing and storm water
management plan in accordance with the Subdivision and
Development Servicing Bylaw and an erosion and sediment
control plan in accordance with the Erosion and Sediment Control
Bylaw to the acceptance of the Township;
c. Landscaping and boulevard treatment being secured by letter
of credit;
d. Written confirmation from the owner and landscape architect or
arborist that the tree protection fencing identified in the tree
management plan is in place; and further,
That Council authorize staff to schedule the required public
hearing for the Willowbrook Community Plan amendment and
rezoning bylaws in conjunction with the hearing proposed for
Development Permit No. 100738.
Page 9 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Explanation - Bylaw No. 5088
Bylaw 2014 No. 5088 amends the Willowbrook Community Plan
by redesignating a 2.3 ha (5.6 acre) site located in the
20300 block of 65 Avenue from "Business/Office Park" to
"Comprehensive Development" to accommodate a development
consisting of 91 townhouse units and two mixed use buildings
containing 120 apartment units, 462 m2 (4,994 ft2) of retail and
1,297 m2 (13,691 ft2) of office space.
Explanation - Bylaw No. 5089
Bylaw 2014 No. 5089 rezones 2.3 ha (5.6 acres) of land located in
the 20300 block of 65 Avenue from Business Office Park Zone
M-11 to Comprehensive Development Zone CD-103 to permit a
development consisting of 91 townhouse units and two mixed use
buildings containing 120 apartment units, 462 m2 (4,994 ft2) of
retail and 1,297 m2 (13,691 ft2) of office space.
F.4_cd Portrait Homes.pdfAttachments:
Official Community Plan Amendment and Rezoning
Application No. 100114 and
Development Permit Application No. 100751
(Kelson Investments Ltd. / 4877 and 4887 - 221 Street and
22070 - 49 Avenue)
Bylaw No. 5086
Bylaw No. 5087
Report 14-74
File CD 11-06-0192
F.5
Recommendation: Recommendation that Council give first and second reading to
Langley Official Community Plan Bylaw 1979 No. 1842
Amendment (Murrayville Community Plan) Bylaw No. 1988
No. 2661 Amendment (Kelson Investments Ltd.) Bylaw 2014
No. 5086 and Township of Langley Zoning Bylaw 1987 No. 2500
Amendment (Kelson Investments Ltd.) Bylaw 2014
No. 5087, redesignating 0.68 hectares (1.68 acres) of land located
at 4877/4887 - 221 Street and 22070 - 49 Avenue to Multi Family
Four and rezoning the lands to Comprehensive Development
Zone CD-102, subject to the following prerequisites being satisfied
prior to final reading:
1. A Servicing Agreement being entered into with the Township to
secure required road and utility upgrades and extensions including
on-site storm water retention, in accordance with the Township's
Subdivision and Development Servicing Bylaw to the acceptance
of the Township;
Page 10 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
2. Completion of an erosion and sediment control plan and
provision of security in accordance with the Erosion and Sediment
Control Bylaw to the acceptance of the Township;
3. Provision of road dedications, widenings, and necessary traffic
improvements to the acceptance of the Township, including
dedication of a 1.0 metre widening along the west side of
221 Street and a 2.5 metre widening along the north side of
48A Avenue along the full frontages of the subject site, and the
construction of a new 200mm watermain on 49 Avenue between
220 Street and 221 Street and abandoning the existing 150mm
watermain;
4. Consolidation of the three (3) subject parcels;
5. Registration of restrictive covenants:
a) prohibiting vehicular access to the development from
221 Street and 49 Avenue;
b) prohibiting vehicle parking on 48A Avenue;
c) in the form of a Housing Agreement acceptable to the
Township indicating that the apartment units will be used solely as
rental units for 20 years;
d) identifying the 12 units proposed as incorporating the
Basic Adaptable Housing requirements Policy;
