REPORT TO

MAYOR AND COUNCIL

PRESENTED: FEBRUARY 16, 2009 - REGULAR MEETING REPORT: 09-13

FROM: COMMUNITY DEVELOPMENT DIVISION FILE: 11-07-0024
SUBJECT: DEVELOPMENT PERMIT NO. 100567
(TAG CONSTRUCTION LTD.)

PROPOSAL:
Development Permit for a 322 m2 (3,472 sq. ft.) two
storey modular office building and 464.5 m2 (5,000
sq. ft.) maintenance building (future construction) for
TAG Construction Ltd. located at 21869 56 Avenue.

RECOMENDATION SUMMARY:
That Council authorize issuance of Development
Permit No. 100567, subject to eight (8) conditions.

RATIONALE:
The proposal complies with the Rural Community
Plan (and its Development Permit guidelines), and
with the sites Rural Service Industrial M-12 zoning.
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
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RECOMMENDATION(S):
That Council authorize issuance of Development Permit No. 100567 to TAG Construction Ltd.
for property located at 21869 56 Avenue, in accordance with Attachment B, subject to the
following conditions:

a. Building Plans being in compliance with Schedules “A” through “D”;

b. Landscaping plans being in substantial compliance with Schedule “E” and in compliance
with the Township’s Street Tree and Boulevard Treatment program to the acceptance of the
Manager of Parks Design and Development;
c. Landscaping to be secured by letter of credit at the building permit stage;
d. Provision of a final tree management plan incorporating tree retention, replacement and
protection details in compliance with the Township’s Tree Protection Bylaw, to the
acceptance of the Manager of Parks Design and Development;
e. Rooftop mechanical equipment to be located so that it is not visible from adjacent roads, or
alternatively screened from view by compatible architectural treatments;
f. All garbage facilities to be located within buildings or to be screened;
g. All outdoor storage areas being covered with a dust free surface; and
h. All signage being in compliance with Schedules “F“ and “G” and the Township’s Sign Bylaw.

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

i. 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 Manager of Permits and Licences;
j. Submission of an on-site servicing and site specific storm water management plan in
accordance with the Subdivision and Development Control Bylaw to the acceptance of the
General Manager of Engineering;
k. Submission of an Erosion and Sediment Control Plan in accordance with the Erosion and
Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
l. Confirmation of water and sewer capacities to the acceptance of the General Manager of
Engineering; and
m. Payment of supplemental Development Permit fees.

EXECUTIVE SUMMARY:
Development Permit No.100567 may be issued to TAG Construction Ltd. to permit development
of a 322 m2 (3,472 sq. ft.) sales office building and a 464.5 m2 (5,000 sq. ft.) maintenance
building at 21869 56 Avenue. The development complies with the existing zoning (Rural
Service Industrial Zone M-12) and, in staff’s opinion, with the Rural Commercial/Industrial
Development Permit guidelines (contained in the Rural Plan).

PURPOSE:
This report is to provide information and recommendations concerning proposed Development
Permit No. 100567 for property located at 21869 56 Avenue.
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
Page 3 . . .

SUBJECT
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
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ZONING BYLAW NO. 2500

DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
Page 5 . . .

ADDITIONAL INFORMATION:

REFERENCE:

Owner/ Applicant TAG Construction Ltd.

c/o Michael Grant
#101 – 6375 202 Street
Langley, B.C. V2Y 1N1

Agent: Bell and Giuriato

#101 –21616 52 Avenue
Langley, B.C. V2Y 1L7

Legal Description: Lot 4, SW 1/4 Section 07, Township 11, New

Westminster District Plan 40853

Location: 21869 56 Avenue

Area: 2.0 ha (4.95 acres) - Total Lot Area

1.0 ha (2.47 acres) - Portion for which Dev.
Permit is being sought

Existing Zoning: Rural Service Industrial Zone M-12

Rural Plan Designation: Rural Commercial/Industrial

Agricultural Land Reserve: Not in the ALR

E.S.A. Designation: E.S.A. #064 – Nicomekl River Headwater

Area (Rating - #3)

BACKGROUND/HISTORY:

The subject site is zoned Rural Service Industrial Zone M-12. The Rural Plan accommodates
expansion of existing industrial uses on their present sites. The subject property is not in the
Agricultural Land Reserve, however all of the lands surrounding it (including the adjacent site to
the east, Fraser Valley Auctions) are in the Agricultural Land Reserve. TAG Construction Ltd.
currently operates from the subject site and is proposing to build a two storey sales office
building 322 m2 (3,472 sq. ft.) in size and a 464.5 m2 (5,000 sq. ft.) maintenance building (future
construction).