e) limiting storm water run-off to pre development flows;
f) Prohibiting clearing of the site until such time as a Final Tree
Survey and Tree Evaluation Report, Tree Protection Plan and Tree
Replacement Plan prepared in accordance with the Subdivision
and Development Servicing Bylaw, Schedule I (Tree Protection)
has been accepted by the Township;
6. Payment of a voluntary contribution of $110,000 towards the
modification/improvement of the adjacent children's spray park;
7. Payment of a voluntary contribution of $20,000 for upgrades to
the community garden at the Derek Doubleday Arboretum;
8. Provision of final architectural and landscape drawings to the
satisfaction of the Township;
9. Discharge of No Build covenant BB2010862;
10. Securing compliance with the Township's 5% Neighbourhood
Parkland Acquisition Policy; and
11. Payment of applicable supplemental Rezoning fees, Site
Servicing review fee, and ISDC review fee;
That Council consider that Langley Official Community Plan Bylaw
1979 No. 1842 Amendment (Murrayville Community Plan) Bylaw
No. 1988 No. 2661 Amendment (Kelson Investments Ltd.) Bylaw
2014 No. 5086 is consistent with the Township's Five Year
Financial Plan as updated annually and with Metro Vancouver's
Integrated Liquid Waste Resource Management Plan and
Integrated Solid Waste and Resource Management Plan, and with
Page 11 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
the consultation requirement of Official Community Plan
Consultation Policy (07-621);
That Council authorize the issuance of Development Permit
No. 100751 at time of final reading of Bylaw No. 5087, subject to
the following conditions:
a. Building plans being in substantial compliance with
Schedules "A" through "E";
b. Landscape plans being in substantial compliance with
Schedules "F" through "J" and in compliance with the Township's
Street Tree and Boulevard Planting Policy and Child Friendly
Amenity Area requirements, to the acceptance of the Township;
and
c. All refuse areas to be located in underground garages or
screened enclosures.
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of supplemental Development Permit application
fees, Murrayville Pedestrian Overpass fees, Development Cost
Charges and Building Permit Administration Fees;
b. Submission of a site specific on-site servicing and storm water
management plan in accordance with the Subdivision and
Development Servicing Bylaw and an erosion and sediment
control plan in accordance with the Erosion and Sediment Control
Bylaw to the acceptance of the Township;
c. Landscaping and boulevard treatment being secured by letter
of credit;
d. Tree retention, replacement and protection in compliance with
the Township's Subdivision and Development Servicing Bylaw
(Schedule I - Tree Protection) being secured by letter of credit,
including payment of associated administration fees;
e. Written confirmation from owner and landscape architect or
arborist that the tree protection fencing identified in the tree
management plan is in place; and further
That Council authorize staff to schedule the required public
hearing for the Community Plan amendment and rezoning bylaws
in conjunction with the hearing for proposed Development Permit
No. 100751.
Page 12 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Explanation - Bylaw No. 5086
Bylaw 2014 No. 5086 amends the Murrayville Community Plan by
redesignating properties located at 4877 and 4887 - 221 Street
and 22070 - 49 Avenue from "Multi Family Three" to "Multi Family
Four" to accommodate the development of 105 rental apartment
units.
Explanation - Bylaw No. 5087
Bylaw 2014 No. 5087 rezones 0.68 hectares (1.67 acres) of land
located at 4877 and 4887 - 221 Street and 22070 - 49 Avenue
from Multiple Family Residential Zone RM-4 to Comprehensive
Development Zone CD-102 to permit a residential development
consisting of a 105 unit rental apartment building.
F.5_cd Kelson Investments.pdfAttachments:
G. BYLAWS FOR FIRST, SECOND AND THIRD READING
2014 General Local Government Election Bylaw Amendment
Bylaw No. 5083
Report 14-77
File ADM 4200-01
G.1
Recommendation: Recommendation that Council give first, second, and third reading to
"Township of Langley General Local Government Election Bylaw
2010 No. 4844 Amendment Bylaw 2014 No. 5083".
Explanation - Bylaw No. 5083
Bylaw 2014 No. 5083 amends the General Local Government
Election Bylaw 2010 No. 4844 by:
� Clarifying the Special Voting Places by adding a definition of "Long
Term Care Facilities";
� Deleting section 6 (Order of Names on Ballot) which then by
default, places the names of Candidates for the office of Mayor and
Councillor, in alphabetical order. The order of names for the School
Trustee candidate will be by lot unless they change their bylaw;
� Clarifying the public access to Nomination Documents; and
� Deleting the section dealing with access to Campaign Financing
Disclosure Statements as this function will now be administered by
Elections BC. The Township's webpage will provide a link to the
Elections BC website for Campaign Financing Disclosure Statements.
G.1_adm 2014 Election report - Bylaw Amendment.pdfAttachments:
Page 13 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
H. BYLAWS FOR CONSIDERATION AT THIRD READING
Rezoning Application No. 100413
(Greenline Management Ltd. / 20378 - 88 Avenue)
Bylaw No. 5075
Report 14-54
File CD 08-26-0145
H.1
Recommendation: Recommendation that Council give third reading to "Township of
Langley Zoning Bylaw 1987 No. 2500 Amendment (Greenline
Management Ltd.) 2014 Bylaw No. 5075".
Explanation - Bylaw No. 5075
Bylaw 2014 No. 5075 rezones 0.3 ha (0.74 acre) of land located at
20378 - 88 Avenue to Comprehensive Development Zone CD - 45 to
permit office uses.
H.1_cd Greenline Mngt RZ.pdfAttachments:
Rezoning Application No. 100399
Development Permit Application No. 100723
Development Permit Application No. 100755
(Pacific Land Group / Fraser Valley Driving School /
27078 - 56 Avenue)
Bylaw No. 5070
Report 14-56
File CD 14-06-0125
H.2
Recommendation: Recommendation that Council give third reading to "Township of
Langley Zoning Bylaw 1987 No. 2500 Amendment (Pacific Land
Group / Fraser Valley Driving School / 27078 - 56 Avenue) Bylaw
2014 No. 5070".
Explanation - Bylaw No. 5070
Bylaw 2014 No. 5070 rezones 1.80 ha (4.46 acres) of land located at
27078 56 Avenue to General Industrial Zone M-2A for development of
a 918 square metres (9,888 square feet) industrial building.
Development Permit Application No. 100723
Running concurrently with this Bylaw is Development Permit
No. 100723 (Pacific Land Group / Fraser Valley Driving School /
27078 - 56 Avenue) in accordance with Attachment A subject to the
following conditions:
Page 14 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
a. Building plans being in substantial compliance with Schedules "A"
through "E";
b. On-site landscape plans being in substantial compliance with
Schedule "F" and in compliance with the Subdivision and
Development Servicing Bylaw (Schedule I-Tree Protection), subject to
final acceptance of the Township;
c. Rooftop mechanical equipment to be located so that it is not
visible from adjacent roads or alternatively screened from view by
compatible architectural treatments;
d. Outdoor training area to be a dust free surface;
e. All refuse areas to be located in an enclosure and screened to the
acceptance of the Township;
f. All signage being in compliance with Schedules "B" and "D" and
the Gloucester Development Permit Guidelines and the Township's
Sign Bylaw; and further
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of applicable supplemental Development Permit
application fees, Development Cost Charges and Building Permit
administration fees;
b. Submission of a site specific on-site servicing and stormwater
management plan in accordance with the Subdivision and
Development Servicing Bylaw, and an erosion and sediment control
plan in accordance with the Erosion and Sediment Control Bylaw, to
the acceptance of the Township;
c. On-site landscaping being secured by letter of credit at Building
Permit stage; and
d. Submission of an Exterior Lighting Impact Plan prepared by an
electrical engineer in compliance with the provisions of the
Township's exterior Lighting Impact Policy to the acceptance of the
Township.