Development in the rural area is regulated by Development Permit Guidelines (Attachment A) in

the Rural Plan. The Rural Plan was adopted by Council in 1993 under Bylaw 3250 which
designated existing industrial and commercial areas as mandatory Development Permit areas.
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
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DISCUSSION/ANALYSIS:

TAG Construction Ltd. is a road and utility construction company having its administrative office
in Langley since its inception in 1987.

In addition to providing construction services to the development industry, TAG Construction

Ltd. also provides road building and general construction services to the Township of Langley.
TAG Construction Ltd. currently employs 66 persons (six (6) administrative staff and sixty (60)
field crew members). Field crew members rarely attend the head office site. The Company
recently purchased the subject property and intends to centralize its operations by constructing
an office building and a warehouse/maintenance/storage facility (in the future) on the back most
northerly hectare. The front (or southerly) hectare is currently occupied by a tenant, Rollins
Machinery Ltd. (the previous owners). According to TAG Construction Ltd., Rollins Machinery
will continue this relationship. No other changes are proposed.

The entire 2.0 ha (4.95 acre) site is zoned M-12, however, TAG Construction Ltd. only intends
to use the rear 1.0 ha (2.475 acre) northern portion for its business and which is the subject of
this Development Permit application. The development proposal consists of a new 322 m2
(3,472 ft2) two storey sales office building and a 464.5 m2 (5,000 sq. ft.) maintenance building
(future construction) plus a portion of the development site used for access driveway, parking
and landscaping. The office building will include nine offices, a meeting room, both a handicap
and a standard bathroom, an open area for administrative staff and a service and utility closet.
In accordance with Council’s policy, a rendering, site plan, building elevations, and landscape
plan have been submitted detailing the proposed development’s form, character and siting.
Proposed Development Permit 100567 is attached as Attachment B.

Adjacent Uses:
Surrounding land uses include the following:
• North: rural residential uses and small farms (zoned RU-3) located in the ALR;
• South: 56 Avenue, beyond which are large farms (zoned RU-3) located in the ALR;
• East: rural residential uses and small farms (zoned RU-3) located in the ALR; and
• West: an existing industrial use (Fraser Valley Auctions Ltd.) (zoned Farm Auction Zone
C-11).

Development Permit:
TAG Construction’s proposed office building will be a two storey 28 ft. by 62 ft. modular Britco
Structure finished with earth tone colour accents with a lighter border at the midsection between
floors to reduce the overall visual height of the building. It will have vertical wood siding (brown
“Crown Royal” in colour with “Simply” tan accents), tan coloured vertical wood fascia and a
decorative skirting. The entrance doors will be double doors with large glass inserts and side
window features. The entrance itself will be extended with a roof overhang continuing to the
horizontal line of the mid section fascia and coloured to match. A series of 2 ft. by 6 ft. windows
will be used on the first and second floors, as well as nine (9) 5 ft. by 4 ft windows on two floors,
and combined stairs and accessible ramp on the front and access stairs on the side to the
second storey. Support posts will be trimmed with faux stone, in a complimentary colour to
match the front entrance doors. The new building will be sited to allow for required parking and
landscaping areas. A flat roof is proposed with all rooftop mechanical equipment located out of
sight or screened. The proposed building(s) will cover approximately 3.0 % of the site.
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
Page 7 . . .

Overall, staff believe that the proposed development complies with the Rural Plan’s Rural
Commercial/Industrial development permit area guidelines which include ensuring that such
development is compatible with rural settings and reducing conflicts with adjacent uses. Building
design, materials and exterior finish and landscaping is to support the creation of an attractive
industrial development compatible with the rural environment. Landscaping is required to
enhance the appearance of the development and screen buildings, parking, loading and storage
areas and garbage receptacles from abutting non-industrial uses. In accordance with the
guidelines a landscaping plan has been submitted as part of the development permit
application.