Development Permit Application No. 100755
Running concurrently with this Bylaw is Development Permit
No. 100755 (Pacific Land Group / Fraser Valley Driving School /
27078 - 56 Avenue) to modify the Streamside Protection and
Enhancement Area (SPEA) width adjacent to the unnamed red coded
watercourse on the site in accordance with Section 3.2.20 of
Streamside Protection and Enhancement Bylaw 2006 No. 4485, in
accordance with Attachment B subject to the following conditions:
Page 15 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Submission of additional information
a. Pursuant to Section 3.2.20(c)(vi), submission of a groundwater
impact assessment for Township approval;
b. Submission of a detailed streamside enhancement plan for
Township approval. The plan must be consistent with the conceptual
plan provided in the Pacific Land Group Report attached as
Schedule A and provide a minimum equivalent riparian planting
density of 920 square metres;
Protection of Streamside Protection and Enhancement Area
c. Installation of permanent fencing and signage to protect the
Streamside Protection and Enhancement Area (SPEA);
Streamside Enhancement Monitoring
d. Within 60 days of completion of streamside enhancement works,
confirmation from a Qualified Environmental Professional that
enhancement works have been completed in accordance with the
approved streamside enhancement plan;
e. Completion of a 3-year monitoring program to ensure
enhancement works are functioning as intended. The program must
include annual inspections with Year 1 of the monitoring program
commencing the calendar year following completion of works.
Consistent with Section 3.2.5 of the Streamside Protection Bylaw,
vegetation survival for each vegetation category must achieve 100%
during any year of the monitoring program. Should survival be below
100% the applicant must immediately replant in order to meet the
100% survival rate. Inspection reports summarizing the number of
surviving plants along with associated observations, including
photographs of planted vegetation taken from the same location and
perspective each year, must be submitted to the Township by
December 31st for each year of the monitoring program;
f. Consistent with the recommendations of the Pacific Land Group
Environmental Report, completion of a 3-year stormwater outfall
water quality monitoring program with results reported annually;
Environmental Monitoring of Development Activities
g. Designation of an environmental monitor (EM) to supervise all site
works that have potential to impact on the SPEA. The applicant
must, in writing to the Township, identify an EM for the project and
acknowledge the EM has the authority to stop any work(s) that, in the
EM's opinion, has potential to impact on the SPEA;
h. Submission of an environmental monitoring plan for development
activities that have potential to impact on the SPEA;
i. Prior to any physical works on the site, the EM must hold a
pre-construction meeting with agents, contractors/sub-contractors
and/or crew supervisors undertaking works. The pre-construction
Page 16 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
meeting is to ensure all have a clear understanding of environmental
requirements and responsibilities under municipal, provincial, and
federal environmental legislation. A summary of the pre-construction
meeting (e.g. date held, attendees, agenda, key discussion items)
must be forwarded to the Township; and
Senior Government Environmental Regulatory Agency Approvals
j. Obtain senior government environmental regulatory agency
approvals / submit notifications where required. Copies of regulatory
agency submissions must be provided to the Township.
H.2_cd Pacific Land Group RZ DP.pdfAttachments:
Rezoning Application No. 100404 and
Official Community Plan Amendment No. 000007
Development Permit Application No. 100731
(HY Engineering Ltd. / AP Tire Services Ltd. /
26074 - 30A Avenue)
Bylaw No. 5076
Bylaw No. 5081
Report 14-61
File CD 10-24-0092
H.3
Recommendation: Recommendation that Council give third reading to "Langley Official
Community Plan Bylaw 1979 No. 1842 Amendment (Aldergrove
Community Plan) Bylaw 1979 No. 1802 Amendment (HY Engineering
Ltd. / AP Tire Services Ltd.) Bylaw 2014 No. 5076)"; and
"Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(HY Engineering Ltd. / AP Tire Services Ltd.) 2014 Bylaw
No. 5081".
Explanation - Bylaw No. 5076
Bylaw 2014 No. 5076 amends the Aldergrove Community Plan to
designate the entire area between 260 Street and 264 Street and
30A Avenue and 28 Avenue Development Permit Area "C" - Industrial.
Explanation - Bylaw No. 5081
Bylaw 2014 No. 5081 rezones 2.01 ha (4.96 acre) of land located at
26074 - 30A Avenue to General Industrial Zone M-2 to permit a truck
parking lot.
Page 17 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Development Permit Application No. 100731
Running concurrently with this Bylaw is Development Permit
No. 100731 (HY Engineering Ltd. / AP Tire Services Ltd. /
26074 - 30A Avenue) in accordance with Attachment A subject to the
following conditions:
a. Building plans being in substantial compliance with Schedules "A"
through "F";
b. On-site landscape plans being in substantial compliance with
Schedule "G" and in compliance with the Subdivision and
Development Servicing Bylaw (Schedule I-Tree Protection), subject to
final acceptance of the Township;
c. Rooftop mechanical equipment to be located so that it is not
visible from adjacent roads or alternatively screened from view by
compatible architectural treatments;
d. Outdoor truck parking area to be a dust free surface;
e. All refuse areas to be located in an enclosure and screened to the
acceptance of the Township;
f. All signage being in compliance with Schedule "E", the Aldergrove
Development Permit Guidelines and the Township's Sign Bylaw.
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of applicable supplemental Development Permit
application fees, Development Cost Charges and Building Permit
administration fees;
b. Submission of a site specific on-site servicing and stormwater
management plan in accordance with the Subdivision and
Development Servicing Bylaw, and an erosion and sediment control
plan in accordance with the Erosion and Sediment Control Bylaw, to
the acceptance of the Township;
c. On-site landscaping being secured by letter of credit at Building
Permit stage; and
d. Submission of an Exterior Lighting Impact Plan prepared by an
electrical engineer in compliance with the provisions of the
Township's exterior Lighting Impact Policy to the acceptance of the
Township.
H.3_cd AP Tire RZ DP.pdfAttachments:
Page 18 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Official Community Plan Amendment and
Rezoning Application No. 100111
Development Permit Application No. 100710
(IK Homes / 20901 - 83 Avenue)
Bylaw No. 5066
Bylaw No. 5067
Report 14-45
File CD 08-25-0095
H.4
Recommendation: Recommendation that Council give third reading to "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
(IK Homes) Bylaw 2014 No. 5066"; and
"Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(IK Homes) 2014 Bylaw No. 5067".
Explanation - Bylaw No. 5066
Bylaw 2014 No. 5066 amends the Yorkson Neighbourhood Plan to
allow development of 22 townhouse units including two units
(fronting 83 Avenue) with ground floor commercial space at
20901 - 83 Avenue.
Explanation - Bylaw No. 5067
Bylaw 2014 No. 5067 rezones property located at
20901 - 83 Avenue in the Northeast Phase of Yorkson to
Comprehensive Development Zone CD-98 to accommodate a
mixed use development comprised of 22 townhouse units
including two (2) units with ground floor commercial space
(adjacent to 83 Avenue).
Development Permit No. 100710
Running concurrently with this Bylaw is Development Permit
No. 100710 (IK Homes / 20901 - 83 Avenue) in accordance with
Attachment C subject to the following conditions:
a. Building plans being in compliance with Schedules "A" through
"M";
b. Landscape plans being in substantial compliance with
Schedules "N" through "O" and in compliance with the Township's
Street Tree and Boulevard Planting Policy and Child Friendly
Amenity Area requirements, to the acceptance of the Township;
Page 19 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
c. Provision of a final tree management plan incorporating tree
retention, replacement and protection details in compliance with
the Township's Subdivision and Development Servicing Bylaw
(Schedule I - Tree Protection), to the acceptance of the Township;
and,
d. All signage being in compliance with Schedule "M" and the
Township's Sign Bylaw.