Signage:
A new free standing sign is proposed at the entrance to the site as shown in Schedule “F”. The
detail and information provided on the signage show it is intended to be simple, aesthetically
pleasing and professionally represent the company. It will utilize heavy wooden support posts
and a wooden sign, painted in matching earth tones colours. This has been chosen to match the
rural nature of the surrounding area. Landscaping will also be provided at the base of the sign.
All signage complies with the Township’s Sign Bylaw and the Rural Commercial/Industrial
Development Permit Guidelines.

Access and Parking:

The applicant is proposing to provide twelve (12) parking spaces for the development (i.e. for
administrative office staff only), in compliance with Zoning Bylaw requirements. The existing
driveway will provide access to the subject site from 56 Avenue.

Landscaping:
The intent of the landscaping concept is to provide substantial buffering from the heavy traffic
along 56 Avenue while improving security and accenting the property’s streetscape perspective.
The landscaping is comprised of a combination of flowering, deciduous and broad-leafed
evergreens to help ensure seasonal variety and significant ‘landscape structure’ year-round.
Landscape areas will include a 5 m (16.4 ft.) wide strip down the entire east property line and
continuing for a 45 m (147 ft.) length portion along the north property line. In addition a 1.2 m
(4.0 ft.) wide landscape area will be used along the front of the building together with a 46 m2
(500 sq. ft.) landscape feature area at the north east corner of the building. All trees and
landscape areas have been arranged to respect sight-lines into and out of the development in
accordance with Crime Prevention through Environmental Design (CPTED) principles.
Additional features of the landscape design include improved fencing and refined definition of
vehicle and pedestrian areas.

Landscaping includes trees (Crimson Sentry and Red maple, Katsura, and White Fir trees),
shrubs (barberry, burning bush, mountain laurel, emerald cedar, David vibumum, sword fern,
hosta ‘Blue Lady’ and dwarf fountain grass,) and ground covers (White Insideout Flower and
japanese spurge) all in compliance with the Township’s Zoning Bylaw requirements. The
landscape plan is provided as Schedule ‘E’ of the Development Permit.

Tree Protection:

According to the provisions of the Township’s Tree Protection Bylaw, the applicant is required to
plant 10 replacement trees on site. Landscape plans indicate that the applicant is proposing to
plant 22 trees on site. There are no existing significant trees on site. Final acceptance of a tree
management plan (including tree protection/replacement details) by the Manager of Parks
Design and Development is required prior to issuance of a building permit.
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
Page 8 . . .

Servicing:

The subject site is located in an area designated as Service Level 5 (Rural standard) in the
Subdivision and Development Control Bylaw. As such municipal services (other than road) do
not extend to the site. A new septic field will be installed and the building will be connected to
the existing on site water well. The applicant will be required to confirm the adequacy of each
service for the proposed use prior to issuance of a Building Permit. At Building Permit an
erosion and sediment control plan prepared in accordance with the Erosion and Sediment
Control Bylaw; and an onsite servicing and storm water management plan (to address changes
to onsite drainage) must be provided to the acceptance of the General Manager of Engineering
in accordance with the Subdivision and Development Control Bylaw.

Environmental Considerations:
The Township’s Environmentally Sensitive Areas (E.S.A.) study identifies the lands as part of
the South East Langley area. No watercourses are located on the subject site. A site-specific
storm water management plan will be required as part of the building permit application to deal
with changes to on-site drainage resulting from the building and paved areas, as well as
sediment control. This feature provides for a depression at the edge of the parking area serving
to filter run-off and help mitigate any unintentional oil and gas spills. These items and
compliance with the Township’s Tree Protection Bylaw satisfy the management guidelines
identified in the Township’s Environmentally Sensitive Areas Study.

Exterior Lighting:

Council adopted an Exterior Lighting Impact Policy in 2002 intended to address concerns
regarding off-site lighting impacts from commercial and industrial development located adjacent
to residential and rural properties. This policy applies to the subject site as it is located adjacent
to rural properties zoned Rural Zone RU-3. The applicant will be required to provide full cut-off
fixtures (i.e. shielded so that no light shines above the bottom of the light fixture) as part of the
yard lighting. An Exterior Lighting Impact Plan prepared by an electrical engineer will be
required as part of the building permit application to the acceptance of the Manager of Permits
and Licenses.