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit the
following items will need to be finalized:
a. Provision of an exterior lighting impact plan prepared by an
electrical engineer in compliance with the provisions of the
Township's Exterior Lighting Impact Policy to the acceptance of
the Township;
b. Landscaping and boulevard treatment being secured by letter
of credit at the Building Permit stage;
c. Tree retention, replacement and protection in compliance with
the Township's Subdivision and Development Servicing Bylaw
(Schedule I - Tree Protection) being secured by letter of credit,
including payment of associated administration fees;
d. Written confirmation from owner and landscape architect or
arborist that the tree protection fencing identified in the tree
management plan is in place;
e. Submission of a site specific on-site servicing and stormwater
management plan in accordance with the Subdivision and
Development Servicing Bylaw, and an erosion and sediment
control plan in accordance with the Erosion and Sediment Control
Bylaw, to the acceptance of the Township;
f. Securing of Highways Use Permits for all canopies and
signage that project over municipal property and for any use of
municipal property for commercial purposes;
g. Payment of applicable Development Cost Charges and
Building Permit administration fees; and,
h. Payment of supplemental Development Permit application
fees.
H.4_cd IK Homes RO DP.pdfAttachments:
Page 20 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Rezoning and Community Plan Amendment
Application No. 100107 and
Development Permit Application No. 100733
(East Gordon Developments Ltd. / 7021 to 7165 - 210 Street)
Bylaw No. 5078
Bylaw No. 5079
Report 14-57
File CD 08-13-0074
H.5
Recommendation: Recommendation that Council give third reading to "Langley
Official Community Plan Bylaw No. 1979 No. 1842 Amendment
(Willoughby Community Plan) Bylaw 1998 No. 3800 Amendment
(Northeast Gordon Estate Neighbourhood Plan) Bylaw 2005
No. 4475 Amendment (East Gordon Developments) Bylaw 2014
No. 5078"; and
"Township of Langley Zoning Bylaw 1987 No. 2500 Amendment
(East Gordon Developments) 2013 Bylaw No. 5079".
Explanation - Bylaw No. 5078
Bylaw 2014 No. 5078 amends the Willoughby Community Plan
and the Northeast Gordon Estate Neighbourhood Plan Residential
Bonus Density 3 land use designation to increase the density
allowed for the subject site to 23 units per hectare / 9.5 units per
acre to allow the development of 125 townhouse units.
Explanation - Bylaw No. 5079
Bylaw 2014 No. 5079 rezones property located in the 7100 block
of 210 Street in the Northeast Gordon Estate Neighbourhood Plan
area to Comprehensive Development Zone CD-101 to
accommodate a 125 unit townhouse development.
Development Permit Application No. 100733
Running concurrently with this Bylaw is Development Permit
No. 100733 (East Gordon Developments Ltd. / 7021 to
7165 - 210 Street) in accordance with Attachment A subject to the
following conditions:
a. Building plans being in substantial compliance with Schedules
"A" through "AN";
b. Landscaping plans being in substantial compliance with
Schedules "AO" through "BD", and in compliance with the
Township's Street Tree and Boulevard Planting Policy and Child
Page 21 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Friendly Amenity Area requirements, to the final acceptance of the
Township; and,
c. All refuse areas to be located in screened enclosures;
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of supplemental Development Permit application
fees, Development Cost Charges, and Building Permit
Administration Fees;
b. Compliance with the Township's Basic Adaptable Housing
Requirements Policy 07-617 for units 7, 12, 13, 16, 17, 19, 20, 23,
56, 63 on the southern site and units 7, 12,19 and 24 on the
northern site.
c. Submission of a site specific on-site servicing and stormwater
management plan in accordance with the Subdivision and
Development Servicing Bylaw and an erosion and sediment
control plan in accordance with the Erosion and Sediment Control
Bylaw, to the acceptance of the Township;
d. Tree retention, replacement and protection in compliance with
the Township's Subdivision and Development Servicing Bylaw
(Schedule I - Tree Protection) being secured by letter of credit,
including payment of associated administration fees;
e. Written confirmation from owner and landscape architect or
arborist that the tree protection fencing identified in the tree
management plan is in place;
f. Landscaping and boulevard treatment being secured by letter
of credit.