Policy Considerations:

The proposed TAG Construction Ltd. development is supported as it complies with the existing
Rural Service Industrial Zone M-12 zoning of the site. The proposal, in staff’s opinion, also
complies with the Rural Commercial/Industrial Development Permit Guidelines of the Rural Plan
(see Attachment A).
DEVELOPMENT PERMIT DP100567
(TAG CONSTRUCTION LTD.)
Page 9 . . .

Staff have notified adjacent property owners that this Development Permit application is being
considered at its next meeting, and they may attend and speak to the matter should they deem
it necessary. They have also been provided with a copy of this report. Council’s consideration of
the Development Permit request must be based on the form, character and siting of the
proposal. Staff recommends that the Development Permit be issued as attached.

Respectfully submitted,

William Ulrich
DEVELOPMENT PLANNER
for
COMMUNITY DEVELOPMENT DIVISION

WU/cm

ATTACHMENT A Rural Plan – Development Permit Guidelines

ATTACHMENT B Development Permit No. 100567 text and Schedules A through G:
SCHEDULE A Site Plan
SCHEDULE B Rendering (Office Building)
SCHEDULE C Elevations
SCHEDULE D Rendering (Maintenance Building)
SCHEDULE E Landscaping
SCHEDULE F Signage - Street
SCHEDULE G Signage - Building
ATTACHMENT A
 Attachment B

THE CORPORATION OF THE TOWNSHIP OF LANGLEY

Development Permit No. 100567

This Permit is issued this _______ day of ____________, 2008 to:

1. NAME: Tag Construction.

ADDRESS: #101– 6375–202 Street

Langley, B.C. V2Y 1N1

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

LEGAL DESCRIPTION: Lot 4, Section 7, Township 11,

New Westminster District Plan 40853

(hereinafter called the “said lands”)

CIVIC ADDRESS: 21869– 56 Avenue

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

a) Building Plans being in compliance with Schedules “A” through “D”;

b) Landscaping plans being in substantial compliance with Schedules “E” and in compliance
with the Township’s Street Tree and Boulevard Treatment program to the acceptance of
the Manager of Parks Design and Development;
c) Landscaping to be secured by letter of credit at the building permit stage;
d) Provision of a final tree management plan incorporating tree retention, replacement and
protection details in compliance with the Township’s Tree Protection Bylaw, to the
acceptance of the Manager of Parks Design and Development;
e) Rooftop mechanical equipment to be located so that it is not visible from adjacent
roads, or alternatively screened from view by compatible architectural treatments;
f) All garbage facilities to be located within buildings or to be screened;
g) All outdoor storage areas being covered with a dust free surface; and
h) All signage being in compliance with Schedule “F & G“ and the Township’s Sign Bylaw.

4. 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:

i) 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 Manager of Permits and Licences;
j) Submission of an on-site servicing and site specific stormwater management plan in
accordance with the Subdivision and Development Control Bylaw to the acceptance of
the General Manager of Engineering;
k) Submission of an Erosion and Sediment Control Plan in accordance with the Erosion
and Sediment Control Bylaw to the acceptance of the General Manager of Engineering;
 l) Confirmation of water and sewer capacities to the acceptance of the General Manager
of Engineering; and
m) Payment of supplemental Development Permit fees.

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 this
Permit 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 Development
Permit is issued. This permit shall have the force and effect of a restrictive covenant running
with the land and shall come into force on the date of an authorizing resolution passed by
Council.

It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreement (verbal or otherwise) with the developer other
than those in this Permit.

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

AUTHORIZING RESOLUTION PASSED BY COUNCIL THIS ____ DAY OF

__________, 2009.

SCHEDULE A– Site Plan

SCHEDULE B– Rendering Office Building
SCHEDULE C– Elevations
SCHEDULE D– Rendering Maintenance Building
SCHEDULE E– Landscaping
SCHEDULE F - Signage Street
SCHEDULE G - Signage Building

 
 SCHEDULE A
SITE PLAN
 
 SCHEDULE B
RENDERING OFFICE BUILDING
SCHEDULE C
ELEVATIONS
 SCHEDULE D
RENDERING MAINTENANCE BUILDING
 SCHEDULE E
LANDSCAPING
 SCHEDULE
SCHEDULEE F
LANDSCAPING
SIGNAGE STREET
 SCHEDULE G
SCHEDULE E
SIGNAGE BUILDING
LANDSCAPING