H.5_cd East Gordon Dev RO DP.pdfAttachments:
I. BYLAWS FOR FINAL ADOPTION
Amendment to Langley Waterworks Regulation Bylaw; and
Langley Sewerworks Regulation Bylaw
Bylaw No. 5084
Bylaw No. 5085
Report 14-67
File ENG 3900-25
I.1
Recommendation: Recommendation that Council give final reading to "Langley
Waterworks Regulation Bylaw 2008 No. 4697 Amendment Bylaw
2014 No. 5084"; and
"Langley Sewerworks Regulation Bylaw 1998 No. 3701 Amendment
Bylaw 2014 No. 5085".
Page 22 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Explanation - Bylaw No. 5084
Bylaw 2014 No. 5084 is to amend or remove specific references to
fees and rates within the Langley Waterworks Regulation Bylaw 2008
No. 4697, as those are now addressed in the Township of Langley
Fees and Charges Bylaw 2007 No. 4616.
Explanation - Bylaw No. 5085
Bylaw 2014 No. 5085 is to amend or remove specific references to
fees and rates within the Langley Sewerworks Regulation Bylaw 1998
No. 3701, as those are now addressed in the Township of Langley
Fees and Charges Bylaw 2007 No. 4616.
I.1_en Amendments Waterworks and Sewerworks Regulation.pdfAttachments:
Rezoning Application No. 100359
Development Permit Application No. 100632
(Taggar et al / 7606 - 208 Street)
Bylaw No. 4910
Report 12-70
File CD 08-24-0056
I.2
Recommendation: Recommendation that Council give final reading to "Township of
Langley Zoning Bylaw 1987 No. 2500 Amendment (Taggar et al)
2012 Bylaw No. 4910".
Explanation - Bylaw No. 4910
Bylaw No. 4910 rezones a 0.96 ha (2.36 acre) site located at
7606 - 208 Street to Comprehensive Development Zone CD-77 to
accommodate the development of 41 townhouse units.
Development Permit No. 100632
Recommendation that Council authorize issuance of Development
Permit No. 100632 (Taggar et al) in accordance with Attachment A
subject to the following conditions:
a. Building plans being in substantial compliance with Schedules "A"
through "L";
b. Landscaping plans being in substantial compliance with
Schedules "M" through "Q", and in compliance with Subdivision and
Development Servicing Bylaw (Schedule I - Tree Protection) and the
Township's Street Trees and Boulevard Planting Policy, to the
acceptance of the Township; and
c. Signage plans being in substantial compliance with Schedule "Q.
Page 23 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of supplemental Development Permit application fees,
Development Cost Charges, and Building Permit Administration Fees;
and
b. Submission of a site specific on-site servicing and stormwater
management plan in accordance with the Subdivision and
Development Servicing Bylaw and an erosion and sediment control
plan in accordance with the Erosion and Sediment Control Bylaw, to
the acceptance of the Township.
Clerk's Note: Please note that all development prerequisites listed in
the Community Development Division report to Council of
June 11, 2012 attached to the Bylaw have been satisfactorily
addressed. The Public Hearing for the Bylaw was held on
June 25, 2012 with third reading given on July 9, 2012. In
accordance with Council policy, staff advise that the public hearing for
the Bylaw was held more than a year prior to the proposed final
reading date. Although resolution of the development prerequisite
items was on-going and the on-site rezoning sign(s) remained in
place, the Bylaw was delayed due to an extended process concerning
finalization of a Servicing Agreement for the project (due to the need
for coordination with other development proposals in the area which
were also extending servicing).
I.2_cd Taggar RZ DP.pdfAttachments:
Rezoning Application No. 100388
Development Permit Application No. 100709
(DF Architecture Inc. / 7638 - 208 Street)
Bylaw No. 5016
Report 13-108
File CD 08-24-0071
I.3
Recommendation: Recommendation that Council give final reading to "Township of
Langley Zoning Bylaw 1987 No. 2500 Amendment (DF Architecture
Inc.) 2013 Bylaw No. 5016".
Explanation - Bylaw No. 5016
Bylaw 2013 No. 5016 rezones a 0.95 ha (2.36 acre) site located at
7638 - 208 Street to Comprehensive Development Zone CD-77 to
facilitate the development of 53 townhouse units.
Page 24 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
Development Permit No. 100709
Recommendation that Council authorize issuance of Development
Permit No. 100709 (DF Architecture Inc.) in accordance with
Attachment A subject to the following conditions:
a. Building plans being in substantial compliance with Schedules "A"
through "H";
b. On-site landscaping plans being in substantial compliance with
Schedules "I" and "J", and in compliance with Subdivision and
Development Servicing Bylaw (Schedule I - Tree Protection) and the
Township's Street Trees and Boulevard Planting Policy, to the
acceptance of the Township;
c. On-site landscaping to be secured by letter of credit at Building
Permit stage; and
d. Signage plans being in substantial compliance with Schedule "H".
Although not part of the Development Permit requirements, the
applicant is advised that prior to issuance of a building permit, the
following items will need to be finalized:
a. Payment of supplemental Development Permit application fees,
Development Cost Charges, and Building Permit Administration Fees;
and
b. Submission of a site specific on-site servicing and stormwater
management plan in accordance with the Subdivision and
Development Servicing Bylaw and an erosion and sediment control
plan in accordance with the Erosion and Sediment Control Bylaw, to
the acceptance of the Township; and
c. Written confirmation from the owner and Landscape Architect or
Arborist that tree protection fencing identified in the tree management
plan is in place.
Clerk's Note: Please note that all development prerequisiites listed in
the Community Development Division report of September 30, 2013
attached to the Bylaw have been satisfactorily addressed. Please
note that the amendment to the adaptable housing requirements
(i.e. 10% of total units) made at the September 30, 2013 Council
meeting at time of consideration of first and second reading has been
secured via a restrictive covenant and incorporated into the site
design. The Public Hearing for the Bylaw was held on
October 21, 2013 with third reading given on October 28, 2013.
Development Permit No. 100709 may also be considered for
issuance by Council.
I.3_cd DF Architecture RZ and DP.pdfAttachments:
Page 25 Township of Langley Printed on 6/23/2014
June 23, 2014Township Council AGENDA
J. CORRESPONDENCE
K. ASSOCIATIONS, AGENCIES AND OTHER GOVERNMENT ITEMS
L. MAYOR’S REPORT
M. METRO VANCOUVER REPRESENTATIVES REPORT
N. ITEMS FROM PRIOR MEETINGS
O. ITEMS BROUGHT FORWARD FOR PUBLIC INFORMATION FROM SPECIAL
CLOSED MEETINGS
P. ITEMS FOR INFORMATION
Q. ITEMS HAVING PRIOR NOTICE OF MOTION
R. OTHER BUSINESS
At the June 9, 2014 Regular Evening Meeting of Council, Councillor Sparrow provided the
following Notice of Motion:
Goals and Priority SettingR.1
Recommendation: Whereas setting strategic priorities is one of the governance
body's most important function on behalf of its citizens; and
establishing priorities, goals, and objectives for the Township
every term is in the best interest of the public, staff, other levels of
government, and the members of Council;
Therefore be it resolved that Council direct staff to prepare a
policy, requiring a strategic priorities and goals setting session
within the first three (3) months of every new term, in order for the
Council to set a Council work plan, goals, and vision for the
organization. The policy shall require the strategic priorities and
goals setting session to be completed before the budget process,
as the budget must be aligned with the strategic direction of
Council.
S. ADDITIONAL DELEGATIONS
T. TERMINATE
Page 26 Township of Langley Printed on 6/23/2014